1658 W 10 St · Jacksonville, FL 32209

$429,900

8 bd · 6.0 ba · 2,860 sqft · MultiFamily · 78 Days on market

Built 1962 Poor condition Est $426k · at est.

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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 +12.6/30.0
• ARV discount +7.1/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

THIS IS A FOUR PLEX ALL FOUR UNITS ARE TWO BEDROOM ONE BATH ALL UNITS HAVE JUST BEEN PAINTED UNIT 2 HAS NEW CARPET UNIT 4 HAS LAMINATED WOOD FLOORS UNIT AND UNIT 1 AND 3 HAVE THE ORIGINAL HARD WOOD FLOORS BUT HAVE BEEN REFINISHED KITCHEN AND BATHS LINOLEUM SOME OF THE UNITS ARE CURRENTLY RENTED SO MUST HAVE CONFIRMED APPOINTMENT TO SHOW. UNITS 1 AND 3 HAVE NEW PLUMING ALSO. CURRENTLY GETTING 550.00 PER MONTH PER UNIT YOU COULD RENT 3 APARTMENTS OUT AND LIVE IN ONE AND LET THE OTHER THREE PAY YOUR MORTGAGE. OR RENT OUT OUT ALL FOUR UNITS.

Key facts

• Built 1962
• Listed 78 days

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Shared driveway
• Utilities: Electricity connected; Water connected; 220 volts
• Home design: Two-story single-family residence; Multi-family use; Property is attached; Other outbuildings/structures
• Construction: Block and concrete construction; Other roof type
• Exterior features: Covered patio/porch; Chain link and wood fencing; City street frontage; Asphalt road surface; No private pool

Interior

• Kitchen: Electric oven
• Bedrooms: 8 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 4 full bathrooms; 4 half bathrooms
• Heating & cooling: Wall/window air conditioning units
• Interior features: Electric oven; Carpet and laminate flooring
• Laundry & utility: 220-volt electric service available

What this means for you Summary

Snapshot

• This is a 8-bed/6.0-bath multifamily listed at $430k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-57 ($-680/yr) — negative.
• To cash-flow at today's rent, offer at most $422k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $369k (14.2% below list).
• Recommended offer: $369k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• At $3,689/mo this rent would consume 145% 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 $3k of loan paydown is wiped out by about $13k 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 78 days — a 6% lower offer ($404k) is reasonable based on typical stale-listing flexibility.
• 7 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 $35k; list at $430k implies a 1128% 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 $368,900 (14.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.56%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $426,140
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1575 W 19th St	0.48mi	8/4.0	2,704 (-6%)	14mo	$475,000	$176	48
2719 Fairfax St	0.43mi	8/4.0	2,640 (-8%)	14mo	$325,000	$123	47
1343 W 15th St	0.51mi	8/4.0	2,578 (-10%)	10mo	$385,000	$149	43
1271 W 16th St	0.61mi	8/4.0	2,704 (-6%)	22mo	$204,000	$75	36

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: -18.6%
• Equity multiple: 0.36×
• Total profit: $-77,579
• Equity at exit: $64,099

10-year hold

• IRR: -13.5%
• Equity multiple: 0.26×
• Total profit: $-89,462
• Equity at exit: $37,170

Cash invested: $120,372 (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: 394
• Price-to-rent: 38.8×

Monthly cashflow live

• Estimated rent: $3,689 high
• Mortgage (P&I): −$2,254
• Tax est. 1.5%: −$537 /mo · $6,448/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$775
• Net cashflow: $-57

Break-even live

Break-even rent $3,761

Max offer price $421,705

Occupancy floor 97%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,688
Total (4 units)			$3,689

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: $107,475
• Closing costs: $12,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1403 Steele St Jacksonville, FL	8.0	3.0	2800	$550	$0.20	3d	1	0.48mi

Listing history 24 events

1. 2026-06-18
   days on market $429,900 Active 78 DOM
2. 2026-06-17
   days on market $429,900 Active 77 DOM
3. 2026-06-16
   days on market $429,900 Active 76 DOM
4. 2026-06-15
   days on market $429,900 Active 75 DOM
5. 2026-06-13
   days on market $429,900 Active 72 DOM
6. 2026-06-10
   days on market $429,900 Active 69 DOM
7. 2026-06-08
   days on market $429,900 Active 68 DOM
8. 2026-06-07
   days on market $429,900 Active 67 DOM
9. 2026-06-03
   days on market $429,900 Active 63 DOM
10. 2026-06-02
    days on market $429,900 Active 62 DOM
11. 2026-06-01
    days on market $429,900 Active 61 DOM
12. 2026-05-31
    days on market $429,900 Active 60 DOM
13. 2026-03-19
    listed $437,900 Active
14. 2025-06-22
    historical $850
15. 2025-05-13
    listed $850
16. 2012-08-27
    listed $119,900 544-char remark

    Show marketing remark (544 chars)

