639 E 27th St · Jacksonville, FL 32206

$104,900

5 bd · 2.0 ba · 1,752 sqft · MultiFamily public records · 107 Days on market

Built 1920 6,969 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Income producing investment opportunity. Duplex with 2bed/2 bath upstairs and 3/2 downstairs that has been converted to 4/2. Can easily change back to 3/2. Tenant occupied. Please Do not disturb tenants. Serious inquiries only. Also listed as MLS# 881322

Key facts

• Two unit
• Multi family
• Split bedroom layout

Tags

• TWO STORY
• TWO UNIT
• MULTI FAMILY
• LUXURY VINYL PLANK FLOORING
• SPLIT BEDROOM LAYOUT
• INTERIOR UTILITY HOOKUPS

Property features AI

Exterior

• Parking: Other parking
• Utilities: Utilities listed as other
• Home design: Duplex; Frame construction
• Construction: Frame construction
• Exterior features: Lot features listed as other; Approximately 0.16-acre lot

Interior

• Bedrooms: 5 bedrooms total
• Bathrooms: 3 full bathrooms
• Heating & cooling: No central heating listed; No cooling listed
• Interior features: Multi-family use (duplex); Two total stories; Two units in the building

🏷️ Possibly a rental listed for sale. The $104,900 price doesn't fit this home's estimated sale value (~$280,320) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $105k.

Deal economics

• At list price, monthly cash flow is $945 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $95k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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 flat; 194 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 $2,274/mo this rent would consume 70% of the median local household income ($39k/yr) (locally 1057% 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 $725 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 + 0.9% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1920 — 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 $95,459 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.17% ✓
• Cap rate: 17.10%
• Cash-on-cash: 38.60%
• DSCR: 2.72
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $280,320
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3303 Silver St	0.74mi	6/3.0 (+1)	1,848 (+6%)	17mo	$295,750	$160	33

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 2.32×
• Total profit: $38,671
• Equity at exit: $15,641

10-year hold

• IRR: 38.1%
• Equity multiple: 4.18×
• Total profit: $93,432
• Equity at exit: $9,070

Cash invested: $29,372 (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 32206

• Home prices YoY: -23.7%
• Rents YoY: 0.9%
• Active inventory: 194
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,274 high
• Mortgage (P&I): −$550
• Tax from tax record: −$258 /mo · $3,094/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $945

Break-even live

Break-even rent $1,078

Max offer price $104,900

Occupancy floor 53%

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

Units	Beds	Baths	Est. rent
1× unit	3	1.5	$1,187
1× unit	2	1	$1,088
Total (2 units)			$2,274

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 W 33rd St Jacksonville, FL	4.0	1.0	1395	$898	$0.64	7d	1	0.58mi
421 Golfair Blvd Jacksonville, FL	4.0	2.5	1761	$1,381	$0.78	16d	1	0.87mi
30 W 12th St Jacksonville, FL	4.0	3.0	1792	$2,580	$1.44	1d	1	0.92mi
331 W 40th St Jacksonville, FL	4.0	2.0	1536	$1,375	$0.90	3d	1	0.96mi
33 W 55th St Jacksonville, FL	4.0	2.0	1387	$1,321	$0.95	2d	1	1.31mi
516 E 58th St Jacksonville, FL	4.0	2.0	1232	$1,725	$1.40	7d	1	1.37mi
1445 Ionia St Jacksonville, FL	4.0	2.0	1640	$1,799	$1.10	23d	1	1.40mi
1025 W 25th St Unit 1 Jacksonville, FL	5.0	2.0	1500	$2,000	$1.33	23d	1	1.48mi
1029 W 25th St Unit 1 Jacksonville, FL	5.0	2.0	1410	$2,200	$1.56	23d	1	1.49mi

Listing history 30 events

1. 2026-06-18
   days on market $104,900 Active 107 DOM
2. 2026-06-17
   days on market $104,900 Active 106 DOM
3. 2026-06-16
   days on market $104,900 Active 105 DOM
4. 2026-06-15
   days on market $104,900 Active 104 DOM
5. 2026-06-10
   days on market $104,900 Active 98 DOM
6. 2026-06-08
   days on market $104,900 Active 97 DOM
7. 2026-06-07
   days on market $104,900 Active 96 DOM
8. 2026-06-03
   remarks 646-char remark
9. 2026-06-03
   days on market $104,900 Active 92 DOM
10. 2026-06-02
    days on market $104,900 Active 91 DOM
11. 2026-06-01
    days on market $104,900 Active 90 DOM
12. 2026-05-31
    days on market $104,900 Active 89 DOM
13. 2026-05-08
    price $104,900
14. 2026-04-10
    price $114,900
15. 2026-03-03
    listed $124,900 Active
16. 2023-09-06
    soldstatus $160,000
17. 2020-07-27
    soldstatus $115,000
18. 2019-06-26
    soldstatus $22,500
19. 2017-10-20
    price $42,000 259-char remark

    Show marketing remark (183 chars)

    Income producing investment opportunity near Springfield.Tenant occupied. Please do not disturb tenants. Duplex with 3/1 and 2/1. Serious inquires only. Also listed as MLS # 881320.

