919 W 28th St · Jacksonville, FL 32209

$91,000

2 bd · 1.0 ba · 872 sqft · SingleFamily public records · 34 Days on market

Built 1926 5,227 sqft lot Est $75k · 21% 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 +24.9/30.0
• DSCR +8.1/10.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your investors! Already rented with a great tenant paying $850/month. Don't miss your opportunity for this great investment home to add to your portfolio. Beautiful wood flooring throughout main living space and carpet in bedrooms. Spacious bedrooms, open front porch. Call to set up your showing today and ask about our other investment properties available.

Key facts

• Fenced yard
• Remodeled inside
• 5,227 sq ft lot

Tags

• FENCED YARD
• REMODELED INSIDE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $91k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $91k).
• Recommended offer: $88k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 22d 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).
• This rent runs 41% of the median local income ($31k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $629 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 34 days — a 3% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $88,270 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1926 — 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: 1.15% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $74,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
916 W 28th St	0.02mi	2/1.0	791 (-9%)	3mo	$40,000	$51	81
1076 W 32nd St	0.25mi	2/1.0	825 (-5%)	2mo	$48,000	$58	78
1004 W 26th St	0.15mi	3/1.0 (+1)	936 (+7%)	2mo	$102,500	$110	75
2727 N N Davis Rd St	0.51mi	3/1.0 (+1)	904 (+4%)	1mo	$78,000	$86	64
1204 W 29th St	0.35mi	3/1.0 (+1)	960 (+10%)	2mo	$50,000	$52	60
2715 Myrtle Ave N	0.70mi	2/1.0	900 (+3%)	3mo	$98,000	$109	60
2829 Jupiter Ave	0.48mi	2/1.0	780 (-11%)	4mo	$91,500	$117	57
1149 W 20th St	0.46mi	2/1.0	768 (-12%)	4mo	$60,000	$78	55
1279 W 20th St	0.59mi	2/1.0	962 (+10%)	2mo	$87,500	$91	54
2830 Saturn Ave	0.49mi	3/1.0 (+1)	960 (+10%)	2mo	$72,000	$75	54
1323 W 30th St	0.54mi	3/1.0 (+1)	962 (+10%)	1mo	$115,000	$120	52
641 Long Branch Blvd	0.53mi	2/1.0	744 (-15%)	2mo	$10,000	$13	49

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-3,448
• Equity at exit: $13,568

10-year hold

• IRR: 4.6%
• Equity multiple: 1.32×
• Total profit: $8,224
• Equity at exit: $7,868

Cash invested: $25,480 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,047 high
• Mortgage (P&I): −$477
• Tax from tax record: −$116 /mo · $1,386/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $197

Break-even live

Break-even rent $798

Max offer price $91,000

Occupancy floor 76%

Sensitivity live

Price	-10% $248	-5% $222	+0% $197	+5% $171	+10% $145
Rent	-10% $114	-5% $155	+0% $197	+5% $238	+10% $279
Rate	-1.0pp $242	-0.5pp $220	base $197	+0.5pp $173	+1.0pp $149

