1910 Cotant St · Jacksonville, FL 32209

$100,000

3 bd · 2.0 ba · 936 sqft · SingleFamily public records · 2 Days on market

Built 1971 4,791 sqft lot Est $81k · 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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• 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

Great Opportunity in Grand Park! This 3-bedroom, 1.5-bath home offers plenty of potential for investors or buyers ready to add their personal touch. The property features a new roof installed in July 2025, and the HVAC, plumbing, and electrical are all in good working condition. Conveniently located near major roads, shopping, and downtown. Home is being sold AS-IS, and the seller will make no repairs. Don't miss the chance to make this property your own!

Key facts

• Outdoor enjoyment
• Functional layout
• Convenient location

Tags

• NEW ROOF
• FUNCTIONAL LAYOUT
• OUTDOOR ENJOYMENT
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Additional parking available
• Utilities: Cable available; Electricity connected; Water connected
• Home design: Single family residence; One level
• Exterior features: Lot approximately 0.11 acres; No private pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.3% 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.
• 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 22d 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 $1,211/mo this rent would consume 48% 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 $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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $59k; list at $100k implies a 69% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.14%
• DSCR: 1.63
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $81,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2009 Almeda St	0.24mi	3/1.0	889 (-5%)	2mo	$43,000	$48	75
2173 W 14th St	0.42mi	3/1.5	936 (0%)	4mo	$111,500	$119	75
2208 W 17th St	0.47mi	3/1.0	924 (-1%)	4mo	$80,000	$87	69
2133 W 15th St W	0.51mi	3/1.0	960 (+3%)	5mo	$60,000	$63	63
2033 W 13th St	0.61mi	3/2.0	960 (+3%)	7mo	$22,000	$23	62
2202 W 1st St	0.65mi	3/1.0	988 (+6%)	2mo	$56,900	$58	55
2031 Danson St	0.51mi	2/1.0 (-1)	864 (-8%)	6mo	$72,000	$83	50
3139 Marland St	0.63mi	3/1.0	854 (-9%)	6mo	$141,900	$166	47
1924 McMillan St	0.63mi	2/2.5 (-1)	1,022 (+9%)	4mo	$209,020	$205	45
2706 Palafox St	0.69mi	3/1.0	1,040 (+11%)	5mo	$141,500	$136	41
2325 Westbrook Cir N	0.70mi	3/2.0	812 (-13%)	6mo	$125,500	$155	40
2009 W 17th St	0.74mi	4/1.0 (+1)	1,037 (+11%)	0mo	$60,000	$58	38

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $3,362
• Equity at exit: $14,910

10-year hold

• IRR: 11.6%
• Equity multiple: 1.86×
• Total profit: $24,168
• 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: 6.9×

Monthly cashflow live

• Estimated rent: $1,211 high
• Mortgage (P&I): −$524
• Tax from tax record: −$60 /mo · $726/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $330

