1018 Frazier St · Jacksonville, FL 32209

$111,700

3 bd · 2.0 ba · 1,286 sqft · SingleFamily public records · 17 Days on market

Built 1949 3,920 sqft lot Est $167k · 33% under

---

Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.5/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this RENOVATED 3 bedroom, 2 bath home in the heart of Jacksonville. No detail has been left untouched, enjoy a move in ready home! Upgrades include: interior & exterior paint, LVP flooring throughout, and new fixtures! Enjoy an open kitchen with new cabinets, countertops, and appliances. Bathrooms has been upgraded as well, with plenty of space, new vanities, and a tub. Located on a quiet street while remaining nearby downtown! Perfect starter home or great turn-key addition to your rental portfolio. No assignable offers, end buyers only. Call for a private showing today!

Key facts

• Renovated home
• Spacious backyard
• 3,920 sq ft lot

Tags

• RENOVATED HOME
• UPDATED KITCHEN CABINETS
• STAINLESS STEEL APPLIANCES
• SPACIOUS BACKYARD
• CONVENIENT DOWNTOWN LOCATION

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Additional parking available
• Utilities: Electricity connected
• Home design: Single family residence; Used for residential purposes
• Exterior features: 0.09-acre lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $110k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.0% in Jacksonville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#50 in FL, #911 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Duval (urban): math 46% / reading 45% proficiency, ranked #48 of 73 in FL (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.8%/yr); 394 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• At $1,282/mo this rent would consume 50% of the median local household income ($31k/yr) (locally 2921% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $772 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Duval County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,024 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $167,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1350 McConihe St	0.51mi	3/2.0	1,253 (-3%)	1mo	$190,000	$152	71
1157 W 10th St	0.24mi	3/1.0	1,214 (-6%)	5mo	$157,900	$130	71
1058 W 17th St	0.28mi	3/2.0	1,182 (-8%)	3mo	$200,000	$169	71
1136 W 25th St	0.67mi	3/2.0	1,267 (-2%)	0mo	$222,000	$175	66
1327 7th St W	0.49mi	3/2.0	1,152 (-10%)	2mo	$215,017	$187	58
1318 W 5th St	0.60mi	3/1.0	1,224 (-5%)	3mo	$52,500	$43	58
1478 W 11th St	0.58mi	4/2.0 (+1)	1,360 (+6%)	2mo	$152,000	$112	57
1534 W 7th St	0.73mi	4/2.0 (+1)	1,323 (+3%)	5mo	$62,000	$47	52
1337 W 22nd St W	0.69mi	4/2.0 (+1)	1,357 (+6%)	3mo	$198,000	$146	51
1424 W 9th St	0.52mi	4/2.0 (+1)	1,462 (+14%)	3mo	$75,000	$51	46
1404 W 18th St	0.59mi	3/1.0	1,120 (-13%)	2mo	$80,000	$71	45
1447 20th St W	0.71mi	2/1.0 (-1)	1,094 (-15%)	4mo	$80,000	$73	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-8,362
• Equity at exit: $16,655

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,298
• Equity at exit: $9,658

Cash invested: $31,276 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32209

• Home prices YoY: -22.1%
• Rents YoY: 1.8%
• Active inventory: 394
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,282 high
• Mortgage (P&I): −$586
• Tax from tax record: −$205 /mo · $2,456/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $176

