1672 W 2nd St · Jacksonville, FL 32209

$85,000

2 bd · 1.0 ba · 875 sqft · SingleFamily public records · 37 Days on market

Built 1937 4,791 sqft lot Est $111k · 24% 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.3/10.0
• 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

INVESTOR ALERT in Lincolnton - Detached single-family home with 2 bedrooms/1 bathroom. Corner lot & conveniently located off I-95 & just a couple minutes from downtown Jacksonville. Re-roof done as of 2021. No central HVAC - windows units currently for cooling/heating. Tenant occupied - DO NOT WALK the property please without a confirmed appointment!

Key facts

• Corner lot
• Fenced in yard
• 4,791 sq ft lot

Tags

• CORNER LOT
• FENCED IN YARD

Property features AI

Finance

• Financial info: Property currently used as investment and residential (single family)

Exterior

• Parking: Off-street parking
• Security: Smoke detector(s)
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One story; Entry level: 1
• Construction: Shingle roof; Other structures on property
• Exterior features: Front porch; Back yard fencing; Corner lot

Interior

• Kitchen: Electric oven; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window unit(s) for cooling
• Interior features: Smoke detector(s)

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$111,125) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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).
• 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 $588 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 37 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y 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 1937 — 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1937 — 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: 1.23% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.59%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $111,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1536 W 3rd St	0.16mi	2/1.0	776 (-11%)	1mo	$107,000	$138	73
1480 N Myrtle Ave N	0.52mi	2/1.0	916 (+5%)	2mo	$60,000	$66	66
1550 W 2nd St	0.14mi	3/2.0 (+1)	972 (+11%)	2mo	$123,500	$127	64
1444 Grothe St	0.37mi	3/1.0 (+1)	828 (-5%)	7mo	$75,000	$91	63
1116 Fairfax St	0.19mi	3/1.0 (+1)	1,000 (+14%)	2mo	$173,017	$173	61
1339 Hart St	0.46mi	2/2.0	818 (-6%)	4mo	$199,017	$243	60
1464 W 6th St	0.39mi	2/1.0	766 (-12%)	6mo	$98,000	$128	56
1593 W 11th St	0.66mi	2/1.0	920 (+5%)	6mo	$125,000	$136	55
1753 W 12th St	0.73mi	3/1.0 (+1)	827 (-6%)	4mo	$45,000	$54	48
1519 8th St W	0.52mi	3/1.0 (+1)	996 (+14%)	0mo	$20,000	$20	48
2002 Baldwin St	0.67mi	2/1.0	780 (-11%)	6mo	$87,500	$112	46
1725 Seminary St	0.53mi	3/1.0 (+1)	996 (+14%)	3mo	$88,000	$88	45

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-349
• Equity at exit: $12,674

10-year hold

• IRR: 8.0%
• Equity multiple: 1.57×
• Total profit: $13,671
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,049 high
• Mortgage (P&I): −$446
• Tax from tax record: −$117 /mo · $1,408/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $230