Break-even live

Break-even rent $793

Max offer price $100,000

Occupancy floor 68%

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
2345 W 15th St Jacksonville, FL	3.0	2.0	1112	$1,400	$1.26	24d	1	0.33mi
2169 W 14th St Jacksonville, FL	3.0	1.0	972	$1,200	$1.23	3d	1	0.44mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	3d	1	0.49mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	4d	1	0.49mi
1213 Moat St Jacksonville, FL	2.0	2.5	1022	$1,283	$1.26	17d	1	0.49mi
2000 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	24d	1	0.53mi
2008 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	1	0.54mi
2012 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	20d	1	0.54mi
2002 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	2	0.54mi
2004 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	1	0.54mi
2020 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	24d	1	0.55mi
2011 W 5th St Jacksonville, FL	3.0	1.0	988	$1,150	$1.16	24d	1	0.55mi
1721 Campus St Jacksonville, FL	3.0	2.0	909	$1,400	$1.54	24d	1	0.55mi
2100 Palafox St Jacksonville, FL	2.0	1.0	750	$975	$1.30	24d	1	0.56mi
2036 W 11th St Jacksonville, FL	2.0	2.5	698	$1,250	$1.79	21d	1	0.58mi
2627 Wylene St Jacksonville, FL	2.0	2.0	594	$1,400	$2.36	24d	1	0.58mi
2016 McMillan St Jacksonville, FL	2.0	1.0	812	$650	$0.80	24d	1	0.62mi
2116 McMillan St Jacksonville, FL	3.0	1.5	1120	$1,425	$1.27	21d	1	0.63mi
2040 W 15th St Jacksonville, FL	2.0	1.0	1036	$1,050	$1.01	24d	1	0.64mi
2052 W 17th St Jacksonville, FL	2.0	1.0	652	$975	$1.50	2d	1	0.66mi
2325 Westbrook Cir N Jacksonville, FL	3.0	2.0	812	$1,200	$1.48	24d	1	0.67mi
2154 Placeda St Jacksonville, FL	4.0	1.5	1124	$1,500	$1.33	21d	1	0.69mi
1934 W 6th St Jacksonville, FL	3.0	1.0	948	$1,125	$1.19	24d	1	0.70mi
2604 McMillan St Jacksonville, FL	3.0	1.0	912	$1,100	$1.21	21d	1	0.72mi
1934 Ella St Jacksonville, FL	3.0	1.0	1045	$1,095	$1.05	20d	1	0.74mi
2210 Pullman Ave Jacksonville, FL	3.0	1.0	940	$1,050	$1.12	3d	1	0.75mi
1776 Spires Ave Unit 2 Jacksonville, FL	2.0	1.0	800	$1,125	$1.41	4d	1	0.80mi
1866 W 6th St Jacksonville, FL	3.0	1.0	1064	$1,120	$1.05	4d	1	0.81mi
2540 W 25th St Jacksonville, FL	3.0	1.5	854	$1,295	$1.52	15d	1	0.81mi
1911 W 3rd St Jacksonville, FL	3.0	1.0	912	$1,050	$1.15	4d	1	0.82mi
2854 Wickwire St Jacksonville, FL	2.0	1.0	948	$1,300	$1.37	4d	1	0.82mi
3516 Penton St Jacksonville, FL	3.0	1.0	1000	$1,350	$1.35	24d	1	0.83mi
2661 W 25th St Jacksonville, FL	4.0	2.0	1031	$1,350	$1.31	24d	1	0.90mi
1319 Woods St Jacksonville, FL	3.0	2.0	1103	$1,221	$1.11	24d	1	0.90mi
1979 Yulee St Jacksonville, FL	3.0	2.0	1050	$1,500	$1.43	24d	1	0.90mi
1845 W 13th St Unit 1 Jacksonville, FL	2.0	1.0	800	$850	$1.06	24d	1	0.91mi
2128 Woodside St Jacksonville, FL	2.0	1.0	776	$895	$1.15	24d	1	0.92mi
2939 W 11th St Jacksonville, FL	3.0	1.0	1086	$1,295	$1.19	24d	1	0.92mi
1824 W 14th St Unit 3 Jacksonville, FL	2.0	1.0	674	$775	$1.15	24d	1	0.94mi
1901 Pullman Ct Jacksonville, FL	2.0	1.0	969	$1,295	$1.34	8d	1	0.94mi

Listing history 3 events

1. 2026-06-18
   days on market $100,000 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $100,000 Active 1 DOM

ⓘ 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: $726 · $60/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: +$104/yr (+$9/mo · 14.4%)

ⓘ 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: $14,531
• − Mortgage interest: −$5,602
• − Property taxes: −$726
• − Insurance: −$500
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$2,909
• Taxable income: $2,469
• Est. tax owed @ 24.0%: −$593
• After-tax cash flow: $3,368/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

+525.0% since first listed

12 events — show timeline

• 2026-06-15 Listed $100,000 realMLS
• 2026-05-18 Relisted — realMLS
• 2026-05-18 Contingent — realMLS
• 2026-05-13 Relisted — realMLS
• 2026-05-13 Price Changed $100,000 realMLS
• 2026-04-22 Pending — realMLS
• 2026-04-22 Listing Removed — realMLS
• 2026-04-21 Contingent — realMLS
• 2026-04-15 Price Changed $140,000 realMLS
• 2026-03-13 Listed $150,000 realMLS
• 2001-07-19 Sold (Public Records) $59,000 Public Records
• 1971-12-05 Sold (Public Records) $16,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $726 · +36.2% YoY. Source: county tax records.