1836 Meharry Ave · Jacksonville, FL 32209

$105,000

3 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 23 Days on market

Built 1938 5,227 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• 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

INVESTOR SPECIAL! Come see the potential of this property.Lovely lot . Convenient located needs work, ready for renovations bring your tools and your offer. selling AS-IS. Fix and Flip or Buy and Hold .

Key facts

• 5,227 sq ft lot
• Garage
• Built 1938

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached garage
• Utilities: Cable available; Electricity available; Sewer available; Water available
• Home design: Single family residence; Currently used as an investment property
• Exterior features: No private pool; Lot is approximately 0.12 acres

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Central heating; Central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 $1,365/mo this rent would consume 54% 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 $726 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $22k; list at $105k implies a 377% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — 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: 1.30% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.10%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $214,508
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2004 Benedict Rd	0.20mi	3/1.0	1,215 (-8%)	3mo	$65,000	$53	75
1988 Talladega Rd	0.18mi	3/2.0	1,215 (-8%)	6mo	$195,017	$161	70
5755 Teeler Ave	0.32mi	3/2.0	1,267 (-4%)	6mo	$229,000	$181	70
5741 Castellano Ave	0.38mi	4/2.0 (+1)	1,320 (+0%)	4mo	$99,200	$75	70
2005 Benedict Rd	0.20mi	3/2.0	1,209 (-8%)	8mo	$225,000	$186	67
5906 Diamond St	0.48mi	3/2.0	1,262 (-4%)	1mo	$245,000	$194	66
1961 Spring Drive Rd	0.26mi	4/2.0 (+1)	1,223 (-7%)	4mo	$189,000	$155	64
1719 W 42nd St	0.46mi	3/2.0	1,262 (-4%)	7mo	$235,000	$186	62
1918 Spring Drive Rd	0.29mi	4/2.0 (+1)	1,427 (+8%)	10mo	$150,000	$105	55
2239 W 45th St	0.43mi	3/2.0	1,169 (-11%)	5mo	$193,020	$165	53
4139 Fairfax St	0.72mi	3/1.0	1,137 (-14%)	5mo	$107,000	$94	39
1636 W 34th St W	0.75mi	4/2.0 (+1)	1,169 (-11%)	3mo	$190,000	$163	35

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: 7.1%
• Equity multiple: 1.27×
• Total profit: $8,034
• Equity at exit: $15,656

10-year hold

• IRR: 15.4%
• Equity multiple: 2.18×
• Total profit: $34,803
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,365 high
• Mortgage (P&I): −$551
• Tax from tax record: −$65 /mo · $782/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $419

Break-even live

Break-even rent $835

Max offer price $105,000

Occupancy floor 64%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1834 Meharry Ave Jacksonville, FL	3.0	1.0	1291	$1,295	$1.00	4d	1	0.03mi
1959 W 45th St Jacksonville, FL	2.0	1.0	895	$1,245	$1.39	14d	1	0.15mi
1823 W 44th St Jacksonville, FL	3.0	2.0	1066	$1,500	$1.41	24d	1	0.25mi
2069 Talladega Rd Jacksonville, FL	4.0	2.0	1152	$1,298	$1.13	4d	1	0.27mi
5352 Dodge Rd Jacksonville, FL	3.0	2.0	1050	$1,261	$1.20	24d	1	0.30mi
1750 Rutledge Ave Jacksonville, FL	3.0	2.0	1250	$1,358	$1.09	15d	1	0.31mi
5350 Dodge Rd Jacksonville, FL	3.0	1.0	1000	$1,500	$1.50	24d	1	0.31mi
2108 Talladega Rd Jacksonville, FL	3.0	2.0	1160	$1,579	$1.36	4d	1	0.33mi
1867 W 41st St Jacksonville, FL	3.0	2.0	1218	$1,325	$1.09	17d	1	0.37mi
2151 Wilberforce Rd Jacksonville, FL	3.0	2.0	1166	$1,249	$1.07	24d	1	0.42mi
5306 Paris Ave Jacksonville, FL	3.0	1.0	944	$1,150	$1.22	24d	1	0.47mi
5816 Paris Ave Jacksonville, FL	4.0	2.0	1701	$1,599	$0.94	24d	1	0.50mi
2050 W 40th St Jacksonville, FL	3.0	1.0	1010	$1,350	$1.34	16d	1	0.52mi
2268 W 44th St Jacksonville, FL	3.0	2.0	1077	$1,440	$1.34	4d	1	0.53mi
1567 Rutledge Ave Jacksonville, FL	3.0	2.0	1050	$1,113	$1.06	24d	1	0.58mi
5903 Droad St Jacksonville, FL	3.0	1.0	1161	$1,400	$1.21	3d	1	0.69mi
5035 Campenella Dr Jacksonville, FL	3.0	1.0	875	$1,095	$1.25	24d	1	0.71mi
5531 Agra Ct Jacksonville, FL	3.0	1.0	988	$1,295	$1.31	15d	1	0.73mi
6114 Strawflower Pl Jacksonville, FL	3.0	1.0	1030	$1,200	$1.17	24d	1	0.75mi
5565 Minosa Cir E Jacksonville, FL	3.0	1.0	1227	$1,400	$1.14	4d	1	0.78mi
1863 W 29th St Jacksonville, FL	3.0	2.0	956	$1,190	$1.24	21d	1	0.83mi
5326 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,200	$1.33	24d	1	0.85mi
5217 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,250	$1.39	8d	1	0.85mi
1837 W 28th St Jacksonville, FL	3.0	2.0	1333	$1,600	$1.20	24d	1	0.88mi
1490 W 33rd St Jacksonville, FL	4.0	1.5	1150	$1,150	$1.00	24d	1	0.90mi
1587 W 30th St Jacksonville, FL	3.0	1.0	1363	$1,450	$1.06	14d	1	0.91mi
1737 W 28th St Jacksonville, FL	3.0	1.0	1105	$700	$0.63	24d	1	0.91mi
1744 W 28th St Jacksonville, FL	3.0	2.0	1556	$1,750	$1.12	24d	1	0.93mi
1830 W 27th St Jacksonville, FL	3.0	2.0	952	$1,375	$1.44	24d	1	0.95mi
5821 Begonia Rd Jacksonville, FL	3.0	2.0	1230	$1,155	$0.94	4d	1	0.96mi
1636 W 28th St Jacksonville, FL	3.0	2.0	912	$1,375	$1.51	24d	1	0.97mi
5227 Bunche Dr Jacksonville, FL	3.0	2.0	1174	$1,450	$1.24	24d	1	0.97mi
5814 Begonia Rd Unit 1 Jacksonville, FL	3.0	1.5	1500	$1,655	$1.10	24d	1	0.99mi
1348 Crestwood St Jacksonville, FL	3.0	1.0	1300	$1,100	$0.85	24d	1	0.99mi
1842 W 26th St Jacksonville, FL	3.0	2.0	933	$1,200	$1.29	24d	1	1.00mi
5428 Bunche Dr Jacksonville, FL	3.0	1.0	900	$1,600	$1.78	24d	1	1.00mi
2312 Palmdale St Jacksonville, FL	3.0	2.0	972	$1,231	$1.27	24d	1	1.02mi
1530 W 29th St Jacksonville, FL	3.0	2.0	1164	$1,385	$1.19	24d	1	1.02mi
1417 W 31st St Jacksonville, FL	3.0	1.0	880	$1,100	$1.25	2d	1	1.04mi
5838 Abelia Rd Jacksonville, FL	3.0	1.0	1135	$1,150	$1.01	24d	1	1.05mi

