1525 9th St W · Jacksonville, FL 32209

$107,900

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 256 Days on market

Built 1916 6,969 sqft lot Est $160k · 32% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.9/10.0
• 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

This is an investors dream, great litte neighborhood, brick home ,sold AS-IS... Features 3 br, 1bth, has a nice porch and florida room on the back.. lots to offer...

Key facts

• Freshly painted
• New cabinets
• Lvp flooring

Tags

• NEW CABINETS
• COUNTER TOPS
• LVP FLOORING
• REFINISHED WOOD FLOORS
• SIX-PANEL DOORS
• FRESHLY PAINTED

Property features AI

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
• Construction: Brick and fiber cement exterior; Shingle roof
• Exterior features: Sidewalks; City street frontage

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Primary bathroom with tub and shower; Smoke detector(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $95k (12.0% 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 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 $1,175/mo this rent would consume 46% 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 $746 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 256 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $27k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $108k implies a 554% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — 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 $94,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 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 1916 — 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: 1.09% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.48%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $159,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1327 7th St W	0.30mi	3/2.0	1,152 (+1%)	2mo	$215,017	$187	79
1519 8th St W	0.08mi	3/1.0	996 (-13%)	0mo	$20,000	$20	75
1404 W 18th St	0.45mi	3/1.0	1,120 (-2%)	2mo	$80,000	$71	74
1783 W 10th St	0.34mi	3/2.0	1,084 (-5%)	3mo	$211,020	$195	69
1350 McConihe St	0.26mi	3/2.0	1,253 (+10%)	1mo	$190,000	$152	67
1318 W 5th St	0.44mi	3/1.0	1,224 (+7%)	3mo	$52,500	$43	65
1058 W 17th St	0.72mi	3/2.0	1,182 (+4%)	3mo	$200,000	$169	54
1725 Seminary St	0.58mi	3/1.0	996 (-13%)	3mo	$88,000	$88	50
1116 Fairfax St	0.68mi	3/1.0	1,000 (-12%)	2mo	$173,017	$173	46
1015 Powhattan St	0.73mi	3/2.0	1,252 (+10%)	3mo	$175,000	$140	43
1550 W 2nd St	0.56mi	3/2.0	972 (-15%)	2mo	$123,500	$127	43
1901 Pullman Ct	0.62mi	2/1.0 (-1)	969 (-15%)	0mo	$98,000	$101	40

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-3,689
• Equity at exit: $16,088

10-year hold

• IRR: 5.1%
• Equity multiple: 1.35×
• Total profit: $10,725
• Equity at exit: $9,329

Cash invested: $30,212 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$566
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $239

