1948 Montward Rd · Jacksonville, FL 32218

$115,000

2 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 44 Days on market

Built 1958 0.42 ac lot Est $180k · 36% under

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Why this score? — see what drove the B+ 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

If you're a homeowner looking to walk into instant equity or an investor searching for your next fix-and-flip or rental opportunity, this is the one. Property offers strong upside and immediate potential for returns. Located on the Northside of Jacksonville, this brick home sits in an area experiencing significant growth and ongoing development--making it an ideal opportunity to capitalize on future appreciation. The home features a highly customizable layout and is full of opportunity, ready for your vision and updates. With solid bones and endless possibilities, it's the perfect project for those looking to add value. No sight-unseen offers. No assignable contracts. Schedule your showing

Key facts

• Solid bones
• Brick home
• Customizable layout

Tags

• BRICK HOME
• CUSTOMIZABLE LAYOUT
• SOLID BONES

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Has carport (1 space); Additional parking
• Utilities: Septic tank; Electricity available; Sewer available; Water available
• Home design: Single family residence; One level; North-facing
• Construction: Brick construction; Shingle roof
• Exterior features: Chain link fencing; City street frontage; Asphalt road surface

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.
• Zoned schools: Highlands Elementary School (math 32% / reading 27%, grade F, #1,896 of 2,144 statewide, top 90%, 475 students, 78% FRL); Highlands Middle School (math 31% / reading 21%, grade F, #506 of 571 statewide, top 89%, 697 students, 73% FRL); First Coast High School (math 18% / reading 33%, grade F, #499 of 667 statewide, top 75%, 2,117 students, 49% FRL) — zoned schools average 66% FRL vs 49% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 46% district-wide (-18 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.4%/yr); 728 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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 44 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $115k implies a 721% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.38% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.42%
• DSCR: 1.64
• GRM: 6.1

CMA / ARV

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

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1948 Montward Rd	0.00mi	3/1.0 (+1)	1,170 (0%)	1mo	$112,500	$96	94
1961 Montward Preserve Way	0.09mi	3/2.0 (+1)	1,219 (+4%)	3mo	$257,000	$211	77
1614 Loyola Dr N	0.74mi	3/1.0 (+1)	1,146 (-2%)	4mo	$175,000	$153	54
1551 Mar Vic Ln	0.27mi	3/2.0 (+1)	1,304 (+12%)	9mo	$140,000	$107	52
11325 Blossom Ridge Dr	0.42mi	3/2.0 (+1)	1,328 (+14%)	2mo	$255,000	$192	48
2360 Leonid Rd	0.75mi	3/1.0 (+1)	1,231 (+5%)	7mo	$175,000	$142	46
2312 Leonid Rd	0.70mi	3/1.5 (+1)	1,132 (-3%)	15mo	$165,000	$146	43
1613 Loyola Dr N	0.73mi	3/1.0 (+1)	1,036 (-12%)	2mo	$160,000	$154	40
11265 Margarets Landing Pl	0.72mi	3/2.0 (+1)	1,292 (+10%)	0mo	$255,000	$197	40
1924 Leonid Rd	0.64mi	3/1.5 (+1)	1,322 (+13%)	7mo	$125,000	$95	36
1395 Eagle Cove Rd	0.71mi	3/2.0 (+1)	1,036 (-12%)	13mo	$220,000	$212	28
1133 Marblehead Rd	0.75mi	3/1.5 (+1)	1,314 (+12%)	12mo	$210,000	$160	27

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.04×
• Total profit: $1,436
• Equity at exit: $17,147

10-year hold

• IRR: 7.4%
• Equity multiple: 1.48×
• Total profit: $15,328
• Equity at exit: $9,943

Cash invested: $32,200 (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 32218

• Home prices YoY: -25.7%
• Rents YoY: -0.4%
• Active inventory: 728
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,582 high
• Mortgage (P&I): −$603
• Tax from tax record: −$212 /mo · $2,547/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $387

Break-even live

Break-even rent $1,093

Max offer price $115,000

Occupancy floor 71%

Sensitivity live

Price	-10% $452	-5% $419	+0% $387	+5% $354	+10% $322
Rent	-10% $262	-5% $324	+0% $387	+5% $449	+10% $512
Rate	-1.0pp $445	-0.5pp $416	base $387	+0.5pp $357	+1.0pp $327

