2058 W 18th St · Jacksonville, FL 32209

$100,000

2 bd · 1.0 ba · 844 sqft · SingleFamily public records · 334 Days on market

Built 1950 4,791 sqft lot Est $70k · 43% over

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Why this score? — see what drove the D+ 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 +22.7/30.0
• DSCR +7.3/10.0
• 1% rule +5.6/10.0
• 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

Cute 2/1 with fenced yard. Great investment property. Must see to appreciate.

Key facts

• Public pools
• Parks
• 4,791 sq ft lot

Tags

• FENCE IN FRONT AND BACKYARD
• CLOSE PROXIMITY TO MLK PARKWAY
• MULTIPLE SPORTS FIELDS
• PARKS
• PUBLIC POOLS

Property features AI

Finance

• Other: Lot size approximately 0.11 acres
• HOA & community: Not a senior community

Exterior

• Parking: Detached 1-car garage
• Utilities: Public sewer; Electricity available; Sewer available; Water available
• Home design: Single-family residence; One story
• Exterior features: No private pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Ice maker
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fan(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Susie E. Tolbert Elementary School (math 34% / reading 21%, grade F, #1,962 of 2,144 statewide, top 92%, 248 students, 89% FRL); Lake Shore Middle School (math 25% / reading 22%, grade F, #536 of 571 statewide, top 95%, 972 students, 75% 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 81% FRL vs 49% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 46% district-wide (-24 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); 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 334 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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 $8k; list at $100k implies a 1076% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 334 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $70,052
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2031 Danson St	0.34mi	2/1.0	864 (+2%)	6mo	$72,000	$83	75
1751 W 20th St	0.47mi	2/1.0	880 (+4%)	2mo	$27,500	$31	70
2208 W 17th St	0.24mi	3/1.0 (+1)	924 (+10%)	4mo	$80,000	$87	65
1753 W 12th St	0.54mi	3/1.0 (+1)	827 (-2%)	4mo	$45,000	$54	63
2009 Almeda St	0.48mi	3/1.0 (+1)	889 (+5%)	2mo	$43,000	$48	62
1901 Pullman Ct	0.32mi	2/1.0	969 (+15%)	0mo	$98,000	$101	60
2133 W 15th St W	0.16mi	3/1.0 (+1)	960 (+14%)	5mo	$60,000	$63	60
2173 W 14th St	0.25mi	3/1.5 (+1)	936 (+11%)	4mo	$111,500	$119	60
3139 Marland St	0.66mi	3/1.0 (+1)	854 (+1%)	5mo	$141,900	$166	58
1717 W 29th St	0.73mi	2/1.0	802 (-5%)	4mo	$42,000	$52	54
3430 Gladys St	0.52mi	3/1.0 (+1)	923 (+9%)	5mo	$62,500	$68	51
3838 Penton St	0.68mi	3/1.0 (+1)	950 (+13%)	1mo	$110,000	$116	41

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: -6.4%
• Equity multiple: 0.77×
• Total profit: $-6,557
• Equity at exit: $14,910

10-year hold

• IRR: 1.8%
• Equity multiple: 1.12×
• Total profit: $3,304
• Equity at exit: $8,646

Cash invested: $28,000 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,060 high
• Mortgage (P&I): −$524
• Tax from tax record: −$100 /mo · $1,201/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $171