Break-even live

Break-even rent $873

Max offer price $107,900

Occupancy floor 75%

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: $26,975
• Closing costs: $3,237
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1538 Ella St Unit 1 Jacksonville, FL	2.0	1.0	700	$1,100	$1.57	23d	1	0.03mi
1570 Mc Conihe St Unit B Jacksonville, FL	2.0	1.0	714	$875	$1.23	23d	1	0.13mi
1537 W 7th St Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	7d	1	0.15mi
1537 7th St W Unit B Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	23d	1	0.15mi
1740 W 9th St Jacksonville, FL	4.0	2.0	1148	$1,285	$1.12	20d	1	0.25mi
1525 W 15th St Jacksonville, FL	3.0	1.0	1100	$1,245	$1.13	23d	1	0.34mi
1478 W 5th St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	23d	1	0.34mi
1478 W 5th St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	4d	1	0.34mi
1666 Myrtle Ave N Unit 1666 Jacksonville, FL	2.0	1.0	700	$925	$1.32	23d	1	0.34mi
1460 W 5th St Unit 1 Jacksonville, FL	2.0	1.0	700	$850	$1.21	11d	1	0.35mi
2306 Fairfax St Unit 1 Jacksonville, FL	3.0	1.0	900	$700	$0.78	23d	1	0.40mi
2306 Fairfax St Unit 3 Jacksonville, FL	2.0	1.0	700	$650	$0.93	23d	1	0.40mi
2310 Fairfax St Jacksonville, FL	2.0	1.0	726	$600	$0.83	23d	1	0.41mi
2312 Fairfax St Jacksonville, FL	3.0	1.0	726	$650	$0.90	17d	1	0.41mi
1640 W 4th St Unit 1 Jacksonville, FL	4.0	2.0	1119	$1,675	$1.50	19d	1	0.42mi
1355 Grothe St Jacksonville, FL	4.0	1.0	1312	$1,350	$1.03	17d	1	0.42mi
1845 W 13th St Unit 1 Jacksonville, FL	2.0	1.0	800	$850	$1.06	23d	1	0.45mi
1776 Spires Ave Unit 2 Jacksonville, FL	2.0	1.0	800	$1,125	$1.41	4d	1	0.46mi
1437 Prince St Unit 1437 Jacksonville, FL	2.0	1.0	700	$1,120	$1.60	23d	1	0.46mi
1464 N Myrtle Ave Jacksonville, FL	2.0	1.0	1136	$1,400	$1.23	23d	1	0.47mi
1788 W 5th St Jacksonville, FL	3.0	2.0	948	$1,295	$1.37	23d	1	0.47mi
1934 Ella St Jacksonville, FL	3.0	1.0	1045	$1,095	$1.05	20d	1	0.52mi
1783 W 3rd St Jacksonville, FL	3.0	1.0	816	$650	$0.80	23d	1	0.54mi
1376 Prince St Jacksonville, FL	2.0	1.0	800	$1,050	$1.31	7d	1	0.55mi
1730 W 19th St Jacksonville, FL	3.0	2.0	1323	$1,100	$0.83	1d	1	0.55mi
2811 N Myrtle Ave #1 Jacksonville, FL	2.0	2.0	855	$1,121	$1.31	4d	1	0.56mi
1410 W 20th St Jacksonville, FL	3.0	2.0	1170	$1,485	$1.27	13d	1	0.57mi
2210 Pullman Ave Jacksonville, FL	3.0	1.0	940	$1,050	$1.12	2d	1	0.57mi
1710 W 2nd St Unit A Jacksonville, FL	2.0	1.0	939	$800	$0.85	23d	1	0.57mi
1358 Prince St Jacksonville, FL	3.0	3.5	1044	$1,350	$1.29	21d	1	0.57mi
1358 Prince St Jacksonville, FL	3.0	2.5	1044	$1,350	$1.29	23d	1	0.57mi
1866 W 6th St Jacksonville, FL	3.0	1.0	1064	$1,120	$1.05	3d	1	0.59mi
1359 W 20th St Jacksonville, FL	2.0	1.0	901	$1,134	$1.26	17d	1	0.61mi
1319 Woods St Jacksonville, FL	3.0	2.0	1103	$1,221	$1.11	23d	1	0.61mi
1593 W 21st St Jacksonville, FL	2.0	1.0	805	$922	$1.15	23d	1	0.61mi
1901 Pullman Ct Jacksonville, FL	2.0	1.0	969	$1,295	$1.34	7d	1	0.62mi
1046 W 8th St Jacksonville, FL	2.0	1.0	750	$900	$1.20	23d	1	0.63mi
1431 W 21st St Jacksonville, FL	3.0	2.0	1199	$1,425	$1.19	14d	1	0.63mi
1230 W 3rd St Jacksonville, FL	2.0	1.0	750	$950	$1.27	23d	3	0.64mi
2016 McMillan St Jacksonville, FL	2.0	1.0	812	$650	$0.80	23d	1	0.65mi

Listing history 34 events

1. 2026-06-10
   days on market $107,900 Active 256 DOM
2. 2026-06-08
   days on market $107,900 Active 255 DOM
3. 2026-06-08
   days on market $107,900 Active 254 DOM
4. 2026-06-03
   days on market $107,900 Active 250 DOM
5. 2026-06-02
   days on market $107,900 Active 249 DOM
6. 2026-06-01
   days on market $107,900 Active 248 DOM
7. 2026-05-31
   days on market $107,900 Active 247 DOM
8. 2026-05-21
   price $108,900
9. 2026-05-14
   price $109,900
10. 2026-05-07
    price $111,900
11. 2026-05-01
    price $112,900
12. 2026-04-27
    price $113,900
13. 2026-04-20
    price $114,900
14. 2026-03-12
    price $115,900
15. 2026-02-27
    price $116,900
16. 2026-02-20
    price $117,900
17. 2026-02-13
    price $118,900
18. 2026-02-02
    price $119,900
19. 2026-01-22
    price $121,900
20. 2025-11-08
    price $123,900
21. 2025-10-30
    price $124,900
22. 2025-10-23
    price $131,900
23. 2025-10-16
    price $132,900
24. 2025-10-09
    price $133,900
25. 2025-09-26
    listed $134,900 Active
26. 2025-07-24
    historical $1,150
27. 2025-05-08
    listed $1,150
28. 2013-12-13
    soldstatus $16,500 Sold 166-char remark