20. 2017-10-20
    price $42,000 183-char remark

    Show marketing remark (183 chars)

    Income producing investment opportunity near Springfield.Tenant occupied. Please do not disturb tenants. Duplex with 3/1 and 2/1. Serious inquires only. Also listed as MLS # 881320.

21. 2017-10-18
    soldstatus $35,000 Sold 183-char remark

    Show marketing remark (259 chars)

    Income producing investment opportunity. Duplex with 2bed/2 bath upstairs and 3/2 downstairs that has been converted to 4/2. Can easily change back to 3/2. Tenant occupied. Please Do not disturb tenants. Serious inquiries only. Also listed as MLS# 881322

22. 2017-10-18
    soldstatus $35,000 Sold 259-char remark

    Show marketing remark (259 chars)

    Income producing investment opportunity. Duplex with 2bed/2 bath upstairs and 3/2 downstairs that has been converted to 4/2. Can easily change back to 3/2. Tenant occupied. Please Do not disturb tenants. Serious inquiries only. Also listed as MLS# 881322

23. 2017-09-29
    price $65,000 259-char remark

    Show marketing remark (259 chars)

    Income producing investment opportunity. Duplex with 2bed/2 bath upstairs and 3/2 downstairs that has been converted to 4/2. Can easily change back to 3/2. Tenant occupied. Please Do not disturb tenants. Serious inquiries only. Also listed as MLS# 881322

24. 2017-09-27
    price $65,000 183-char remark

    Show marketing remark (183 chars)

    Income producing investment opportunity near Springfield.Tenant occupied. Please do not disturb tenants. Duplex with 3/1 and 2/1. Serious inquires only. Also listed as MLS # 881320.

25. 2017-06-14
    price $75,000 259-char remark

    Show marketing remark (183 chars)

    Income producing investment opportunity near Springfield.Tenant occupied. Please do not disturb tenants. Duplex with 3/1 and 2/1. Serious inquires only. Also listed as MLS # 881320.

26. 2017-06-14
    price $75,000 183-char remark

    Show marketing remark (183 chars)

    Income producing investment opportunity near Springfield.Tenant occupied. Please do not disturb tenants. Duplex with 3/1 and 2/1. Serious inquires only. Also listed as MLS # 881320.

27. 2017-05-10
    listed $85,000 Active 183-char remark

    Show marketing remark (259 chars)

    Income producing investment opportunity. Duplex with 2bed/2 bath upstairs and 3/2 downstairs that has been converted to 4/2. Can easily change back to 3/2. Tenant occupied. Please Do not disturb tenants. Serious inquiries only. Also listed as MLS# 881322

28. 2017-05-10
    listed $85,000 Active 259-char remark

    Show marketing remark (259 chars)

    Income producing investment opportunity. Duplex with 2bed/2 bath upstairs and 3/2 downstairs that has been converted to 4/2. Can easily change back to 3/2. Tenant occupied. Please Do not disturb tenants. Serious inquiries only. Also listed as MLS# 881322

29. 2002-11-06
    soldstatus $48,400
30. 2001-07-20
    soldstatus $40,000

ⓘ 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: $3,094 · $258/mo
• Projected year-2 tax: $3,094 · $258/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 2/10 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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,288
• − Mortgage interest: −$5,876
• − Property taxes: −$3,094
• − Insurance: −$524
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − Depreciation: −$3,052
• Taxable income: $10,376
• Est. tax owed @ 24.0%: −$2,490
• After-tax cash flow: $8,848/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): 17,105
• Household income: $39,242
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1057.0

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 (65%)
• Race & ethnicity: Black 65% White 22% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 2% Romanian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Arabic 1% German/W. Germanic 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: ▼ -64.55%
• Current HPI: 208.1852
• Rent YoY: ▲ 0.94%
• 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

+162.2% since first listed

18 events — show timeline

• 2026-05-08 Price Changed $104,900 realMLS
• 2026-04-10 Price Changed $114,900 realMLS
• 2026-03-03 Listed $124,900 realMLS
• 2023-09-06 Sold (Public Records) $160,000 Public Records
• 2020-07-27 Sold (Public Records) $115,000 Public Records
• 2019-06-26 Sold (Public Records) $22,500 Public Records
• 2017-10-20 Price Changed $42,000 realMLS
• 2017-10-20 Price Changed $42,000 realMLS
• 2017-10-18 Sold (MLS) $35,000 realMLS
• 2017-10-18 Sold (MLS) $35,000 realMLS
• 2017-09-29 Price Changed $65,000 realMLS
• 2017-09-27 Price Changed $65,000 realMLS
• 2017-06-14 Price Changed $75,000 realMLS
• 2017-06-14 Price Changed $75,000 realMLS
• 2017-05-10 Listed $85,000 realMLS
• 2017-05-10 Listed $85,000 realMLS
• 2002-11-06 Sold (Public Records) $48,400 Public Records
• 2001-07-20 Sold (Public Records) $40,000 Public Records

Property tax history

+15.4%/yr

Latest (2025): $3,094 · +22.1% YoY. Source: county tax records.