431 W 26th St · Jacksonville, FL 32206

$115,000

3 bd · 1.0 ba · 966 sqft · SingleFamily public records · 182 Days on market

Built 1926 5,227 sqft lot Est $83k · 38% over

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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 +20.4/30.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This property is part of a portfolio and may be sold individually or as part of a package. Step into charm and character with this beautifully refreshed 3-bedroom, 1-bath home in the heart of Brentwood! Built in 1926, this 966 sq ft gem blends timeless appeal with modern updates you'll love. Featuring a newer roof (2018), fresh paint, and stylish new flooring throughout, this home is truly move-in ready. Natural light fills the cozy living spaces, creating a warm and inviting atmosphere perfect for relaxing or entertaining. Each bedroom offers comfort and versatility, while the efficient layout maximizes every square foot. Whether you're a first-time buyer, downsizing, or adding to your inv

Key facts

• Updated roof
• Growing area
• 5,227 sq ft lot

Tags

• UPDATED ROOF
• IMMEDIATE RENTAL INCOME
• GROWING AREA

Property features AI

Finance

• Financial info: $1,114.81 annual tax (2024)
• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One level (entry level: 1)
• Construction: Fiber cement and frame construction; Shingle roof
• Exterior features: Covered front and rear porches

Interior

• Kitchen: Eat-in kitchen; Pantry
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Pantry; Primary bathroom with tub and shower
• Laundry & utility: In-unit laundry hookups (washer and electric dryer hookups)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Grasp Academy (math 18% / reading 14%, grade F, #2,130 of 2,144 statewide, top 99%, 271 students, 52% 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-school proficiency averages 25% at this address vs 46% district-wide (-20 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 200 active listings in the ZIP; 40 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).
• This rent runs 35% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 15% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.01% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $83,076
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
334 Birch St	0.13mi	3/1.0	1,008 (+4%)	4mo	$50,000	$50	83
2830 Saturn Ave	0.45mi	3/1.0	960 (-1%)	2mo	$72,000	$75	77
2822 Flanders St #8-19	0.41mi	2/1.0 (-1)	983 (+2%)	5mo	$58,000	$59	69
1004 W 26th St	0.56mi	3/1.0	936 (-3%)	2mo	$102,500	$110	67
705 Oak Arbor Cir	0.23mi	3/2.0	1,094 (+13%)	1mo	$160,000	$146	62
28 W 35th St	0.46mi	3/1.5	1,034 (+7%)	4mo	$110,000	$106	61
2727 N N Davis Rd St	0.60mi	3/1.0	904 (-6%)	1mo	$78,000	$86	60
4562 Notter Ave	0.43mi	3/2.0	1,052 (+9%)	4mo	$139,000	$132	57
632 Ivy St	0.55mi	3/1.0	890 (-8%)	6mo	$45,000	$51	57
3410 N Lee St	0.57mi	3/1.0	1,056 (+9%)	3mo	$100,000	$95	56
1125 W 29th St	0.72mi	3/1.0	864 (-11%)	4mo	$73,000	$84	45
1076 W 32nd St	0.71mi	2/1.0 (-1)	825 (-15%)	2mo	$48,000	$58	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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.65×
• Total profit: $-11,422
• Equity at exit: $17,147

10-year hold

• IRR: -3.5%
• Equity multiple: 0.79×
• Total profit: $-6,897
• Equity at exit: $9,943

Cash invested: $32,200 (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: 200
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,159 high
• Mortgage (P&I): −$603
• Tax from tax record: −$115 /mo · $1,375/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $150

Break-even live

Break-even rent $969

Max offer price $115,000

Occupancy floor 82%

Sensitivity live

Price	-10% $215	-5% $183	+0% $150	+5% $118	+10% $85
Rent	-10% $59	-5% $104	+0% $150	+5% $196	+10% $242
Rate	-1.0pp $208	-0.5pp $179	base $150	+0.5pp $120	+1.0pp $90

