1238 Cleveland St · Jacksonville, FL 32209

$133,900

3 bd · 1.0 ba · 1,530 sqft · SingleFamily public records · 251 Days on market

Built 1916 8,276 sqft lot Est $109k · 23% 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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +6.7/10.0
• 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

Charming 3 bedroom/2 bath bungalow can be yours before the end of 2025! Freshly painted with new carpet in the bedrooms, and new LVP flooring in the living areas. HVAC and Electric panel are less than 8 years old. Close to downtown, I-95 and multiple healthcare organizations.

Key facts

• New carpet
• New lvp flooring
• Close to downtown

Tags

• NEW CARPET
• NEW LVP FLOORING
• HVAC AND ELECTRIC PANEL
• CLOSE TO DOWNTOWN

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One story
• Construction: Fiber cement construction; Metal roof
• Exterior features: Chain link fencing; City street frontage; Asphalt road surface

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fan(s)
• Laundry & utility: In-unit laundry; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 20d 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 $1,563/mo this rent would consume 61% 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 $926 of loan paydown is wiped out by about $4k 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 251 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $16k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $117,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 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: 1.17% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.27%
• DSCR: 1.55
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $108,630
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1403 Myrtle Ave N	0.28mi	3/2.0	1,482 (-3%)	12mo	$81,000	$55	67
1039 Scriven St	0.64mi	4/1.0 (+1)	1,492 (-2%)	1mo	$23,000	$15	60
1016 Grunthal St	0.74mi	3/1.5	1,552 (+1%)	4mo	$50,000	$32	58
1105 W 12th St	0.74mi	3/2.0	1,504 (-2%)	4mo	$193,000	$128	56
1625 Perry St	0.70mi	3/2.5	1,571 (+3%)	1mo	$337,000	$215	56
1916 E Durkee Dr	0.60mi	3/2.0	1,562 (+2%)	12mo	$185,000	$118	54
1424 W 9th St	0.68mi	4/2.0 (+1)	1,462 (-4%)	3mo	$75,000	$51	49
1766 Myrtle Ave N	0.57mi	3/1.5	1,378 (-10%)	10mo	$148,000	$107	46
1482 W 7th St	0.62mi	3/1.0	1,325 (-13%)	6mo	$17,500	$13	44
1160 N Durkee Dr	0.67mi	3/1.0	1,319 (-14%)	13mo	$141,000	$107	35
1534 W 7th St	0.69mi	4/2.0 (+1)	1,323 (-14%)	5mo	$62,000	$47	32
1307 Grunthal St	0.72mi	4/2.0 (+1)	1,684 (+10%)	13mo	$120,000	$71	30

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $839
• Equity at exit: $19,965

10-year hold

• IRR: 9.0%
• Equity multiple: 1.66×
• Total profit: $24,663
• Equity at exit: $11,577

Cash invested: $37,492 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$702
• Tax from tax record: −$93 /mo · $1,120/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $383

