1856 W 28th St · Jacksonville, FL 32209

$79,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 67 Days on market

Built 1960 4,791 sqft lot Est $68k · 17% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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

Affordable 3 bedroom 1 bath concrete block home in Royal Terrace. Come and see this lovely corner lot home that is located close to shopping and interstate access. This home features a detached garage, porch and fenced yard. Affordability has never been so good and its a great time to buy. Take a look today!

Key facts

• Value-add potential
• Fenced lot
• Detached garage

Tags

• FENCED LOT
• DETACHED GARAGE
• VALUE-ADD POTENTIAL

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Has garage; Other parking features
• Utilities: Public sewer; Electricity available; Sewer available; Water available
• Home design: Single Family Residence; Entry level: 1
• Construction: Block construction; Shingle roof
• Exterior features: Workshop on the property; Lot approximately 0.11 acres

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating specified; No cooling specified
• Interior features: No built-in appliances listed
• Laundry & utility: Washer/dryer not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.9% 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: Grasp Academy (math 18% / reading 14%, grade F, #2,130 of 2,144 statewide, top 99%, 271 students, 52% FRL); Joseph Stilwell Middle School (math 31% / reading 33%, grade F, #448 of 571 statewide, top 79%, 612 students, 68% FRL); William M. Raines High School (math 14% / reading 13%, grade F, #616 of 667 statewide, top 92%, 1,217 students, 78% 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 20% at this address vs 46% district-wide (-25 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 399 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($75k) 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 $23k; list at $80k implies a 243% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.45% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.73%
• DSCR: 1.83
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $68,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 Pullman Ct	0.46mi	2/1.0 (-1)	969 (+1%)	1mo	$98,000	$101	71
1323 W 30th St	0.68mi	3/1.0	962 (+0%)	1mo	$115,000	$120	67
2117 W 41st St	0.69mi	3/1.0	960 (0%)	3mo	$19,000	$20	65
2058 W 40th St	0.59mi	3/1.0	1,010 (+5%)	1mo	$71,000	$70	63
1751 W 20th St	0.37mi	2/1.0 (-1)	880 (-8%)	2mo	$27,500	$31	62
1596 W 30th St	0.32mi	3/2.0	1,052 (+10%)	4mo	$180,017	$171	62
2050 W 40th St	0.58mi	3/1.0	1,010 (+5%)	3mo	$79,500	$79	62
2009 W 17th St	0.53mi	4/1.0 (+1)	1,037 (+8%)	0mo	$60,000	$58	57
5352 Dodge Rd	0.66mi	3/2.0	1,050 (+9%)	3mo	$75,000	$71	47
1731 W 12th St	0.74mi	2/1.0 (-1)	1,026 (+7%)	4mo	$40,000	$39	46
3424 Gladys St	0.74mi	3/1.0	1,091 (+14%)	3mo	$98,000	$90	41
1753 W 12th St	0.73mi	3/1.0	827 (-14%)	4mo	$45,000	$54	39

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: 9.2%
• Equity multiple: 1.35×
• Total profit: $7,941
• Equity at exit: $11,913

10-year hold

• IRR: 17.3%
• Equity multiple: 2.35×
• Total profit: $30,150
• Equity at exit: $6,908

Cash invested: $22,372 (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: 399
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,162 high
• Mortgage (P&I): −$419
• Tax from tax record: −$117 /mo · $1,403/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $349

Break-even live

Break-even rent $721

Max offer price $79,900

Occupancy floor 65%

Sensitivity live

Price	-10% $394	-5% $372	+0% $349	+5% $327	+10% $304
Rent	-10% $257	-5% $303	+0% $349	+5% $395	+10% $441
Rate	-1.0pp $389	-0.5pp $369	base $349	+0.5pp $328	+1.0pp $307