Break-even live

Break-even rent $758

Max offer price $85,000

Occupancy floor 73%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 W 2nd St Unit A Jacksonville, FL	2.0	1.0	939	$800	$0.85	23d	1	0.05mi
1649 State St W Jacksonville, FL	2.0	1.0	540	$780	$1.44	23d	1	0.11mi
1783 W 3rd St Jacksonville, FL	3.0	1.0	816	$650	$0.80	23d	1	0.17mi
1651 Union St W Jacksonville, FL	2.0	1.0	675	$900	$1.33	23d	1	0.18mi
1657 Union St W Unit 1 Jacksonville, FL	2.0	1.0	700	$1,050	$1.50	1d	1	0.18mi
1539 Union St W Jacksonville, FL	3.0	1.5	1000	$1,144	$1.14	13d	1	0.18mi
844 Tyler St Unit 1 Jacksonville, FL	2.0	1.0	800	$900	$1.12	7d	1	0.20mi
1788 W 5th St Jacksonville, FL	3.0	2.0	948	$1,295	$1.37	23d	1	0.25mi
1729 Logan St W Unit 3 Jacksonville, FL	2.0	1.0	694	$850	$1.22	23d	1	0.25mi
1751 Broadway Ave Jacksonville, FL	2.0	1.0	1000	$1,525	$1.52	4d	1	0.27mi
1448 Union St W Jacksonville, FL	3.0	1.0	958	$1,200	$1.25	23d	1	0.28mi
1534 Morgan St Unit 1-4 Jacksonville, FL	3.0	1.0	694	$999	$1.44	23d	1	0.29mi
1319 Woods St Jacksonville, FL	3.0	2.0	1103	$1,221	$1.11	23d	1	0.31mi
1437 Prince St Unit 1437 Jacksonville, FL	2.0	1.0	700	$1,120	$1.60	23d	1	0.33mi
1425 Morgan St Jacksonville, FL	2.0	1.0	850	$650	$0.76	3d	1	0.36mi
1478 W 5th St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	23d	1	0.36mi
1478 W 5th St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	4d	1	0.36mi
1460 W 5th St Jacksonville, FL	2.0	1.0	675	$875	$1.30	12d	1	0.39mi
1460 W 5th St Unit 1 Jacksonville, FL	2.0	1.0	700	$850	$1.21	12d	1	0.39mi
1376 Prince St Jacksonville, FL	2.0	1.0	800	$1,050	$1.31	7d	1	0.39mi
1911 W 3rd St Jacksonville, FL	3.0	1.0	912	$1,050	$1.15	4d	1	0.40mi
1358 Prince St Jacksonville, FL	3.0	2.5	1044	$1,350	$1.29	23d	1	0.41mi
1358 Prince St Jacksonville, FL	3.0	3.5	1044	$1,350	$1.29	21d	1	0.41mi
1866 W 6th St Jacksonville, FL	3.0	1.0	1064	$1,120	$1.05	4d	1	0.41mi
1537 7th St W Unit B Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	23d	1	0.44mi
1537 W 7th St Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	7d	1	0.45mi
1570 Mc Conihe St Unit B Jacksonville, FL	2.0	1.0	714	$875	$1.23	23d	1	0.45mi
1934 W 6th St Jacksonville, FL	3.0	1.0	948	$1,125	$1.19	23d	1	0.51mi
1538 Ella St Unit 1 Jacksonville, FL	2.0	1.0	700	$1,100	$1.57	23d	1	0.55mi
1230 W 3rd St Jacksonville, FL	2.0	1.0	750	$950	$1.27	23d	3	0.58mi
1776 Spires Ave Unit 2 Jacksonville, FL	2.0	1.0	800	$1,125	$1.41	4d	1	0.59mi
1979 Yulee St Jacksonville, FL	3.0	2.0	1050	$1,500	$1.43	23d	1	0.60mi
1666 Myrtle Ave N Unit 1666 Jacksonville, FL	2.0	1.0	700	$925	$1.32	23d	1	0.62mi
1934 Ella St Jacksonville, FL	3.0	1.0	1045	$1,095	$1.05	20d	1	0.62mi
1923 Fairfax St Jacksonville, FL	2.0	1.0	616	$835	$1.36	14d	1	0.63mi
1235 W 5th St Jacksonville, FL	2.0	1.0	600	$895	$1.49	23d	1	0.64mi
926 Eaverson St Unit 745-3 Jacksonville, FL	2.0	1.0	676	$800	$1.18	23d	1	0.68mi
1721 Campus St Jacksonville, FL	3.0	2.0	909	$1,400	$1.54	23d	1	0.68mi
2011 W 5th St Jacksonville, FL	3.0	1.0	988	$1,150	$1.16	23d	1	0.68mi
2008 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	1	0.77mi

Listing history 40 events

1. 2026-06-18
   days on market $85,000 Active 37 DOM
2. 2026-06-17
   days on market $85,000 Active 36 DOM
3. 2026-06-16
   days on market $85,000 Active 35 DOM
4. 2026-06-15
   days on market $85,000 Active 34 DOM
5. 2026-06-13
   days on market $85,000 Active 31 DOM
6. 2026-06-10
   days on market $85,000 Active 28 DOM
7. 2026-06-08
   days on market $85,000 Active 27 DOM
8. 2026-06-07
   days on market $85,000 Active 26 DOM
9. 2026-06-05
   days on market $85,000 Active 23 DOM
10. 2026-06-03
    days on market $85,000 Active 22 DOM
11. 2026-06-02
    days on market $85,000 Active 21 DOM
12. 2026-06-01
    days on market $85,000 Active 20 DOM
13. 2026-05-31
    days on market $85,000 Active 19 DOM
14. 2026-05-12
    listed $85,000 Active
15. 2026-03-03
    historical $925
16. 2026-02-01
    listed $925
17. 2026-01-21
    historical $750
18. 2026-01-15
    price $750
19. 2026-01-12
    listed $795
20. 2026-01-11
    historical $795
21. 2025-11-22
    listed $795
22. 2025-11-22
    historical $795
23. 2025-11-14
    price $795
24. 2025-11-01
    listed $950
25. 2025-11-01
    historical $950
26. 2025-09-03
    listed $950
27. 2025-06-10
    soldstatus $301,300
28. 2024-06-04
    soldstatus $550,000
29. 2024-02-29
    historical $936
30. 2024-02-15
    historical 360-char remark

    Show marketing remark (360 chars)

    INVESTOR ALERT in Lincolnton - Detached single-family home with 2 bedrooms/1 bathroom. Corner lot & conveniently located off I-95 & just a couple minutes from downtown Jacksonville. Re-roof done as of 2021. No central HVAC - windows units currently for cooling/heating. Tenant occupied - DO NOT WALK the property please without a confirmed appointment!