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: $22,750
• Closing costs: $2,730
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 W 30th St Jacksonville, FL	2.0	1.0	672	$1,200	$1.79	18d	1	0.09mi
849 W 30th St Apt 3 Jacksonville, FL	2.0	1.0	750	$965	$1.29	24d	1	0.11mi
916 W 25th St Jacksonville, FL	2.0	1.0	816	$1,025	$1.26	18d	1	0.17mi
3902 Stuart St Jacksonville, FL	2.0	2.0	1114	$1,050	$0.94	24d	1	0.18mi
3416 N Lee St Unit 1 Jacksonville, FL	2.0	1.0	680	$995	$1.46	24d	1	0.20mi
1104 W 29th St Unit 1104 Jacksonville, FL	2.0	1.0	624	$850	$1.36	24d	1	0.20mi
1124 W 25th St #4 Jacksonville, FL	2.0	1.0	676	$1,000	$1.48	24d	1	0.29mi
1145 W 25th St Unit 1 Jacksonville, FL	2.0	1.0	676	$775	$1.15	18d	1	0.29mi
1173 W 27th St Jacksonville, FL	3.0	1.0	1080	$1,145	$1.06	14d	1	0.29mi
1104 W 24th St Jacksonville, FL	2.0	1.0	786	$600	$0.76	18d	1	0.30mi
1196 W 30th St Jacksonville, FL	2.0	1.0	875	$880	$1.01	18d	1	0.33mi
1204 W 29th St Jacksonville, FL	1.0	3.0	960	$1,295	$1.35	15d	1	0.34mi
1201 W 27th St Jacksonville, FL	3.0	2.0	1120	$1,145	$1.02	24d	1	0.34mi
1220 W 28th St Jacksonville, FL	3.0	1.0	1122	$1,299	$1.16	24d	1	0.37mi
3914 Springfield Blvd Jacksonville, FL	2.0	1.0	858	$1,050	$1.22	24d	1	0.38mi
3914 Springfield Blvd Jacksonville, FL	2.0	1.0	858	$1,050	$1.22	5d	1	0.38mi
666 Basswood St Jacksonville, FL	3.0	1.0	1002	$1,400	$1.40	24d	1	0.40mi
528 W 25th St Jacksonville, FL	2.0	1.0	944	$1,100	$1.17	24d	1	0.42mi
1185 W 22nd St Unit U Jacksonville, FL	2.0	1.0	900	$850	$0.94	8d	1	0.42mi
539 W 23rd St #3 Jacksonville, FL	1.0	1.0	795	$775	$0.97	24d	1	0.43mi
519 W 23rd St Jacksonville, FL	1.0	1.0	624	$775	$1.24	24d	1	0.46mi
2811 Venus St Jacksonville, FL	2.0	1.0	830	$1,087	$1.31	5d	1	0.49mi
2817 Mars Ave Jacksonville, FL	2.0	1.0	945	$975	$1.03	22d	1	0.49mi
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	14d	1	0.49mi
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	22d	1	0.49mi
522 W 21st St Jacksonville, FL	3.0	2.0	1045	$1,350	$1.29	24d	1	0.51mi
1316 W 31st St Jacksonville, FL	2.0	1.0	906	$998	$1.10	24d	1	0.52mi
4721 E Castlewood Dr Jacksonville, FL	3.0	1.0	1008	$1,250	$1.24	24d	1	0.53mi
3933 Boulevard #2 Jacksonville, FL	2.0	1.0	684	$748	$1.09	8d	1	0.53mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,095	$1.02	22d	1	0.57mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,075	$1.00	14d	1	0.57mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,075	$1.00	4d	1	0.57mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,095	$1.02	22d	1	0.57mi
2904 Moncrief Rd Jacksonville, FL	3.0	1.0	952	$1,100	$1.16	24d	1	0.57mi
3730 Lehigh St Unit 3730 Jacksonville, FL	2.0	1.0	850	$900	$1.06	15d	1	0.57mi
3732 Lehigh St Jacksonville, FL	2.0	1.0	850	$900	$1.06	15d	1	0.57mi
610 W 18th St Unit 2 Jacksonville, FL	2.0	1.0	750	$825	$1.10	3d	1	0.58mi
610 W 18th St Unit 1 Jacksonville, FL	2.0	1.0	750	$825	$1.10	24d	1	0.58mi
1363 W 24th St Jacksonville, FL	2.0	1.0	660	$995	$1.51	5d	1	0.61mi
1417 W 31st St Jacksonville, FL	3.0	1.0	880	$1,100	$1.25	2d	1	0.61mi

Listing history 27 events

1. 2026-04-08
   status Pending
2. 2026-03-05
   price $91,000
3. 2026-03-04
   listed $97,000 Active
4. 2023-03-28
   soldstatus $97,200
5. 2021-01-20
   soldstatus $73,000
6. 2020-12-21
   soldstatus $50,000 Sold 369-char remark

   Show marketing remark (369 chars)

   Bring your investors! Already rented with a great tenant paying $850/month. Don't miss your opportunity for this great investment home to add to your portfolio. Beautiful wood flooring throughout main living space and carpet in bedrooms. Spacious bedrooms, open front porch. Call to set up your showing today and ask about our other investment properties available.

7. 2020-12-18
   status Pending 369-char remark

   Show marketing remark (369 chars)

   Bring your investors! Already rented with a great tenant paying $850/month. Don't miss your opportunity for this great investment home to add to your portfolio. Beautiful wood flooring throughout main living space and carpet in bedrooms. Spacious bedrooms, open front porch. Call to set up your showing today and ask about our other investment properties available.

8. 2020-12-03
   historical Active - Contingent 369-char remark

   Show marketing remark (369 chars)

   Bring your investors! Already rented with a great tenant paying $850/month. Don't miss your opportunity for this great investment home to add to your portfolio. Beautiful wood flooring throughout main living space and carpet in bedrooms. Spacious bedrooms, open front porch. Call to set up your showing today and ask about our other investment properties available.

9. 2020-10-28
   price $67,000 369-char remark

   Show marketing remark (369 chars)

   Bring your investors! Already rented with a great tenant paying $850/month. Don't miss your opportunity for this great investment home to add to your portfolio. Beautiful wood flooring throughout main living space and carpet in bedrooms. Spacious bedrooms, open front porch. Call to set up your showing today and ask about our other investment properties available.