Break-even live

Break-even rent $843

Max offer price $100,000

Occupancy floor 79%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2052 W 17th St Jacksonville, FL	2.0	1.0	652	$975	$1.50	1d	1	0.02mi
2604 McMillan St Jacksonville, FL	3.0	1.0	912	$1,100	$1.21	21d	1	0.08mi
2040 W 15th St Jacksonville, FL	2.0	1.0	1036	$1,050	$1.01	23d	1	0.11mi
2169 W 14th St Jacksonville, FL	3.0	1.0	972	$1,200	$1.23	2d	1	0.24mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	4d	1	0.26mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	3d	1	0.26mi
2116 McMillan St Jacksonville, FL	3.0	1.5	1120	$1,425	$1.27	21d	1	0.27mi
2100 Palafox St Jacksonville, FL	2.0	1.0	750	$975	$1.30	23d	1	0.28mi
2210 Pullman Ave Jacksonville, FL	3.0	1.0	940	$1,050	$1.12	3d	1	0.28mi
1901 Pullman Ct Jacksonville, FL	2.0	1.0	969	$1,295	$1.34	7d	1	0.29mi
2036 W 11th St Jacksonville, FL	2.0	2.5	698	$1,250	$1.79	21d	1	0.30mi
2020 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	23d	1	0.30mi
1971 W 22nd St Jacksonville, FL	3.0	1.0	1094	$1,095	$1.00	7d	1	0.30mi
2000 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	23d	1	0.32mi
2016 McMillan St Jacksonville, FL	2.0	1.0	812	$650	$0.80	23d	1	0.32mi
2002 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	2	0.32mi
2004 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	1	0.32mi
1968 W 23rd St Unit Main Jacksonville, FL	3.0	2.0	1106	$1,400	$1.27	21d	1	0.32mi
1845 W 13th St Unit 1 Jacksonville, FL	2.0	1.0	800	$850	$1.06	23d	1	0.38mi
1824 W 14th St Unit 3 Jacksonville, FL	2.0	1.0	674	$775	$1.15	23d	1	0.39mi
2012 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	20d	1	0.41mi
2008 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	1	0.41mi
2312 Fairfax St Jacksonville, FL	3.0	1.0	726	$650	$0.90	17d	1	0.42mi
2310 Fairfax St Jacksonville, FL	2.0	1.0	726	$600	$0.83	23d	1	0.43mi
2306 Fairfax St Unit 3 Jacksonville, FL	2.0	1.0	700	$650	$0.93	23d	1	0.43mi
2306 Fairfax St Unit 1 Jacksonville, FL	3.0	1.0	900	$700	$0.78	23d	1	0.43mi
2345 W 15th St Jacksonville, FL	3.0	2.0	1112	$1,400	$1.26	23d	1	0.48mi
1934 Ella St Jacksonville, FL	3.0	1.0	1045	$1,095	$1.05	20d	1	0.49mi
1776 Spires Ave Unit 2 Jacksonville, FL	2.0	1.0	800	$1,125	$1.41	4d	1	0.51mi
1842 W 26th St Jacksonville, FL	3.0	2.0	933	$1,200	$1.29	23d	1	0.52mi
1923 Fairfax St Jacksonville, FL	2.0	1.0	616	$835	$1.36	14d	1	0.54mi
1721 Campus St Jacksonville, FL	3.0	2.0	909	$1,400	$1.54	23d	1	0.56mi
1830 W 27th St Jacksonville, FL	3.0	2.0	952	$1,375	$1.44	23d	1	0.56mi
1645 W 23rd St Unit 2 Jacksonville, FL	3.0	1.0	912	$1,275	$1.40	23d	1	0.61mi
3516 Penton St Jacksonville, FL	3.0	1.0	1000	$1,350	$1.35	23d	1	0.63mi
1863 W 29th St Jacksonville, FL	3.0	2.0	956	$1,190	$1.24	21d	1	0.64mi
1593 W 21st St Jacksonville, FL	2.0	1.0	805	$922	$1.15	23d	1	0.66mi
1737 W 28th St Jacksonville, FL	3.0	1.0	1105	$700	$0.63	23d	1	0.68mi
1839 W 30th St Jacksonville, FL	3.0	1.0	828	$1,050	$1.27	23d	1	0.70mi
1625 W 26th St Unit 2 Jacksonville, FL	2.0	1.0	750	$800	$1.07	23d	1	0.71mi

Listing history 19 events

1. 2026-06-03
   days on market $100,000 Active 334 DOM
2. 2026-06-02
   days on market $100,000 Active 333 DOM
3. 2026-06-01
   days on market $100,000 Active 332 DOM
4. 2026-05-31
   days on market $100,000 Active 331 DOM
5. 2025-10-14
   status Active
6. 2025-09-15
   historical
7. 2025-07-17
   price $100,000
8. 2025-06-04
   listed $105,000 Active
9. 2012-06-04
   soldstatus $8,500 77-char remark

   Show marketing remark (77 chars)

   Cute 2/1 with fenced yard. Great investment property. Must see to appreciate.

10. 2012-05-06
    listed $9,900 77-char remark

    Show marketing remark (77 chars)

    Cute 2/1 with fenced yard. Great investment property. Must see to appreciate.

11. 2006-02-09
    soldstatus $46,900
12. 2005-08-13
    listed $46,900
13. 2002-11-06
    soldstatus $64,000
14. 2002-11-01
    soldstatus $36,000
15. 2002-05-20
    listed $51,000
16. 1998-10-09
    soldstatus $47,000
17. 1998-10-09
    soldstatus $47,000
18. 1998-05-19
    soldstatus $7,100
19. 1998-05-19
    soldstatus $7,100

ⓘ 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: $1,201 · $100/mo
• Projected year-2 tax: $1,201 · $100/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 · 18 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: $12,719
• − Mortgage interest: −$5,602
• − Property taxes: −$1,201
• − Insurance: −$500
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$2,909
• Taxable income: $472
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $1,940/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

+1308.5% since first listed

15 events — show timeline

• 2025-10-14 Relisted — realMLS
• 2025-09-15 Listing Removed — realMLS
• 2025-07-17 Price Changed $100,000 realMLS
• 2025-06-04 Listed $105,000 realMLS
• 2012-06-04 Sold (MLS) $8,500 realMLS
• 2012-05-06 Listed $9,900 realMLS
• 2006-02-09 Sold (Public Records) $46,900 Public Records
• 2005-08-13 Listed $46,900 realMLS
• 2002-11-06 Sold (Public Records) $64,000 Public Records
• 2002-11-01 Sold (MLS) $36,000 realMLS
• 2002-05-20 Listed $51,000 realMLS
• 1998-10-09 Sold (Public Records) $47,000 Public Records
• 1998-10-09 Sold (Public Records) $47,000 Public Records
• 1998-05-19 Sold (Public Records) $7,100 Public Records
• 1998-05-19 Sold (Public Records) $7,100 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,201 · +21.7% YoY. Source: county tax records.