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1830 W 27th St Jacksonville, FL	3.0	2.0	952	$1,375	$1.44	25d	1	0.05mi
1842 W 26th St Jacksonville, FL	3.0	2.0	933	$1,200	$1.29	25d	1	0.08mi
1863 W 29th St Jacksonville, FL	3.0	2.0	956	$1,190	$1.24	22d	1	0.09mi
1737 W 28th St Jacksonville, FL	3.0	1.0	1105	$700	$0.63	25d	1	0.14mi
1839 W 30th St Jacksonville, FL	3.0	1.0	828	$1,050	$1.27	25d	1	0.14mi
1636 W 28th St Jacksonville, FL	3.0	2.0	912	$1,375	$1.51	25d	1	0.24mi
1968 W 23rd St Unit Main Jacksonville, FL	3.0	2.0	1106	$1,400	$1.27	22d	1	0.25mi
1625 W 26th St Jacksonville, FL	2.0	1.0	750	$800	$1.07	3d	1	0.27mi
1625 W 26th St Unit 2 Jacksonville, FL	2.0	1.0	750	$800	$1.07	25d	1	0.27mi
1625 W 26th St Unit 4 Jacksonville, FL	2.0	1.0	750	$900	$1.20	25d	1	0.27mi
1971 W 22nd St Jacksonville, FL	3.0	1.0	1094	$1,095	$1.00	9d	1	0.27mi
1645 W 23rd St Unit 2 Jacksonville, FL	3.0	1.0	912	$1,275	$1.40	25d	1	0.30mi
1599 W 30th St Unit B Jacksonville, FL	2.0	1.0	780	$1,150	$1.47	15d	1	0.33mi
1584 W 31st St Unit 3 Jacksonville, FL	2.0	1.0	832	$900	$1.08	25d	1	0.36mi
1556 W 28th St Jacksonville, FL	2.0	1.0	682	$875	$1.28	12d	1	0.37mi
1653 W 35th St Jacksonville, FL	2.0	1.0	800	$825	$1.03	25d	1	0.43mi
1593 W 21st St Jacksonville, FL	2.0	1.0	805	$922	$1.15	25d	1	0.44mi
1901 Pullman Ct Jacksonville, FL	2.0	1.0	969	$1,295	$1.34	9d	1	0.45mi
1551 W 33rd St #2 Jacksonville, FL	2.0	1.0	842	$795	$0.94	21d	1	0.47mi
1526 W 22nd St Jacksonville, FL	2.0	1.0	624	$900	$1.44	17d	1	0.49mi
1437 W 26th St Jacksonville, FL	2.0	1.0	644	$650	$1.01	25d	1	0.56mi
2604 McMillan St Jacksonville, FL	3.0	1.0	912	$1,100	$1.21	22d	1	0.56mi
4114 Moncrief Rd Jacksonville, FL	2.0	1.0	821	$975	$1.19	9d	1	0.57mi
4114 Moncrief Rd Unit 2 Jacksonville, FL	2.0	1.0	821	$1,050	$1.28	25d	1	0.57mi
2052 W 17th St Jacksonville, FL	2.0	1.0	652	$975	$1.50	3d	1	0.59mi
2050 W 40th St Jacksonville, FL	3.0	1.0	1010	$1,350	$1.34	17d	1	0.59mi
1417 W 31st St Jacksonville, FL	3.0	1.0	880	$1,100	$1.25	3d	1	0.62mi
1824 W 14th St Unit 3 Jacksonville, FL	2.0	1.0	674	$775	$1.15	25d	1	0.63mi
1363 W 24th St Jacksonville, FL	2.0	1.0	660	$995	$1.51	5d	1	0.64mi
5350 Dodge Rd Jacksonville, FL	3.0	1.0	1000	$1,500	$1.50	25d	1	0.65mi
2040 W 15th St Jacksonville, FL	2.0	1.0	1036	$1,050	$1.01	25d	1	0.65mi
2312 Fairfax St Jacksonville, FL	3.0	1.0	726	$650	$0.90	18d	1	0.65mi
1845 W 13th St Unit 1 Jacksonville, FL	2.0	1.0	800	$850	$1.06	25d	1	0.65mi
2310 Fairfax St Jacksonville, FL	2.0	1.0	726	$600	$0.83	25d	1	0.65mi
2306 Fairfax St Unit 1 Jacksonville, FL	3.0	1.0	900	$700	$0.78	25d	1	0.66mi
2306 Fairfax St Unit 3 Jacksonville, FL	2.0	1.0	700	$650	$0.93	25d	1	0.66mi
4813 Moncrief Rd Jacksonville, FL	2.0–3.0	1.0	755	$920	$1.22	4d	8	0.67mi
5352 Dodge Rd Jacksonville, FL	3.0	2.0	1050	$1,261	$1.20	25d	1	0.67mi
1823 W 44th St Jacksonville, FL	3.0	2.0	1066	$1,500	$1.41	25d	1	0.69mi
1803 W 44th St Unit 1803 Jacksonville, FL	2.0	1.0	750	$950	$1.27	9d	1	0.69mi

