1097 McDuff Ave S · Jacksonville, FL 32205

$174,900

3 bd · 1.0 ba · 943 sqft · SingleFamily public records · 5 Days on market

Built 1943 5,227 sqft lot Est $189k · 7% under ↓ 13% since listing

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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).

• ARV discount +10.8/15.0
• Cash flow +10.5/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• DSCR +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated home in Riverside! Property features many upgrades including new roof, new kitchen cabinets with granite countertops and stainless steel appliances, updated bathroom.

Key facts

• Open floor plan
• Brand-new roof
• Original wood floors

Tags

• BRAND-NEW ROOF
• ORIGINAL WOOD FLOORS
• OPEN FLOOR PLAN
• CORNER LOT
• HISTORIC DISTRICT

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Detached garage (1 car)
• Utilities: Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Residential use
• Construction: Shingle roof
• Exterior features: Fenced yard; Corner lot

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Open floor plan
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (12.9% below list).
• Recommended offer: $152k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.9% 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 (+1.7%/yr); 318 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); 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 $1k of loan paydown is wiped out by about $5k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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 $130k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $152,384 (12.9% 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. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.87% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $188,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2858 Downing St	0.28mi	3/1.0	1,080 (+14%)	0mo	$195,000	$181	62
646 Day Ave	0.72mi	3/1.0	922 (-2%)	3mo	$180,000	$195	61
3333 Ernest St	0.70mi	3/1.0	984 (+4%)	1mo	$207,000	$210	59
1268 Wolfe St	0.69mi	2/1.0 (-1)	928 (-2%)	3mo	$335,000	$361	58
3053 Gilmore St	0.59mi	2/1.0 (-1)	1,008 (+7%)	0mo	$130,000	$129	56
3034 Rayford St	0.71mi	2/1.0 (-1)	912 (-3%)	2mo	$160,000	$175	54
3119 Rosselle St	0.65mi	3/1.0	1,018 (+8%)	3mo	$167,500	$165	54
3332 Dellwood Ave	0.64mi	2/1.0 (-1)	1,023 (+8%)	0mo	$184,000	$180	51
1318 Wolfe St	0.68mi	2/1.0 (-1)	1,014 (+8%)	0mo	$390,000	$385	50
3207 Dellwood Ave	0.56mi	2/1.0 (-1)	824 (-13%)	0mo	$165,000	$200	48
2807 Lydia St	0.48mi	2/2.0 (-1)	1,080 (+14%)	2mo	$375,000	$347	43
1273 Dancy St	0.72mi	2/1.0 (-1)	832 (-12%)	2mo	$310,000	$373	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 · 1.73% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.27×
• Total profit: $-35,936
• Equity at exit: $26,078

10-year hold

• IRR: -18.5%
• Equity multiple: 0.06×
• Total profit: $-46,079
• Equity at exit: $15,122

Cash invested: $48,972 (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 32205

• Rents YoY: 1.7%
• Active inventory: 318
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,524 high
• Mortgage (P&I): −$917
• Tax from tax record: −$304 /mo · $3,648/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $-90

Break-even live

Break-even rent $1,638

Max offer price $158,958

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-41	+0% $-90	+5% $-140	+10% $-189
Rent	-10% $-211	-5% $-150	+0% $-90	+5% $-30	+10% $30
Rate	-1.0pp $-2	-0.5pp $-46	base $-90	+0.5pp $-136	+1.0pp $-182

