1055 Glencarin St · Jacksonville, FL 32208

$320,020

6 bd · 3.0 ba · 1,934 sqft · MultiFamily public records · 1 Days on market

Built 1960 7,405 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
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 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

This newly renovated triplex home is move in ready! It has 6 bedrooms and 3 bathrooms with 1934 sq feet of living space and updates throughout. Call for your showing today!

Key facts

• 7,405 sq ft lot
• Built 1960

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $320k.

Deal economics

• At list price, monthly cash flow is $4k ($43k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $320k).
• Cap rate 19.8% 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.
• Zoned schools: North Shore Elementary (math 49% / reading 36%, grade F, #1,383 of 2,144 statewide, top 65%, 701 students, 86% FRL); Joseph Stilwell Middle School (math 31% / reading 33%, grade F, #448 of 571 statewide, top 79%, 612 students, 68% FRL); Andrew Jackson High School (math 30% / reading 26%, grade F, #464 of 667 statewide, top 70%, 870 students, 54% FRL) — zoned schools average 69% FRL vs 49% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.4%/yr); 294 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $7,229/mo this rent would consume 210% of the median local household income ($41k/yr) (locally 1765% 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 $2k of loan paydown is wiped out by about $10k 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 + 0.0% rent growth), your $90k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 21y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $320,020

Questions for the listing agent

1. Built in 1960 — 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 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: 2.26% ✓
• Cap rate: 19.75%
• Cash-on-cash: 48.06%
• DSCR: 3.14
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 42.1%
• Equity multiple: 2.74×
• Total profit: $155,598
• Equity at exit: $47,716

10-year hold

• IRR: 46.9%
• Equity multiple: 4.89×
• Total profit: $348,180
• Equity at exit: $27,669

Cash invested: $89,606 (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 32208

• Home prices YoY: -33.6%
• Rents YoY: -1.4%
• Active inventory: 294
• Price-to-rent: 18.4×

Monthly cashflow live

• Estimated rent: $7,229 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$310 /mo · $3,724/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,518
• Net cashflow: $3,589

Break-even live

Break-even rent $2,686

Max offer price $320,020

Occupancy floor 45%

Sensitivity live

Price	-10% $3,770	-5% $3,680	+0% $3,589	+5% $3,498	+10% $3,408
Rent	-10% $3,018	-5% $3,303	+0% $3,589	+5% $3,875	+10% $4,160
Rate	-1.0pp $3,750	-0.5pp $3,670	base $3,589	+0.5pp $3,506	+1.0pp $3,422

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

Units	Beds	Baths	Est. rent
▸ 5× units	6	3	$7,230
Total (5 units)			$7,229

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: $80,005
• Closing costs: $9,601
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7345 Linda Dr Jacksonville, FL	5.0	2.0	1380	$1,650	$1.20	25d	1	0.76mi
1025 W 25th St Unit 1 Jacksonville, FL	5.0	2.0	1500	$2,000	$1.33	25d	1	1.19mi
1029 W 25th St Unit 1 Jacksonville, FL	5.0	2.0	1410	$2,200	$1.56	25d	1	1.19mi

Listing history 22 events

1. 2026-05-01
   soldstatus $320,020
2. 2026-04-01
   status Pending
3. 2026-04-01
   listed $320,020 Active
4. 2019-08-29
   soldstatus $418,800
5. 2018-08-08
   status Pending 174-char remark

   Show marketing remark (174 chars)

   This newly renovated triplex home is move in ready! It has 6 bedrooms and 3 bathrooms with 1934 sq feet of living space and updates throughout. Call for your showing today!

6. 2018-08-08
   historical 174-char remark

   Show marketing remark (174 chars)

   This newly renovated triplex home is move in ready! It has 6 bedrooms and 3 bathrooms with 1934 sq feet of living space and updates throughout. Call for your showing today!

7. 2018-08-08
   listed $220,000 Active 174-char remark

   Show marketing remark (174 chars)

   This newly renovated triplex home is move in ready! It has 6 bedrooms and 3 bathrooms with 1934 sq feet of living space and updates throughout. Call for your showing today!

8. 2018-04-10
   soldstatus $22,000 Sold 80-char remark

   Show marketing remark (80 chars)

   Home is being sold AS IS ...This is a short sale and must be approved by lender.

9. 2018-04-02
   soldstatus $22,000
10. 2018-02-16
    status Pending 80-char remark

    Show marketing remark (80 chars)

    Home is being sold AS IS ...This is a short sale and must be approved by lender.

11. 2017-09-14
    historical 80-char remark

    Show marketing remark (80 chars)

    Home is being sold AS IS ...This is a short sale and must be approved by lender.

12. 2017-09-14
    listed $15,000 80-char remark

    Show marketing remark (80 chars)

    Home is being sold AS IS ...This is a short sale and must be approved by lender.

13. 2017-09-14
    historical 80-char remark

    Show marketing remark (80 chars)

    Home is being sold AS IS ...This is a short sale and must be approved by lender.

14. 2009-10-19
    historical
15. 2009-09-14
    listed $45,000
16. 2009-04-30
    historical
17. 2007-10-19
    listed $65,000
18. 2005-05-18
    soldstatus $100,000
19. 2005-05-02
    historical
20. 2005-04-29
    soldstatus $100,000
21. 2005-02-15
    listed $109,900
22. 2001-02-08
    soldstatus $37,000

ⓘ 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: $3,724 · $310/mo
• Projected year-2 tax: $3,724 · $310/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 2/10 Low FEMA zone X (unshaded) · 5% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 18 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: $86,748
• − Mortgage interest: −$17,926
• − Property taxes: −$3,724
• − Insurance: −$1,600
• − Repairs & maintenance: −$6,940
• − Management: −$6,940
• − Depreciation: −$9,310
• Taxable income: $40,308
• Est. tax owed @ 24.0%: −$9,674
• After-tax cash flow: $33,394/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): 32,699
• Household income: $41,324
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1765.0

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 (77%)
• Race & ethnicity: Black 77% White 16% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -110.56%
• Current HPI: 217.9706
• Rent YoY: ▼ -1.36%
• 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

+764.9% since first listed

22 events — show timeline

• 2026-05-01 Sold (Public Records) $320,020 Public Records
• 2026-04-01 Pending — realMLS
• 2026-04-01 Listed $320,020 realMLS
• 2019-08-29 Sold (Public Records) $418,800 Public Records
• 2018-08-08 Pending — realMLS
• 2018-08-08 Listed $220,000 realMLS
• 2018-08-08 Listing Removed — realMLS
• 2018-04-10 Sold (MLS) $22,000 realMLS
• 2018-04-02 Sold (Public Records) $22,000 Public Records
• 2018-02-16 Pending — realMLS
• 2017-09-14 Listing Removed — realMLS
• 2017-09-14 Listed $15,000 realMLS
• 2017-09-14 Listing Removed — realMLS
• 2009-10-19 Listing Removed — realMLS
• 2009-09-14 Listed $45,000 realMLS
• 2009-04-30 Listing Removed — realMLS
• 2007-10-19 Listed $65,000 realMLS
• 2005-05-18 Sold (Public Records) $100,000 Public Records
• 2005-05-02 Listing Removed — realMLS
• 2005-04-29 Sold (MLS) $100,000 realMLS
• 2005-02-15 Listed $109,900 realMLS
• 2001-02-08 Sold (Public Records) $37,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $3,724 · +14.8% YoY. Source: county tax records.