Listing history 19 events

1. 2026-06-21
   days on market $79,900 Active 67 DOM
2. 2026-06-18
   days on market $79,900 Active 64 DOM
3. 2026-06-17
   price $79,900 Active 63 DOM
4. 2026-06-17
   days on market $80,000 Active 63 DOM
5. 2026-06-16
   days on market $80,000 Active 62 DOM
6. 2026-06-15
   days on market $80,000 Active 61 DOM
7. 2026-06-13
   days on market $80,000 Active 58 DOM
8. 2026-06-10
   days on market $80,000 Active 55 DOM
9. 2026-06-08
   days on market $80,000 Active 54 DOM
10. 2026-06-07
    days on market $80,000 Active 53 DOM
11. 2026-06-05
    days on market $80,000 Active 50 DOM
12. 2026-06-03
    days on market $80,000 Active 49 DOM
13. 2026-06-02
    days on market $80,000 Active 48 DOM
14. 2026-06-01
    days on market $80,000 Active 47 DOM
15. 2026-05-31
    days on market $80,000 Active 46 DOM
16. 2026-04-15
    listed $80,000 Active
17. 2017-03-17
    soldstatus $23,300 Sold 309-char remark

    Show marketing remark (309 chars)

    Affordable 3 bedroom 1 bath concrete block home in Royal Terrace. Come and see this lovely corner lot home that is located close to shopping and interstate access. This home features a detached garage, porch and fenced yard. Affordability has never been so good and its a great time to buy. Take a look today!

18. 2017-02-28
    status Pending 309-char remark

    Show marketing remark (309 chars)

    Affordable 3 bedroom 1 bath concrete block home in Royal Terrace. Come and see this lovely corner lot home that is located close to shopping and interstate access. This home features a detached garage, porch and fenced yard. Affordability has never been so good and its a great time to buy. Take a look today!

19. 2017-02-20
    listed $19,000 Active 309-char remark

    Show marketing remark (309 chars)

    Affordable 3 bedroom 1 bath concrete block home in Royal Terrace. Come and see this lovely corner lot home that is located close to shopping and interstate access. This home features a detached garage, porch and fenced yard. Affordability has never been so good and its a great time to buy. Take a look today!

ⓘ 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: $1,403 · $117/mo
• Projected year-2 tax: $1,403 · $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 · 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: $13,950
• − Mortgage interest: −$4,476
• − Property taxes: −$1,403
• − Insurance: −$400
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$2,324
• Taxable income: $3,115
• Est. tax owed @ 24.0%: −$748
• After-tax cash flow: $3,442/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

+321.1% since first listed

4 events — show timeline

• 2026-04-15 Listed $80,000 realMLS
• 2017-03-17 Sold (MLS) $23,300 realMLS
• 2017-02-28 Pending — realMLS
• 2017-02-20 Listed $19,000 realMLS

Property tax history

+18.8%/yr

Latest (2025): $1,403 · +22.2% YoY. Source: county tax records.