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3730 Lehigh St Unit 3730 Jacksonville, FL	2.0	1.0	850	$900	$1.06	16d	1	0.11mi
3732 Lehigh St Jacksonville, FL	2.0	1.0	850	$900	$1.06	16d	1	0.12mi
528 W 25th St Jacksonville, FL	2.0	1.0	944	$1,100	$1.17	25d	1	0.13mi
3933 Boulevard #2 Jacksonville, FL	2.0	1.0	684	$748	$1.09	9d	1	0.18mi
154 W 28th St Jacksonville, FL	2.0	2.0	818	$1,138	$1.39	19d	1	0.19mi
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	15d	1	0.19mi
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	23d	1	0.19mi
3914 Springfield Blvd Jacksonville, FL	2.0	1.0	858	$1,050	$1.22	25d	1	0.24mi
3914 Springfield Blvd Jacksonville, FL	2.0	1.0	858	$1,050	$1.22	6d	1	0.24mi
204 W 23rd St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	3d	1	0.26mi
3728 Silver St Jacksonville, FL	2.0	1.0	916	$1,100	$1.20	25d	1	0.26mi
134 W 23rd St Jacksonville, FL	2.0	1.0	768	$1,050	$1.37	25d	1	0.29mi
522 W 21st St Jacksonville, FL	3.0	2.0	1045	$1,350	$1.29	25d	1	0.31mi
34 W 23rd St Jacksonville, FL	3.0	1.5	962	$1,400	$1.46	25d	1	0.36mi
101 W 21st St Unit 2 Jacksonville, FL	2.0	1.0	635	$1,085	$1.71	25d	1	0.36mi
666 Basswood St Jacksonville, FL	3.0	1.0	1002	$1,400	$1.40	25d	1	0.36mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,095	$1.02	23d	1	0.37mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,075	$1.00	5d	1	0.37mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,075	$1.00	15d	1	0.37mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,095	$1.02	23d	1	0.37mi
451 Long Branch Blvd Unit 451 Jacksonville, FL	2.0	1.0	1000	$1,350	$1.35	25d	1	0.39mi
2906 Silver St Unit 01 Jacksonville, FL	2.0	1.0	840	$895	$1.07	25d	1	0.39mi
849 W 30th St Apt 3 Jacksonville, FL	2.0	1.0	750	$965	$1.29	25d	1	0.44mi
610 W 18th St Unit 1 Jacksonville, FL	2.0	1.0	750	$825	$1.10	25d	1	0.47mi
610 W 18th St Unit 2 Jacksonville, FL	2.0	1.0	750	$825	$1.10	4d	1	0.47mi
916 W 25th St Jacksonville, FL	2.0	1.0	816	$1,025	$1.26	19d	1	0.48mi
917 W 30th St Jacksonville, FL	2.0	1.0	672	$1,200	$1.79	19d	1	0.50mi
511 Ivy St Jacksonville, FL	2.0	1.0	900	$995	$1.11	25d	1	0.51mi
2817 Mars Ave Jacksonville, FL	2.0	1.0	945	$975	$1.03	23d	1	0.52mi
2811 Venus St Jacksonville, FL	2.0	1.0	830	$1,087	$1.31	6d	1	0.55mi
4721 E Castlewood Dr Jacksonville, FL	3.0	1.0	1008	$1,250	$1.24	25d	1	0.56mi
3416 N Lee St Unit 1 Jacksonville, FL	2.0	1.0	680	$995	$1.46	25d	1	0.57mi
4918 N Pearl St Jacksonville, FL	2.0	1.0	850	$895	$1.05	25d	1	0.59mi
22 W 38th St Jacksonville, FL	2.0	1.0	800	$1,100	$1.38	25d	1	0.60mi
3902 Stuart St Jacksonville, FL	2.0	2.0	1114	$1,050	$0.94	25d	1	0.66mi
1104 W 29th St Unit 1104 Jacksonville, FL	2.0	1.0	624	$850	$1.36	25d	1	0.68mi
1104 W 24th St Jacksonville, FL	2.0	1.0	786	$600	$0.76	19d	1	0.69mi
1124 W 25th St #4 Jacksonville, FL	2.0	1.0	676	$1,000	$1.48	25d	1	0.71mi
1145 W 25th St Unit 1 Jacksonville, FL	2.0	1.0	676	$775	$1.15	19d	1	0.74mi
3747 Peachtree St Jacksonville, FL	3.0	2.0	1082	$1,410	$1.30	5d	1	0.74mi

Listing history 27 events

1. 2026-06-21
   days on market $115,000 Active 182 DOM
2. 2026-06-18
   days on market $115,000 Active 179 DOM
3. 2026-06-17
   days on market $115,000 Active 178 DOM
4. 2026-06-16
   days on market $115,000 Active 177 DOM
5. 2026-06-15
   pricedays on market $115,000 Active 176 DOM
6. 2026-06-10
   days on market $117,500 Active 170 DOM
7. 2026-06-08
   days on market $117,500 Active 169 DOM
8. 2026-06-08
   days on market $117,500 Active 168 DOM
9. 2026-06-03
   days on market $117,500 Active 164 DOM
10. 2026-06-02
    days on market $117,500 Active 163 DOM
11. 2026-06-01
    days on market $117,500 Active 162 DOM
12. 2026-05-31
    days on market $117,500 Active 161 DOM
13. 2026-05-14
    price $120,000
14. 2026-05-06
    price $122,500
15. 2026-04-17
    status Active
16. 2026-02-10
    historical
17. 2026-02-10
    price $130,000
18. 2026-01-06
    price $79,000
19. 2025-12-09
    price $80,000
20. 2025-12-04
    price $82,500
21. 2025-11-18
    price $84,000
22. 2025-11-13
    price $85,000
23. 2025-11-04
    price $90,000
24. 2025-10-28
    price $95,000
25. 2025-10-16
    listed $100,000 Active
26. 2025-10-10
    soldstatus $338,200
27. 1971-09-20
    soldstatus $9,800

ⓘ 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: $1,375 · $115/mo
• Projected year-2 tax: $1,375 · $115/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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,911
• − Mortgage interest: −$6,442
• − Property taxes: −$1,375
• − Insurance: −$575
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$3,345
• Taxable loss: −$52
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $1,815/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

+1124.5% since first listed

15 events — show timeline

• 2026-05-14 Price Changed $120,000 realMLS
• 2026-05-06 Price Changed $122,500 realMLS
• 2026-04-17 Relisted — realMLS
• 2026-02-10 Price Changed $130,000 realMLS
• 2026-02-10 Listing Removed — realMLS
• 2026-01-06 Price Changed $79,000 realMLS
• 2025-12-09 Price Changed $80,000 realMLS
• 2025-12-04 Price Changed $82,500 realMLS
• 2025-11-18 Price Changed $84,000 realMLS
• 2025-11-13 Price Changed $85,000 realMLS
• 2025-11-04 Price Changed $90,000 realMLS
• 2025-10-28 Price Changed $95,000 realMLS
• 2025-10-16 Listed $100,000 realMLS
• 2025-10-10 Sold (Public Records) $338,200 Public Records
• 1971-09-20 Sold (Public Records) $9,800 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,375 · +23.3% YoY. Source: county tax records.