1964 W 6th St · Jacksonville, FL 32209

$100,000

3 bd · 1.0 ba · 944 sqft · SingleFamily public records · 147 Days on market

Built 1947 4,791 sqft lot Est $83k · 20% over

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +6.7/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Terrific long-term, on time paying tenant makes for a cash flowing investment opportunity! Wonderful long term tenants paying 1200 a month through June 2025. Roof. plumbing, electrical, and flooring have all been recently updated. Do not disturb tenants.

Key facts

• 4,791 sq ft lot
• Built 1947
• Listed 147 days

Tags

• RECENTLY UPDATED ROOF
• RECENTLY UPDATED PLUMBING
• RECENTLY UPDATED ELECTRICAL
• RECENTLY UPDATED FLOORING

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Sewer connected; Water connected
• Home design: Single family residence; Residential use
• Exterior features: 0.11-acre lot; Other detached structure(s)

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning units
• Interior features: Electric oven and electric range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 $1,172/mo this rent would consume 46% 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 $691 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 147 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.
• Current owner paid $10k; list at $100k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.80%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $83,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1725 Seminary St	0.23mi	3/1.0	996 (+6%)	3mo	$88,000	$88	78
1116 Fairfax St	0.41mi	3/1.0	1,000 (+6%)	2mo	$173,017	$173	69
2202 W 1st St	0.51mi	3/1.0	988 (+5%)	2mo	$56,900	$58	67
2009 Almeda St	0.49mi	3/1.0	889 (-6%)	2mo	$43,000	$48	66
2081 Baldwin St	0.59mi	3/1.0	915 (-3%)	2mo	$47,000	$51	66
2067 Woodside St	0.55mi	3/1.0	1,013 (+7%)	1mo	$34,900	$34	61
2108 Yulee St	0.56mi	3/1.0	873 (-8%)	0mo	$117,000	$134	61
1550 W 2nd St	0.70mi	3/2.0	972 (+3%)	2mo	$123,500	$127	57
1831 Broadway Ave	0.51mi	3/2.0	1,050 (+11%)	3mo	$95,000	$90	51
2009 W 17th St	0.73mi	4/1.0 (+1)	1,037 (+10%)	0mo	$60,000	$58	44
2231 Placeda St	0.56mi	2/1.0 (-1)	1,081 (+14%)	2mo	$26,000	$24	43
1783 W 10th St	0.55mi	3/2.0	1,084 (+15%)	3mo	$211,020	$195	43

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,416
• Equity at exit: $14,910

10-year hold

• IRR: 9.8%
• Equity multiple: 1.72×
• Total profit: $20,093
• Equity at exit: $8,646

Cash invested: $28,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,172 high
• Mortgage (P&I): −$524
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $299

Break-even live

Break-even rent $793

Max offer price $100,000

Occupancy floor 70%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1934 W 6th St Jacksonville, FL	3.0	1.0	948	$1,125	$1.19	23d	1	0.10mi
1721 Campus St Jacksonville, FL	3.0	2.0	909	$1,400	$1.54	23d	1	0.13mi
2011 W 5th St Jacksonville, FL	3.0	1.0	988	$1,150	$1.16	23d	1	0.13mi
1866 W 6th St Jacksonville, FL	3.0	1.0	1064	$1,120	$1.05	3d	1	0.21mi
1911 W 3rd St Jacksonville, FL	3.0	1.0	912	$1,050	$1.15	4d	1	0.22mi
2008 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	1	0.28mi
2012 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	20d	1	0.28mi
1319 Woods St Jacksonville, FL	3.0	2.0	1103	$1,221	$1.11	23d	1	0.30mi
1934 Ella St Jacksonville, FL	3.0	1.0	1045	$1,095	$1.05	20d	1	0.31mi
1776 Spires Ave Unit 2 Jacksonville, FL	2.0	1.0	800	$1,125	$1.41	4d	1	0.35mi
2004 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	1	0.37mi
2002 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	2	0.37mi
2000 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	23d	1	0.37mi
2020 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	23d	1	0.39mi
2016 McMillan St Jacksonville, FL	2.0	1.0	812	$650	$0.80	23d	1	0.39mi
2036 W 11th St Jacksonville, FL	2.0	2.5	698	$1,250	$1.79	21d	1	0.39mi
1788 W 5th St Jacksonville, FL	3.0	2.0	948	$1,295	$1.37	23d	1	0.41mi
2100 Palafox St Jacksonville, FL	2.0	1.0	750	$975	$1.30	23d	1	0.41mi
2116 McMillan St Jacksonville, FL	3.0	1.5	1120	$1,425	$1.27	21d	1	0.43mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	3d	1	0.44mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	2d	1	0.44mi
1783 W 3rd St Jacksonville, FL	3.0	1.0	816	$650	$0.80	23d	1	0.44mi
1979 Yulee St Jacksonville, FL	3.0	2.0	1050	$1,500	$1.43	23d	1	0.47mi
2154 Placeda St Jacksonville, FL	4.0	1.5	1124	$1,500	$1.33	21d	1	0.51mi
2210 Pullman Ave Jacksonville, FL	3.0	1.0	940	$1,050	$1.12	2d	1	0.51mi
1751 Broadway Ave Jacksonville, FL	2.0	1.0	1000	$1,525	$1.52	4d	1	0.53mi
1923 Fairfax St Jacksonville, FL	2.0	1.0	616	$835	$1.36	14d	1	0.53mi
1710 W 2nd St Unit A Jacksonville, FL	2.0	1.0	939	$800	$0.85	23d	1	0.56mi
2040 W 15th St Jacksonville, FL	2.0	1.0	1036	$1,050	$1.01	23d	1	0.58mi
1213 Moat St Jacksonville, FL	2.0	2.5	1022	$1,283	$1.26	17d	1	0.58mi
1640 W 4th St Unit 1 Jacksonville, FL	4.0	2.0	1119	$1,675	$1.50	19d	1	0.59mi
2169 W 14th St Jacksonville, FL	3.0	1.0	972	$1,200	$1.23	2d	1	0.60mi
1845 W 13th St Unit 1 Jacksonville, FL	2.0	1.0	800	$850	$1.06	23d	1	0.62mi
2128 Woodside St Jacksonville, FL	2.0	1.0	776	$895	$1.15	23d	1	0.63mi
2306 Fairfax St Unit 3 Jacksonville, FL	2.0	1.0	700	$650	$0.93	23d	1	0.64mi
2306 Fairfax St Unit 1 Jacksonville, FL	3.0	1.0	900	$700	$0.78	23d	1	0.65mi
1649 State St W Jacksonville, FL	2.0	1.0	540	$780	$1.44	23d	1	0.65mi
1824 W 14th St Unit 3 Jacksonville, FL	2.0	1.0	674	$775	$1.15	23d	1	0.65mi
2312 Fairfax St Jacksonville, FL	3.0	1.0	726	$650	$0.90	17d	1	0.65mi
2310 Fairfax St Jacksonville, FL	2.0	1.0	726	$600	$0.83	23d	1	0.66mi