Break-even live

Break-even rent $1,059

Max offer price $111,700

Occupancy floor 81%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,925
• Closing costs: $3,351
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2313 Janette St Jacksonville, FL	4.0	2.0	1148	$1,349	$1.18	16d	1	0.12mi
2324 Moncrief Rd Unit 2324 Jacksonville, FL	2.0	1.0	900	$900	$1.00	24d	1	0.16mi
2904 Moncrief Rd Jacksonville, FL	3.0	1.0	952	$1,100	$1.16	24d	1	0.40mi
2817 Mars Ave Jacksonville, FL	2.0	1.0	945	$975	$1.03	21d	1	0.45mi
1454 Francis St Jacksonville, FL	3.0	2.0	1084	$1,243	$1.15	24d	1	0.50mi
1018 W 23rd St Jacksonville, FL	3.0	2.5	1161	$1,600	$1.38	24d	1	0.56mi
1185 W 22nd St Unit U Jacksonville, FL	2.0	1.0	900	$850	$0.94	8d	1	0.56mi
503 W 16th St Jacksonville, FL	4.0	1.5	1216	$1,420	$1.17	24d	1	0.56mi
1464 N Myrtle Ave Jacksonville, FL	2.0	1.0	1136	$1,400	$1.23	24d	1	0.60mi
1359 W 20th St Jacksonville, FL	2.0	1.0	901	$1,134	$1.26	17d	1	0.61mi
1410 W 20th St Jacksonville, FL	3.0	2.0	1170	$1,485	$1.27	14d	1	0.62mi
1320 Francis St Jacksonville, FL	2.0	2.0	1003	$1,095	$1.09	24d	1	0.63mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,075	$1.00	14d	1	0.64mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,095	$1.02	21d	1	0.64mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,095	$1.02	21d	1	0.64mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,075	$1.00	4d	1	0.64mi
1355 Grothe St Jacksonville, FL	4.0	1.0	1312	$1,350	$1.03	17d	1	0.64mi
522 W 21st St Jacksonville, FL	3.0	2.0	1045	$1,350	$1.29	24d	1	0.67mi
1525 W 15th St Jacksonville, FL	3.0	1.0	1100	$1,245	$1.13	24d	1	0.67mi
1619 Whitner St Jacksonville, FL	3.0	2.0	1547	$1,150	$0.74	2d	1	0.69mi
1431 W 21st St Jacksonville, FL	3.0	2.0	1199	$1,425	$1.19	15d	1	0.70mi
1537 W 7th St Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	8d	1	0.71mi
1537 7th St W Unit B Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	24d	1	0.71mi
1478 W 5th St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	24d	1	0.72mi
1478 W 5th St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	4d	1	0.72mi
1031 W 26th St Jacksonville, FL	3.0	2.0	1261	$1,445	$1.15	24d	1	0.72mi
231 W 10th St Jacksonville, FL	3.0	1.0	1200	$1,500	$1.25	24d	1	0.74mi
1173 W 27th St Jacksonville, FL	3.0	1.0	1080	$1,145	$1.06	14d	1	0.79mi
1358 Prince St Jacksonville, FL	3.0	2.5	1044	$1,350	$1.29	24d	1	0.79mi
1358 Prince St Jacksonville, FL	3.0	3.5	1044	$1,350	$1.29	21d	1	0.79mi
1201 W 27th St Jacksonville, FL	3.0	2.0	1120	$1,145	$1.02	24d	1	0.80mi
1220 W 28th St Jacksonville, FL	3.0	1.0	1122	$1,299	$1.16	24d	1	0.83mi
1149 W 28th St Jacksonville, FL	4.0	2.0	1344	$1,302	$0.97	24d	1	0.83mi
528 W 25th St Jacksonville, FL	2.0	1.0	944	$1,100	$1.17	24d	1	0.84mi
1288 W 28th St Jacksonville, FL	4.0	1.5	1449	$1,267	$0.87	14d	1	0.85mi
3902 Stuart St Jacksonville, FL	2.0	2.0	1114	$1,050	$0.94	24d	1	0.86mi
2040 N Laura St Jacksonville, FL	2.0	1.5	1300	$1,498	$1.15	24d	1	0.87mi
347 W 23rd St Jacksonville, FL	3.0	1.5	1176	$1,112	$0.95	8d	1	0.88mi
2063 N Laura St Jacksonville, FL	2.0	1.0	900	$1,250	$1.39	24d	1	0.89mi
2025 N Laura St Jacksonville, FL	2.0	1.0	1000	$1,195	$1.20	4d	1	0.89mi