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1265 Donald St #2 Jacksonville, FL	2.0	1.0	1000	$1,350	$1.35	18d	1	0.31mi
3036 Green St Jacksonville, FL	3.0	1.0	924	$1,495	$1.62	25d	1	0.38mi
3307 Mayflower St #1 Jacksonville, FL	2.0	1.0	820	$1,125	$1.37	9d	1	0.39mi
3233 Post St Jacksonville, FL	2.0	1.0	750	$1,095	$1.46	25d	1	0.41mi
2837 Lydia St Unit 2 Jacksonville, FL	2.0	1.0	1000	$1,495	$1.50	25d	1	0.44mi
2837 Lydia St Jacksonville, FL	2.0	1.0	1000	$1,495	$1.50	5d	1	0.44mi
809 McDuff Ave S Jacksonville, FL	2.0	1.0	1006	$995	$0.99	5d	1	0.46mi
2803 College St Jacksonville, FL	2.0	1.0	1100	$1,550	$1.41	15d	1	0.49mi
2980 Ernest St Jacksonville, FL	2.0	1.0	920	$1,200	$1.30	25d	1	0.52mi
1529 McDuff Ave S Unit 2 Jacksonville, FL	2.0	1.0	950	$1,150	$1.21	25d	1	0.52mi
3313 Green St Jacksonville, FL	3.0	1.0	1058	$1,450	$1.37	9d	1	0.58mi
3233 Dellwood Ave Jacksonville, FL	2.0	2.0	1000	$1,750	$1.75	25d	1	0.60mi
1379 Ingleside Ave Unit B Jacksonville, FL	2.0	1.0	900	$1,291	$1.43	16d	1	0.60mi
2759 Dellwood Ave Jacksonville, FL	3.0	2.0	1080	$2,100	$1.94	21d	1	0.62mi
1284 Ingleside Ave Jacksonville, FL	2.0	1.0	1000	$1,400	$1.40	25d	1	0.63mi
3545 Cypress St Jacksonville, FL	2.0	1.0	800	$1,000	$1.25	25d	1	0.65mi
3312 Ernest St Jacksonville, FL	3.0	1.0	1065	$1,148	$1.08	25d	1	0.66mi
2701 Myra St Jacksonville, FL	3.0	1.0	1065	$1,595	$1.50	22d	1	0.67mi
3102 Riverside Ave Unit 4 Jacksonville, FL	2.0	1.0	1100	$1,345	$1.22	25d	1	0.68mi
2931 Saint Johns Ave #4 Jacksonville, FL	2.0	2.0	1100	$1,650	$1.50	15d	1	0.70mi
3353 Dellwood Ave Jacksonville, FL	3.0	1.0	934	$1,595	$1.71	18d	1	0.70mi
2657 Post St Apt 2 Jacksonville, FL	3.0	1.0	1100	$1,700	$1.55	4d	1	0.70mi
1654 Talbot Ave Jacksonville, FL	2.0	1.0	840	$1,600	$1.90	5d	1	0.72mi
3236 Phyllis St Unit 3244 Jacksonville, FL	2.0	1.0	720	$850	$1.18	25d	1	0.75mi
3250 Phyllis St Jacksonville, FL	2.0	1.0	720	$850	$1.18	25d	1	0.76mi
2611 Green St Jacksonville, FL	2.0	1.0	728	$1,195	$1.64	25d	1	0.78mi
2611 Green St Jacksonville, FL	2.0	1.0	728	$1,195	$1.64	16d	1	0.78mi
2613 Green St Jacksonville, FL	2.0	1.0	665	$1,150	$1.73	21d	1	0.79mi
2798 St Johns Ave Jacksonville, FL	1.0–2.0	1.0–2.0	962	$2,255	$2.34	3d	16	0.81mi
3311 Pine St Unit 1 Jacksonville, FL	2.0	1.0	1100	$1,950	$1.77	25d	1	0.81mi
3609 Dellwood Ave Jacksonville, FL	2.0	2.0	936	$1,495	$1.60	25d	1	0.83mi
2614 Dellwood Ave Jacksonville, FL	3.0	1.0	1122	$2,325	$2.07	5d	1	0.83mi
2578 Haldumar Ter Jacksonville, FL	2.0	1.0	1114	$2,195	$1.97	16d	1	0.85mi
2577 Haldumar Ter Jacksonville, FL	2.0	1.0	865	$1,050	$1.21	3d	1	0.87mi
676 Bridal Ave Jacksonville, FL	3.0	2.0	1008	$1,450	$1.44	25d	1	0.88mi
4315 Antisdale St Jacksonville, FL	4.0	1.0	1100	$1,600	$1.45	25d	1	0.96mi
3356 Lenox Ave Jacksonville, FL	2.0	1.0	899	$999	$1.11	25d	1	0.96mi
2512 Park St Unit 3 Jacksonville, FL	2.0	1.5	800	$1,395	$1.74	5d	1	0.97mi
420 Sunshine St Jacksonville, FL	3.0	2.0	1050	$1,350	$1.29	3d	1	0.99mi
2359 Oak St #2 Jacksonville, FL	2.0	1.0	800	$995	$1.24	12d	1	1.03mi

Listing history 4 events

1. 2026-06-21
   days on market $174,900 Active 5 DOM
2. 2026-06-18
   days on market $174,900 Active 2 DOM
3. 2026-06-16
   remarks 498-char remark
4. 2026-06-16
   listed $174,900 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: $3,648 · $304/mo
• Projected year-2 tax: $3,648 · $304/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: $18,286
• − Mortgage interest: −$9,797
• − Property taxes: −$3,648
• − Insurance: −$874
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$5,088
• Taxable loss: −$4,047
• Est. tax savings @ 24.0%: +$971
• After-tax cash flow: $-112/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): 29,148
• Household income: $64,789
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 1398.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Black 21% Hispanic / Latino 11% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 8% · Canada, Vietnam, Dominican Republic
• Languages at home: 88% English-only · Spanish 8% Vietnamese 1% 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: ▼ -386.70%
• Current HPI: 310.4566
• Rent YoY: ▲ 1.73%
• 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

-12.5% since first listed

11 events — show timeline

• 2026-06-16 Listed $174,900 realMLS
• 2022-07-13 Listing Removed — realMLS
• 2022-07-06 Relisted — realMLS
• 2022-07-06 Listing Removed — realMLS
• 2022-07-06 Price Changed $310,000 realMLS
• 2022-06-25 Price Changed $340,000 realMLS
• 2022-06-10 Listed $350,000 realMLS
• 2021-12-30 Sold (MLS) $130,000 realMLS
• 2021-12-17 Pending — realMLS
• 2021-12-14 Price Changed $189,900 realMLS
• 2021-12-03 Listed $199,900 realMLS

Property tax history

+19.4%/yr

Latest (2025): $3,648 · +4.4% YoY. Source: county tax records.