31. 2024-02-15
    listed $936

    Show marketing remark (360 chars)

    INVESTOR ALERT in Lincolnton - Detached single-family home with 2 bedrooms/1 bathroom. Corner lot & conveniently located off I-95 & just a couple minutes from downtown Jacksonville. Re-roof done as of 2021. No central HVAC - windows units currently for cooling/heating. Tenant occupied - DO NOT WALK the property please without a confirmed appointment!

32. 2023-12-21
    listed $90,000 Active 360-char remark

    Show marketing remark (360 chars)

    INVESTOR ALERT in Lincolnton - Detached single-family home with 2 bedrooms/1 bathroom. Corner lot & conveniently located off I-95 & just a couple minutes from downtown Jacksonville. Re-roof done as of 2021. No central HVAC - windows units currently for cooling/heating. Tenant occupied - DO NOT WALK the property please without a confirmed appointment!

33. 2021-01-15
    soldstatus $54,000
34. 2020-12-30
    soldstatus $24,000 Sold 399-char remark

    Show marketing remark (399 chars)

    Great opportunity for investment. Title is clear. Submit your offer today, won't last! Seller has other properties listed that could be combined for a bulk purchase. DISCLAIMER: Seller has never occupied, used, viewed, or visited these properties and makes no representations. There may be compliance / unsafe / condemned cases, etc., that purchaser must answer to. Buyer to do own due diligence.

35. 2020-11-26
    status Pending 399-char remark

    Show marketing remark (399 chars)

    Great opportunity for investment. Title is clear. Submit your offer today, won't last! Seller has other properties listed that could be combined for a bulk purchase. DISCLAIMER: Seller has never occupied, used, viewed, or visited these properties and makes no representations. There may be compliance / unsafe / condemned cases, etc., that purchaser must answer to. Buyer to do own due diligence.

36. 2020-11-19
    price $30,926 399-char remark

    Show marketing remark (399 chars)

    Great opportunity for investment. Title is clear. Submit your offer today, won't last! Seller has other properties listed that could be combined for a bulk purchase. DISCLAIMER: Seller has never occupied, used, viewed, or visited these properties and makes no representations. There may be compliance / unsafe / condemned cases, etc., that purchaser must answer to. Buyer to do own due diligence.

37. 2020-10-30
    listed $32,900 Active 399-char remark

    Show marketing remark (399 chars)

    Great opportunity for investment. Title is clear. Submit your offer today, won't last! Seller has other properties listed that could be combined for a bulk purchase. DISCLAIMER: Seller has never occupied, used, viewed, or visited these properties and makes no representations. There may be compliance / unsafe / condemned cases, etc., that purchaser must answer to. Buyer to do own due diligence.

38. 2006-08-17
    historical
39. 2006-08-16
    soldstatus $35,000
40. 2006-06-13
    listed $37,000

ⓘ 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: $1,408 · $117/mo
• Projected year-2 tax: $1,408 · $117/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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,584
• − Mortgage interest: −$4,761
• − Property taxes: −$1,408
• − Insurance: −$425
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$2,473
• Taxable income: $1,503
• Est. tax owed @ 24.0%: −$361
• After-tax cash flow: $2,398/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

+129.7% since first listed

27 events — show timeline

• 2026-05-12 Listed $85,000 realMLS
• 2026-03-03 Rental Removed $925 BUILDIUM
• 2026-02-01 Listed for Rent $925 BUILDIUM
• 2026-01-21 Rental Removed $750 TENANTTURNER2
• 2026-01-15 Price Changed $750 TENANTTURNER2
• 2026-01-12 Listed for Rent $795 TENANTTURNER2
• 2026-01-11 Rental Removed $795 BUILDIUM
• 2025-11-22 Listed for Rent $795 BUILDIUM
• 2025-11-22 Rental Removed $795 BUILDIUM
• 2025-11-14 Price Changed $795 BUILDIUM
• 2025-11-01 Listed for Rent $950 BUILDIUM
• 2025-11-01 Rental Removed $950 TENANTTURNER2
• 2025-09-03 Listed for Rent $950 TENANTTURNER2
• 2025-06-10 Sold (Public Records) $301,300 Public Records
• 2024-06-04 Sold (Public Records) $550,000 Public Records
• 2024-02-29 Rental Removed $936 BUILDIUM
• 2024-02-15 Listing Removed — realMLS
• 2024-02-15 Listed for Rent $936 BUILDIUM
• 2023-12-21 Listed $90,000 realMLS
• 2021-01-15 Sold (Public Records) $54,000 Public Records
• 2020-12-30 Sold (MLS) $24,000 realMLS
• 2020-11-26 Pending — realMLS
• 2020-11-19 Price Changed $30,926 realMLS
• 2020-10-30 Listed $32,900 realMLS
• 2006-08-17 Listing Removed — realMLS
• 2006-08-16 Sold (MLS) $35,000 realMLS
• 2006-06-13 Listed $37,000 realMLS

Property tax history

+8.7%/yr

Latest (2025): $1,408 · +48.3% YoY. Source: county tax records.