10. 2020-10-07
    status Active 369-char remark

    Show marketing remark (369 chars)

    Bring your investors! Already rented with a great tenant paying $850/month. Don't miss your opportunity for this great investment home to add to your portfolio. Beautiful wood flooring throughout main living space and carpet in bedrooms. Spacious bedrooms, open front porch. Call to set up your showing today and ask about our other investment properties available.

11. 2020-09-29
    historical Active - Contingent 369-char remark

    Show marketing remark (369 chars)

    Bring your investors! Already rented with a great tenant paying $850/month. Don't miss your opportunity for this great investment home to add to your portfolio. Beautiful wood flooring throughout main living space and carpet in bedrooms. Spacious bedrooms, open front porch. Call to set up your showing today and ask about our other investment properties available.

12. 2020-09-25
    price $69,000 369-char remark

    Show marketing remark (369 chars)

    Bring your investors! Already rented with a great tenant paying $850/month. Don't miss your opportunity for this great investment home to add to your portfolio. Beautiful wood flooring throughout main living space and carpet in bedrooms. Spacious bedrooms, open front porch. Call to set up your showing today and ask about our other investment properties available.

13. 2020-09-18
    listed $75,000 Active 369-char remark

    Show marketing remark (369 chars)

    Bring your investors! Already rented with a great tenant paying $850/month. Don't miss your opportunity for this great investment home to add to your portfolio. Beautiful wood flooring throughout main living space and carpet in bedrooms. Spacious bedrooms, open front porch. Call to set up your showing today and ask about our other investment properties available.

14. 2020-07-03
    soldstatus $35,000 Sold 97-char remark

    Show marketing remark (97 chars)

    Investment opportunity for buy & hold! Being sold AS-IS, buyer to complete own due diligence.

15. 2020-06-23
    status Pending 97-char remark

    Show marketing remark (97 chars)

    Investment opportunity for buy & hold! Being sold AS-IS, buyer to complete own due diligence.

16. 2020-06-23
    status Active 97-char remark

    Show marketing remark (97 chars)

    Investment opportunity for buy & hold! Being sold AS-IS, buyer to complete own due diligence.

17. 2020-06-20
    historical Active - Contingent 97-char remark

    Show marketing remark (97 chars)

    Investment opportunity for buy & hold! Being sold AS-IS, buyer to complete own due diligence.

18. 2020-06-18
    listed $38,000 Active 97-char remark

    Show marketing remark (97 chars)

    Investment opportunity for buy & hold! Being sold AS-IS, buyer to complete own due diligence.

19. 2017-06-08
    soldstatus $24,500 Sold
20. 2017-05-11
    status Pending
21. 2017-04-28
    price $28,900
22. 2017-04-19
    listed $29,900 Active
23. 2012-08-24
    historical
24. 2012-05-21
    listed $11,000
25. 2004-07-29
    soldstatus $73,100
26. 2004-03-12
    soldstatus $22,900
27. 2003-10-22
    listed $29,900

ⓘ 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: $1,386 · $116/mo
• Projected year-2 tax: $1,386 · $116/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 · 20 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: $12,566
• − Mortgage interest: −$5,097
• − Property taxes: −$1,386
• − Insurance: −$455
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$2,647
• Taxable income: $969
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $2,126/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

+204.3% since first listed

27 events — show timeline

• 2026-04-08 Pending — realMLS
• 2026-03-05 Price Changed $91,000 realMLS
• 2026-03-04 Listed $97,000 realMLS
• 2023-03-28 Sold (Public Records) $97,200 Public Records
• 2021-01-20 Sold (Public Records) $73,000 Public Records
• 2020-12-21 Sold (MLS) $50,000 realMLS
• 2020-12-18 Pending — realMLS
• 2020-12-03 Contingent — realMLS
• 2020-10-28 Price Changed $67,000 realMLS
• 2020-10-07 Relisted — realMLS
• 2020-09-29 Contingent — realMLS
• 2020-09-25 Price Changed $69,000 realMLS
• 2020-09-18 Listed $75,000 realMLS
• 2020-07-03 Sold (MLS) $35,000 realMLS
• 2020-06-23 Pending — realMLS
• 2020-06-23 Relisted — realMLS
• 2020-06-20 Contingent — realMLS
• 2020-06-18 Listed $38,000 realMLS
• 2017-06-08 Sold (MLS) $24,500 realMLS
• 2017-05-11 Pending — realMLS
• 2017-04-28 Price Changed $28,900 realMLS
• 2017-04-19 Listed $29,900 realMLS
• 2012-08-24 Listing Removed — realMLS
• 2012-05-21 Listed $11,000 realMLS
• 2004-07-29 Sold (Public Records) $73,100 Public Records
• 2004-03-12 Sold (MLS) $22,900 realMLS
• 2003-10-22 Listed $29,900 realMLS

Property tax history

+8.0%/yr

Latest (2025): $1,386 · +18.8% YoY. Source: county tax records.