    THIS IS A FOUR PLEX ALL FOUR UNITS ARE TWO BEDROOM ONE BATH ALL UNITS HAVE JUST BEEN PAINTED UNIT 2 HAS NEW CARPET UNIT 4 HAS LAMINATED WOOD FLOORS UNIT AND UNIT 1 AND 3 HAVE THE ORIGINAL HARD WOOD FLOORS BUT HAVE BEEN REFINISHED KITCHEN AND BATHS LINOLEUM SOME OF THE UNITS ARE CURRENTLY RENTED SO MUST HAVE CONFIRMED APPOINTMENT TO SHOW. UNITS 1 AND 3 HAVE NEW PLUMING ALSO. CURRENTLY GETTING 550.00 PER MONTH PER UNIT YOU COULD RENT 3 APARTMENTS OUT AND LIVE IN ONE AND LET THE OTHER THREE PAY YOUR MORTGAGE. OR RENT OUT OUT ALL FOUR UNITS.

17. 2012-01-19
    soldstatus $35,000 506-char remark

    Show marketing remark (506 chars)

    JUST REDUCED! $58,900. Short Sale / Pre-foreclosure opportunity! Great for investors or live in one while rent from other units pays your mortgage. 4-plex unit in well maintained shape. 2 units are currently rented for $575 each, reliable tenants, excellent income producing property. Perimenter lighting with motion detectors, fenced back yard, pest control, roof retarred Nov. 2009. Each unit has @720 sq ft with central HVAC, outside units on roof, new industrial carpet, paint, flooring & blinds.

18. 2011-05-16
    listed $58,900 506-char remark

    Show marketing remark (506 chars)

    JUST REDUCED! $58,900. Short Sale / Pre-foreclosure opportunity! Great for investors or live in one while rent from other units pays your mortgage. 4-plex unit in well maintained shape. 2 units are currently rented for $575 each, reliable tenants, excellent income producing property. Perimenter lighting with motion detectors, fenced back yard, pest control, roof retarred Nov. 2009. Each unit has @720 sq ft with central HVAC, outside units on roof, new industrial carpet, paint, flooring & blinds.

19. 2010-12-03
    historical
20. 2010-08-09
    listed $220,000
21. 2006-12-26
    historical
22. 2006-06-26
    listed $249,500
23. 2002-12-06
    soldstatus $43,500
24. 2002-11-12
    listed $50,990

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,268
• − Mortgage interest: −$24,081
• − Property taxes: −$6,448
• − Insurance: −$2,150
• − Repairs & maintenance: −$3,541
• − Management: −$3,541
• − Depreciation: −$12,506
• Taxable loss: −$8,000
• Est. tax savings @ 24.0%: +$1,920
• After-tax cash flow: $1,240/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.

Condition & rehab AI · 7 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive renovations to bring it up to current standards. Immediate repairs and maintenance are needed to stabilize the property, with a focus on updating the kitchen and bathrooms to increase its resale and rental value.

Repairs flagged

• Major Kitchen appliances — Older and worn, need replacement
• Major Bathroom fixtures — Outdated and worn, need replacement
• Major Paint — Worn and outdated, needs fresh coats
• Major Siding — Worn and peeling, needs replacement
• Major Landscaping — Overgrown and unkempt, needs trimming and planting

Value-add opportunities

• Resale Kitchen renovation — Modernizing the kitchen will attract more buyers
• Resale Bathroom renovation — Updating bathrooms will attract more buyers
• Resale Painting and updating interior — Fresh paint and updated color scheme will make the home more appealing
• Both Landscaping and curb appeal — A well-maintained exterior will attract both buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Older and worn, need replacement	Major	$15,000–50,000
Bathroom fixtures · Outdated and worn, need replacement	Major	$15,000–50,000
Paint · Worn and outdated, needs fresh coats	Major	$15,000–50,000
Siding · Worn and peeling, needs replacement	Major	$15,000–50,000
Landscaping · Overgrown and unkempt, needs trimming and planting	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Kitchen renovation — Modernizing the kitchen will attract more buyers ↑
• Resale Bathroom renovation — Updating bathrooms will attract more buyers ↑
• Resale Painting and updating interior — Fresh paint and updated color scheme will make the home more appealing ↑
• Both Landscaping and curb appeal — A well-maintained exterior will attract both buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+758.8% since first listed

12 events — show timeline

• 2026-03-19 Listed $437,900 realMLS
• 2025-06-22 Rental Removed $850 SHOWMOJO
• 2025-05-13 Listed for Rent $850 SHOWMOJO
• 2012-08-27 Listed $119,900 realMLS
• 2012-01-19 Sold (MLS) $35,000 realMLS
• 2011-05-16 Listed $58,900 realMLS
• 2010-12-03 Listing Removed — realMLS
• 2010-08-09 Listed $220,000 realMLS
• 2006-12-26 Listing Removed — realMLS
• 2006-06-26 Listed $249,500 realMLS
• 2002-12-06 Sold (MLS) $43,500 realMLS
• 2002-11-12 Listed $50,990 realMLS