Break-even live

Break-even rent $1,078

Max offer price $133,900

Occupancy floor 70%

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: $33,475
• Closing costs: $4,017
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1454 Francis St Jacksonville, FL	3.0	2.0	1084	$1,243	$1.15	23d	1	0.20mi
1464 N Myrtle Ave Jacksonville, FL	2.0	1.0	1136	$1,400	$1.23	23d	1	0.35mi
1355 Grothe St Jacksonville, FL	4.0	1.0	1312	$1,350	$1.03	17d	1	0.42mi
1470 Windle St Jacksonville, FL	3.0	2.0	1170	$1,425	$1.22	14d	1	0.59mi
1619 Whitner St Jacksonville, FL	3.0	2.0	1547	$1,150	$0.74	1d	1	0.61mi
181 Barstow Pl Jacksonville, FL	3.0	2.5	1363	$2,500	$1.83	23d	1	0.66mi
1545 Union St W Jacksonville, FL	3.0	2.0	1253	$1,400	$1.12	3d	1	0.71mi
1607 Logan St Jacksonville, FL	4.0	2.0	1232	$1,800	$1.46	23d	1	0.74mi
1640 W 4th St Unit 1 Jacksonville, FL	4.0	2.0	1119	$1,675	$1.50	20d	1	0.75mi
421 W Church St Jacksonville, FL	1.0–2.0	1.0–2.0	1103	$1,890	$1.71	3d	12	0.76mi
1514 Silver St Jacksonville, FL	3.0	2.0	1726	$2,275	$1.32	23d	1	0.81mi
2313 Janette St Jacksonville, FL	4.0	2.0	1148	$1,349	$1.18	16d	1	0.81mi
1310 N Laura St Jacksonville, FL	2.0	1.0	1225	$1,650	$1.35	23d	1	0.87mi
146 W 6th St Jacksonville, FL	3.0	1.0	1600	$1,475	$0.92	20d	1	0.87mi
1781 W 3rd St Jacksonville, FL	4.0	2.0	1632	$650	$0.40	23d	1	0.91mi
1148 N Main St Jacksonville, FL	2.0	1.0–2.0	931	$2,195	$2.36	1d	23	0.95mi
231 W 10th St Jacksonville, FL	3.0	1.0	1200	$1,500	$1.25	23d	1	1.01mi
1740 W 9th St Jacksonville, FL	4.0	2.0	1148	$1,285	$1.12	20d	1	1.02mi
1931 Silver St Jacksonville, FL	3.0	2.0	2132	$2,600	$1.22	23d	1	1.02mi
226 Spruce St Jacksonville, FL	4.0	2.0	1196	$1,148	$0.96	3d	1	1.03mi
1319 Woods St Jacksonville, FL	3.0	2.0	1103	$1,221	$1.11	23d	1	1.06mi
1525 W 15th St Jacksonville, FL	3.0	1.0	1100	$1,245	$1.13	23d	1	1.06mi
503 W 16th St Jacksonville, FL	4.0	1.5	1216	$1,420	$1.17	23d	1	1.10mi
100 Magnolia St Jacksonville, FL	1.0–2.0	1.0–2.0	921	$2,202	$2.39	1d	46	1.10mi
2040 N Laura St Jacksonville, FL	2.0	1.5	1300	$1,498	$1.15	23d	1	1.13mi
1866 W 6th St Jacksonville, FL	3.0	1.0	1064	$1,120	$1.05	4d	1	1.13mi
1410 W 20th St Jacksonville, FL	3.0	2.0	1170	$1,485	$1.27	14d	1	1.17mi
200 Riverside Ave Jacksonville, FL	2.0	1.0–2.0	808	$2,501	$3.09	1d	27	1.17mi
429 W 18th St Jacksonville, FL	2.0	1.0	1924	$1,050	$0.55	7d	1	1.21mi
55 E 9th St Jacksonville, FL	3.0	1.5	1246	$1,675	$1.34	14d	1	1.21mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,075	$1.00	4d	1	1.22mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,095	$1.02	21d	1	1.22mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,075	$1.00	14d	1	1.22mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,095	$1.02	21d	1	1.22mi
30 W 12th St Jacksonville, FL	4.0	3.0	1792	$2,580	$1.44	1d	1	1.22mi
122 E Duval St Jacksonville, FL	2.0	2.5	1750	$2,250	$1.29	23d	1	1.22mi
220 Riverside Ave Jacksonville, FL	2.0	1.0–2.0	887	$1,966	$2.22	1d	33	1.23mi
1943 Hardee St #1 Jacksonville, FL	3.0	2.0	1622	$1,248	$0.77	4d	1	1.23mi
138 E Duval St Jacksonville, FL	3.0	1.5	1450	$3,200	$2.21	23d	1	1.24mi
1431 W 21st St Jacksonville, FL	3.0	2.0	1199	$1,425	$1.19	14d	1	1.25mi

Listing history 27 events

1. 2026-06-18
   days on market $133,900 Active 251 DOM
2. 2026-06-17
   days on market $133,900 Active 250 DOM
3. 2026-06-16
   days on market $133,900 Active 249 DOM
4. 2026-06-15
   days on market $133,900 Active 248 DOM
5. 2026-06-10
   days on market $133,900 Active 242 DOM
6. 2026-06-08
   days on market $133,900 Active 241 DOM
7. 2026-06-08
   days on market $133,900 Active 240 DOM
8. 2026-06-03
   days on market $133,900 Active 236 DOM
9. 2026-06-02
   days on market $133,900 Active 235 DOM
10. 2026-06-01
    days on market $133,900 Active 234 DOM
11. 2026-05-31
    days on market $133,900 Active 233 DOM
12. 2026-03-24
    status Active
13. 2026-03-04
    status Pending
14. 2026-02-20
    price $133,900
15. 2026-02-05
    price $134,900
16. 2026-02-02
    price $135,900
17. 2026-01-22
    price $136,900
18. 2025-11-08
    price $139,800
19. 2025-10-30
    price $139,900
20. 2025-10-23
    price $143,900
21. 2025-10-16
    price $145,900
22. 2025-10-09
    price $147,900
23. 2025-09-20
    listed $149,900 Active
24. 2025-07-24
    historical $1,399
25. 2025-07-10
    price $1,399
26. 2025-05-08
    listed $1,450
27. 2022-11-30
    historical

ⓘ 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: $1,120 · $93/mo
• Projected year-2 tax: $1,120 · $93/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $18,753
• − Mortgage interest: −$7,500
• − Property taxes: −$1,120
• − Insurance: −$670
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$3,895
• Taxable income: $2,567
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $3,983/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

+9134.5% since first listed

16 events — show timeline

• 2026-03-24 Relisted — realMLS
• 2026-03-04 Pending — realMLS
• 2026-02-20 Price Changed $133,900 realMLS
• 2026-02-05 Price Changed $134,900 realMLS
• 2026-02-02 Price Changed $135,900 realMLS
• 2026-01-22 Price Changed $136,900 realMLS
• 2025-11-08 Price Changed $139,800 realMLS
• 2025-10-30 Price Changed $139,900 realMLS
• 2025-10-23 Price Changed $143,900 realMLS
• 2025-10-16 Price Changed $145,900 realMLS
• 2025-10-09 Price Changed $147,900 realMLS
• 2025-09-20 Listed $149,900 realMLS
• 2025-07-24 Rental Removed $1,399 STELLARMLS
• 2025-07-10 Price Changed $1,399 STELLARMLS
• 2025-05-08 Listed for Rent $1,450 STELLARMLS
• 2022-11-30 Rental Removed — STELLARMLS

Property tax history

+2.0%/yr

Latest (2025): $1,120 · +30.8% YoY. Source: county tax records.