Listing history 13 events

1. 2026-06-18
   days on market $111,700 Active 17 DOM
2. 2026-06-17
   days on market $111,700 Active 16 DOM
3. 2026-06-16
   days on market $111,700 Active 15 DOM
4. 2026-06-15
   days on market $111,700 Active 14 DOM
5. 2026-06-13
   days on market $111,700 Active 12 DOM
6. 2026-06-13
   days on market $111,700 Active 11 DOM
7. 2026-06-10
   days on market $111,700 Active 8 DOM
8. 2026-06-08
   days on market $111,700 Active 7 DOM
9. 2026-06-07
   days on market $111,700 Active 6 DOM
10. 2026-06-05
    days on market $111,700 Active 3 DOM
11. 2026-06-03
    days on market $111,700 Active 2 DOM
12. 2026-06-01
    remarks 327-char remark
13. 2026-06-01
    listed $111,700 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,456 · $205/mo
• Projected year-2 tax: $2,456 · $205/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,383
• − Mortgage interest: −$6,257
• − Property taxes: −$2,456
• − Insurance: −$558
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$3,249
• Taxable income: $401
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $2,013/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Duval
• NCES district ID: 1200480
• Math proficiency: 46% ▼ -11.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $48,987
• Composite: 38.97/100
• National rank: #4076
• State rank: #48 of 73 in FL

Livability — Jacksonville

• Score: 83/100
• State rank: #50
• US rank: #911

Category grades

Amenities A+ Commute A+ Cost of living A Crime C Employment C Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, FL
• County: Duval County · 1,015,274 people
• City population: 979,034
• Metro: Jacksonville, FL
• Population (ZIP): 34,657
• Household income: $30,514
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2921.0

Population outlook (Duval County) Hauer SSP2

• Today (2025): 1,013,010 people
• By 2030: 1,059,228 · +4.6%
• By 2040: 1,141,439 · +12.7%
• By 2050: 1,205,258 · +19.0%
• By 2075: 1,324,282 · +30.7%
• By 2100: 1,319,620 · +30.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (88%)
• Race & ethnicity: Black 88% White 5% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 1%

Political lean MEDSL · Duval

• 2024 margin: Toss-up / Even · D 48.7% · R 50.1% · Other 1.2%
• 2008→2024 swing: +0.4pp no change · 2008: -1.9pp · 2024: -1.5pp
• All cycles: 2024: R+1.5 2020: D+3.8 2016: R+1.5 2012: R+3.6 2008: R+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.92%
• Current HPI: 189.5977
• Rent YoY: ▲ 1.81%
• Metro: Jacksonville, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+89.3% since first listed

34 events — show timeline

• 2026-05-29 Listed $111,700 realMLS
• 2025-03-20 Sold (Public Records) $155,000 Public Records
• 2024-10-01 Listing Removed — realMLS
• 2024-09-21 Listed $125,000 realMLS
• 2024-08-02 Rental Removed $1,275 APPFOLIO
• 2024-06-04 Price Changed $1,275 APPFOLIO
• 2024-06-01 Listed for Rent $1,250 APPFOLIO
• 2024-05-29 Rental Removed $1,100 NEFLMLS
• 2024-05-22 Listed for Rent $1,100 NEFLMLS
• 2024-04-18 Sold (MLS) $92,000 realMLS
• 2024-04-13 Pending — realMLS
• 2024-04-13 Relisted — realMLS
• 2024-04-11 Listing Removed — realMLS
• 2024-04-02 Contingent — realMLS
• 2024-04-02 Relisted — realMLS
• 2024-02-29 Contingent — realMLS
• 2024-02-17 Relisted — realMLS
• 2024-02-09 Contingent — realMLS
• 2024-01-24 Relisted — realMLS
• 2024-01-14 Contingent — realMLS
• 2024-01-11 Listed $115,000 realMLS
• 2023-12-09 Relisted — realMLS
• 2023-10-10 Listing Removed — realMLS
• 2023-10-10 Listing Removed — realMLS
• 2023-10-10 Pending — realMLS
• 2023-10-04 Contingent — realMLS
• 2023-10-03 Relisted — realMLS
• 2023-09-28 Contingent — realMLS
• 2023-09-14 Relisted — realMLS
• 2023-09-06 Contingent — realMLS
• 2023-08-24 Listed $130,000 realMLS
• 2010-01-05 Listing Removed — realMLS
• 2009-11-21 Listed $19,000 realMLS
• 2002-07-17 Sold (Public Records) $59,000 Public Records

Property tax history

+19.5%/yr

Latest (2025): $2,456 · +436.8% YoY. Source: county tax records.