Listing history 20 events

1. 2026-06-18
   days on market $105,000 Active 23 DOM
2. 2026-06-17
   days on market $105,000 Active 22 DOM
3. 2026-06-16
   days on market $105,000 Active 21 DOM
4. 2026-06-15
   days on market $105,000 Active 20 DOM
5. 2026-06-13
   days on market $105,000 Active 18 DOM
6. 2026-06-13
   days on market $105,000 Active 17 DOM
7. 2026-06-10
   days on market $105,000 Active 14 DOM
8. 2026-06-08
   days on market $105,000 Active 13 DOM
9. 2026-06-07
   days on market $105,000 Active 12 DOM
10. 2026-06-05
    days on market $105,000 Active 9 DOM
11. 2026-06-03
    days on market $105,000 Active 8 DOM
12. 2026-06-02
    days on market $105,000 Active 7 DOM
13. 2026-06-01
    days on market $105,000 Active 6 DOM
14. 2026-05-31
    days on market $105,000 Active 5 DOM
15. 2026-05-26
    listed $105,000 Active
16. 2022-08-05
    price $1,175
17. 2017-08-31
    soldstatus $22,000 Sold 205-char remark

    Show marketing remark (205 chars)

    INVESTOR SPECIAL! Come see the potential of this property.Lovely lot . Convenient located needs work, ready for renovations bring your tools and your offer. selling AS-IS. Fix and Flip or Buy and Hold .

18. 2017-08-16
    status Pending 205-char remark

    Show marketing remark (205 chars)

    INVESTOR SPECIAL! Come see the potential of this property.Lovely lot . Convenient located needs work, ready for renovations bring your tools and your offer. selling AS-IS. Fix and Flip or Buy and Hold .

19. 2017-07-30
    price $29,500 205-char remark

    Show marketing remark (205 chars)

    INVESTOR SPECIAL! Come see the potential of this property.Lovely lot . Convenient located needs work, ready for renovations bring your tools and your offer. selling AS-IS. Fix and Flip or Buy and Hold .

20. 2017-07-02
    listed $30,500 Active 205-char remark

    Show marketing remark (205 chars)

    INVESTOR SPECIAL! Come see the potential of this property.Lovely lot . Convenient located needs work, ready for renovations bring your tools and your offer. selling AS-IS. Fix and Flip or Buy and Hold .

ⓘ 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: $782 · $65/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$89/yr (+$7/mo · 11.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,383
• − Mortgage interest: −$5,882
• − Property taxes: −$782
• − Insurance: −$525
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$3,055
• Taxable income: $3,518
• Est. tax owed @ 24.0%: −$844
• After-tax cash flow: $4,183/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

+244.3% since first listed

6 events — show timeline

• 2026-05-26 Listed $105,000 realMLS
• 2022-08-05 Price Changed $1,175 RENT.
• 2017-08-31 Sold (MLS) $22,000 realMLS
• 2017-08-16 Pending — realMLS
• 2017-07-30 Price Changed $29,500 realMLS
• 2017-07-02 Listed $30,500 realMLS

Property tax history

+0.4%/yr

Latest (2025): $782 · +31.2% YoY. Source: county tax records.