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11029 Traci Lynn Dr Jacksonville, FL	3.0	2.0	1402	$1,550	$1.11	4d	1	0.15mi
2346 Blossom Ridge Dr N Jacksonville, FL	3.0	2.0	1334	$1,819	$1.36	11d	1	0.52mi
1601 Dunn Ave Jacksonville, FL	1.0–3.0	1.0–2.0	852	$1,282	$1.50	3d	12	0.53mi
11332 Island Shore Dr W Jacksonville, FL	3.0	1.5	1178	$1,703	$1.45	4d	1	0.54mi
2445 Dunn Ave Jacksonville, FL	1.0–3.0	1.0–2.0	850	$1,496	$1.76	2d	11	0.63mi
10964 Bacall Rd W Jacksonville, FL	3.0	1.5	1138	$1,550	$1.36	24d	1	0.69mi
1333 Dunn Ave Jacksonville, FL	2.0	1.0	576	$1,185	$2.06	2d	16	0.70mi
11211 Margarets Landing Pl Jacksonville, FL	3.0	2.0	1280	$1,826	$1.43	8d	1	0.70mi
11386 Margarets Landing Pl Jacksonville, FL	3.0	2.0	1280	$1,821	$1.42	21d	1	0.78mi
11050 Harts Rd Jacksonville, FL	3.0	2.0–2.5	1145	$1,511	$1.32	3d	10	0.78mi
12802 Haverford Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1000	$1,154	$1.15	2d	15	0.81mi
1541 Kingfisher Ln N Jacksonville, FL	3.0	2.0	1296	$1,910	$1.47	17d	1	0.83mi
950 Turtle Creek Dr S Jacksonville, FL	3.0	2.0	1460	$1,824	$1.25	24d	1	0.84mi
2462 Quail Ave Jacksonville, FL	3.0	1.5	1312	$1,397	$1.06	24d	1	0.89mi
2489 Quail Ave Jacksonville, FL	3.0	2.0	1308	$1,495	$1.14	24d	1	0.90mi
2489 Quail Ave Jacksonville, FL	3.0	2.0	1306	$1,495	$1.14	16d	1	0.90mi
2482 Quail Ave Jacksonville, FL	3.0	2.0	1224	$1,850	$1.51	17d	1	0.91mi
10561 Ashby Rd Jacksonville, FL	3.0	1.0	1034	$1,181	$1.14	24d	1	1.03mi
12154 Alexandra Dr Jacksonville, FL	3.0	2.0	1275	$1,700	$1.33	4d	1	1.08mi
11011 Harts Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1052	$1,385	$1.32	2d	23	1.08mi
745 Northpoint Cir N Jacksonville, FL	2.0	2.0	897	$1,600	$1.78	24d	1	1.11mi
1544 Biscayne Bay Dr Unit 1544 Jacksonville, FL	3.0	2.5	1424	$2,000	$1.40	13d	1	1.17mi
1033 Ake Ln Jacksonville, FL	3.0	1.0	868	$1,200	$1.38	21d	1	1.19mi
1660 Biscayne Bay Cir Jacksonville, FL	2.0	2.5	1220	$1,396	$1.14	24d	1	1.22mi
1123 Depaul Dr Jacksonville, FL	3.0	1.5	1152	$1,295	$1.12	21d	1	1.23mi
10310 Briarcliff Rd E Jacksonville, FL	3.0	2.0	1285	$1,399	$1.09	15d	1	1.29mi
10621 Monaco Dr Jacksonville, FL	1.0–2.0	1.0–1.5	975	$1,150	$1.18	24d	7	1.30mi
10535 Lem Turner Rd Jacksonville, FL	1.0–4.0	1.0–2.0	1012	$1,279	$1.26	3d	40	1.32mi
12450 Biscayne Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	932	$1,266	$1.36	24d	1	1.32mi
11931 Alexandra Dr Jacksonville, FL	3.0	2.0	1189	$1,749	$1.47	8d	1	1.34mi
3025 Armstrong St Jacksonville, FL	3.0	2.0	1120	$1,461	$1.30	20d	1	1.41mi
2978 Centerwood Dr Jacksonville, FL	3.0	2.0	1437	$1,805	$1.26	24d	1	1.50mi

Listing history 6 events

1. 2026-05-20
   status Pending
2. 2026-05-16
   price $115,000
3. 2026-04-30
   price $118,000
4. 2026-04-14
   price $129,000
5. 2026-04-06
   listed $145,000 Active
6. 1973-11-20
   soldstatus $14,000

ⓘ 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: $2,547 · $212/mo
• Projected year-2 tax: $2,547 · $212/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 3/10 Moderate
• 🌡 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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,990
• − Mortgage interest: −$6,442
• − Property taxes: −$2,547
• − Insurance: −$575
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$3,345
• Taxable income: $3,042
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $3,913/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): 72,905
• Household income: $69,638
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 2289.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 48% White 35% Hispanic / Latino 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -90.73%
• Current HPI: 262.2329
• Rent YoY: ▼ -0.40%
• 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

+721.4% since first listed

6 events — show timeline

• 2026-05-20 Pending — realMLS
• 2026-05-16 Price Changed $115,000 realMLS
• 2026-04-30 Price Changed $118,000 realMLS
• 2026-04-14 Price Changed $129,000 realMLS
• 2026-04-06 Listed $145,000 realMLS
• 1973-11-20 Sold (Public Records) $14,000 Public Records

Property tax history

+15.3%/yr

Latest (2025): $2,547 · +20.2% YoY. Source: county tax records.