    Show marketing remark (166 chars)

    This is an investors dream, great litte neighborhood, brick home ,sold AS-IS... Features 3 br, 1bth, has a nice porch and florida room on the back.. lots to offer...

29. 2013-01-07
    listed $16,900 166-char remark

    Show marketing remark (166 chars)

    This is an investors dream, great litte neighborhood, brick home ,sold AS-IS... Features 3 br, 1bth, has a nice porch and florida room on the back.. lots to offer...

30. 2011-06-24
    historical 209-char remark

    Show marketing remark (209 chars)

    This partially renovated lovely 3/2 is a great investment opportunity for 1st time home buyers and investors. Beautiful lot with palm trees in the front and fruit trees in the backyard. Must see to appreciate.

31. 2011-06-17
    soldstatus $11,000 209-char remark

    Show marketing remark (209 chars)

    This partially renovated lovely 3/2 is a great investment opportunity for 1st time home buyers and investors. Beautiful lot with palm trees in the front and fruit trees in the backyard. Must see to appreciate.

32. 2010-11-15
    listed $13,000 209-char remark

    Show marketing remark (209 chars)

    This partially renovated lovely 3/2 is a great investment opportunity for 1st time home buyers and investors. Beautiful lot with palm trees in the front and fruit trees in the backyard. Must see to appreciate.

33. 2010-10-28
    historical
34. 2010-04-28
    listed $23,900

ⓘ 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: $943 · $79/mo
• Projected year-2 tax: $943 · $79/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: $14,098
• − Mortgage interest: −$6,044
• − Property taxes: −$943
• − Insurance: −$540
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$3,139
• Taxable income: $1,176
• Est. tax owed @ 24.0%: −$282
• After-tax cash flow: $2,582/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

+355.6% since first listed

27 events — show timeline

• 2026-05-21 Price Changed $108,900 realMLS
• 2026-05-14 Price Changed $109,900 realMLS
• 2026-05-07 Price Changed $111,900 realMLS
• 2026-05-01 Price Changed $112,900 realMLS
• 2026-04-27 Price Changed $113,900 realMLS
• 2026-04-20 Price Changed $114,900 realMLS
• 2026-03-12 Price Changed $115,900 realMLS
• 2026-02-27 Price Changed $116,900 realMLS
• 2026-02-20 Price Changed $117,900 realMLS
• 2026-02-13 Price Changed $118,900 realMLS
• 2026-02-02 Price Changed $119,900 realMLS
• 2026-01-22 Price Changed $121,900 realMLS
• 2025-11-08 Price Changed $123,900 realMLS
• 2025-10-30 Price Changed $124,900 realMLS
• 2025-10-23 Price Changed $131,900 realMLS
• 2025-10-16 Price Changed $132,900 realMLS
• 2025-10-09 Price Changed $133,900 realMLS
• 2025-09-26 Listed $134,900 realMLS
• 2025-07-24 Rental Removed $1,150 STELLARMLS
• 2025-05-08 Listed for Rent $1,150 STELLARMLS
• 2013-12-13 Sold (MLS) $16,500 realMLS
• 2013-01-07 Listed $16,900 realMLS
• 2011-06-24 Listing Removed — realMLS
• 2011-06-17 Sold (MLS) $11,000 realMLS
• 2010-11-15 Listed $13,000 realMLS
• 2010-10-28 Listing Removed — realMLS
• 2010-04-28 Listed $23,900 realMLS

Property tax history

+3.7%/yr

Latest (2025): $943 · +35.1% YoY. Source: county tax records.