Listing history 22 events

1. 2026-06-18
   days on market $100,000 Active 147 DOM
2. 2026-06-17
   days on market $100,000 Active 146 DOM
3. 2026-06-16
   days on market $100,000 Active 145 DOM
4. 2026-06-15
   days on market $100,000 Active 144 DOM
5. 2026-06-10
   days on market $100,000 Active 138 DOM
6. 2026-06-08
   days on market $100,000 Active 137 DOM
7. 2026-06-07
   days on market $100,000 Active 136 DOM
8. 2026-06-03
   days on market $100,000 Active 132 DOM
9. 2026-06-02
   days on market $100,000 Active 131 DOM
10. 2026-06-01
    days on market $100,000 Active 130 DOM
11. 2026-05-31
    days on market $100,000 Active 129 DOM
12. 2026-01-22
    listed $100,000 Active
13. 2025-01-03
    price $116,000 255-char remark

    Show marketing remark (255 chars)

    Terrific long-term, on time paying tenant makes for a cash flowing investment opportunity! Wonderful long term tenants paying 1200 a month through June 2025. Roof. plumbing, electrical, and flooring have all been recently updated. Do not disturb tenants.

14. 2024-10-07
    price $120,000 255-char remark

    Show marketing remark (255 chars)

    Terrific long-term, on time paying tenant makes for a cash flowing investment opportunity! Wonderful long term tenants paying 1200 a month through June 2025. Roof. plumbing, electrical, and flooring have all been recently updated. Do not disturb tenants.

15. 2024-09-20
    status Active 255-char remark

    Show marketing remark (255 chars)

    Terrific long-term, on time paying tenant makes for a cash flowing investment opportunity! Wonderful long term tenants paying 1200 a month through June 2025. Roof. plumbing, electrical, and flooring have all been recently updated. Do not disturb tenants.

16. 2024-09-16
    status Pending 255-char remark

    Show marketing remark (255 chars)

    Terrific long-term, on time paying tenant makes for a cash flowing investment opportunity! Wonderful long term tenants paying 1200 a month through June 2025. Roof. plumbing, electrical, and flooring have all been recently updated. Do not disturb tenants.

17. 2024-09-16
    historical 255-char remark

    Show marketing remark (255 chars)

    Terrific long-term, on time paying tenant makes for a cash flowing investment opportunity! Wonderful long term tenants paying 1200 a month through June 2025. Roof. plumbing, electrical, and flooring have all been recently updated. Do not disturb tenants.

18. 2024-08-27
    listed $125,000 Active 255-char remark

    Show marketing remark (255 chars)

    Terrific long-term, on time paying tenant makes for a cash flowing investment opportunity! Wonderful long term tenants paying 1200 a month through June 2025. Roof. plumbing, electrical, and flooring have all been recently updated. Do not disturb tenants.

19. 2023-06-01
    historical
20. 2023-03-30
    price $105,000
21. 2022-12-01
    listed $125,000 Active
22. 1990-09-01
    soldstatus $10,000

ⓘ 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: $729 · $61/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: +$101/yr (+$8/mo · 13.8%)

ⓘ 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 · 20 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: $14,060
• − Mortgage interest: −$5,602
• − Property taxes: −$729
• − Insurance: −$500
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$2,909
• Taxable income: $2,071
• Est. tax owed @ 24.0%: −$497
• After-tax cash flow: $3,088/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

+900.0% since first listed

11 events — show timeline

• 2026-01-22 Listed $100,000 realMLS
• 2025-01-03 Price Changed $116,000 realMLS
• 2024-10-07 Price Changed $120,000 realMLS
• 2024-09-20 Relisted — realMLS
• 2024-09-16 Pending — realMLS
• 2024-09-16 Listing Removed — realMLS
• 2024-08-27 Listed $125,000 realMLS
• 2023-06-01 Listing Removed — MARMLS
• 2023-03-30 Price Changed $105,000 MARMLS
• 2022-12-01 Listed $125,000 MARMLS
• 1990-09-01 Sold (Public Records) $10,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $729 · +55.5% YoY. Source: county tax records.