3639 Charles St · Jacksonville, FL 32209

$102,500

2 bd · 1.0 ba · 792 sqft · Townhouse public records · 33 Days on market

Built 1972 410 sqft lot

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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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.5/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this investor gem in Jacksonville! This 2 bed/1bath townhouse open floor plan. Enjoy spacious bedrooms with indoor laundry and the convenience of a thriving neighborhood. The roof was redone in 2014. Don't miss this opportunity, schedule your appointment now! The pictures' are from prior to tenant moving into home. Tenant occupied. Please do not disturb.

Key facts

• Open layout
• Indoor laundry
• Built 1972

Tags

• OPEN LAYOUT
• INDOOR LAUNDRY
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Zoned RLD-60; Pets allowed: cats and dogs; No lease restrictions
• HOA & community: No association fees; association fee includes none; Condo land included

Exterior

• Utilities: Public water; Public sewer; Sewer connected
• Home design: Townhouse; Residential property; One story; Faces east
• Construction: Block construction; Shingle roof; Block foundation; Built on approximately 762 square feet of living area
• Exterior features: Asphalt road access; Lot approximately 0.1 acre (less than 1/4 acre)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Three total rooms
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $102k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $99k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Market conditions: Rents rising (+1.8%/yr); 399 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 42% of the median local income ($31k/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 $709 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 33 days — a 3% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $88k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,425 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.26%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $55,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3626 Lionell St	0.07mi	2/1.0	820 (+4%)	6mo	$57,000	$70	86

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: -9.5%
• Equity multiple: 0.66×
• Total profit: $-9,849
• Equity at exit: $15,283

10-year hold

• IRR: -1.8%
• Equity multiple: 0.89×
• Total profit: $-3,263
• Equity at exit: $8,862

Cash invested: $28,700 (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: 399
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,077 high
• Mortgage (P&I): −$538
• Tax from tax record: −$145 /mo · $1,739/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $126

Break-even live

Break-even rent $918

Max offer price $102,500

Occupancy floor 83%

Sensitivity live

Price	-10% $184	-5% $155	+0% $126	+5% $97	+10% $68
Rent	-10% $41	-5% $83	+0% $126	+5% $168	+10% $211
Rate	-1.0pp $177	-0.5pp $152	base $126	+0.5pp $99	+1.0pp $72

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: $25,625
• Closing costs: $3,075
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1863 W 29th St Jacksonville, FL	3.0	2.0	956	$1,190	$1.24	22d	1	0.14mi
1842 W 26th St Jacksonville, FL	3.0	2.0	933	$1,200	$1.29	24d	1	0.16mi
1830 W 27th St Jacksonville, FL	3.0	2.0	952	$1,375	$1.44	24d	1	0.16mi
1839 W 30th St Jacksonville, FL	3.0	1.0	828	$1,050	$1.27	24d	1	0.20mi
1968 W 23rd St Unit Main Jacksonville, FL	3.0	2.0	1106	$1,400	$1.27	22d	1	0.23mi
1971 W 22nd St Jacksonville, FL	3.0	1.0	1094	$1,095	$1.00	8d	1	0.25mi
1737 W 28th St Jacksonville, FL	3.0	1.0	1105	$700	$0.63	24d	1	0.26mi
1636 W 28th St Jacksonville, FL	3.0	2.0	912	$1,375	$1.51	24d	1	0.36mi
1625 W 26th St Jacksonville, FL	2.0	1.0	750	$800	$1.07	2d	1	0.38mi
1625 W 26th St Unit 2 Jacksonville, FL	2.0	1.0	750	$800	$1.07	24d	1	0.38mi
1625 W 26th St Unit 4 Jacksonville, FL	2.0	1.0	750	$900	$1.20	24d	1	0.38mi
1645 W 23rd St Unit 2 Jacksonville, FL	3.0	1.0	912	$1,275	$1.40	24d	1	0.40mi
1599 W 30th St Unit B Jacksonville, FL	2.0	1.0	780	$1,150	$1.47	15d	1	0.44mi
1901 Pullman Ct Jacksonville, FL	2.0	1.0	969	$1,295	$1.34	8d	1	0.46mi
1584 W 31st St Unit 3 Jacksonville, FL	2.0	1.0	832	$900	$1.08	24d	1	0.47mi
1556 W 28th St Jacksonville, FL	2.0	1.0	682	$875	$1.28	11d	1	0.49mi
1653 W 35th St Jacksonville, FL	2.0	1.0	800	$825	$1.03	24d	1	0.51mi
2050 W 40th St Jacksonville, FL	3.0	1.0	1010	$1,350	$1.34	17d	1	0.52mi
2604 McMillan St Jacksonville, FL	3.0	1.0	912	$1,100	$1.21	22d	1	0.52mi
1593 W 21st St Jacksonville, FL	2.0	1.0	805	$922	$1.15	24d	1	0.54mi
2052 W 17th St Jacksonville, FL	2.0	1.0	652	$975	$1.50	2d	1	0.54mi
1551 W 33rd St #2 Jacksonville, FL	2.0	1.0	842	$795	$0.94	21d	1	0.57mi
1526 W 22nd St Jacksonville, FL	2.0	1.0	624	$900	$1.44	17d	1	0.60mi
2040 W 15th St Jacksonville, FL	2.0	1.0	1036	$1,050	$1.01	24d	1	0.61mi
2171 W 40th St Jacksonville, FL	2.0	1.0	700	$950	$1.36	24d	1	0.63mi
2221 W 39th St Jacksonville, FL	2.0	1.0	675	$800	$1.19	24d	1	0.65mi
3516 Penton St Jacksonville, FL	3.0	1.0	1000	$1,350	$1.35	24d	1	0.65mi
1824 W 14th St Unit 3 Jacksonville, FL	2.0	1.0	674	$775	$1.15	24d	1	0.66mi
5350 Dodge Rd Jacksonville, FL	3.0	1.0	1000	$1,500	$1.50	24d	1	0.67mi
1845 W 13th St Unit 1 Jacksonville, FL	2.0	1.0	800	$850	$1.06	24d	1	0.67mi
1437 W 26th St Jacksonville, FL	2.0	1.0	644	$650	$1.01	24d	1	0.68mi
2312 Fairfax St Jacksonville, FL	3.0	1.0	726	$650	$0.90	18d	1	0.68mi
2310 Fairfax St Jacksonville, FL	2.0	1.0	726	$600	$0.83	24d	1	0.68mi
4114 Moncrief Rd Jacksonville, FL	2.0	1.0	821	$975	$1.19	8d	1	0.68mi
4114 Moncrief Rd Unit 2 Jacksonville, FL	2.0	1.0	821	$1,050	$1.28	24d	1	0.68mi
5352 Dodge Rd Jacksonville, FL	3.0	2.0	1050	$1,261	$1.20	24d	1	0.69mi
2306 Fairfax St Unit 1 Jacksonville, FL	3.0	1.0	900	$700	$0.78	24d	1	0.69mi
2306 Fairfax St Unit 3 Jacksonville, FL	2.0	1.0	700	$650	$0.93	24d	1	0.69mi
1823 W 44th St Jacksonville, FL	3.0	2.0	1066	$1,500	$1.41	24d	1	0.69mi
2210 Pullman Ave Jacksonville, FL	3.0	1.0	940	$1,050	$1.12	4d	1	0.70mi

Listing history 24 events

1. 2026-06-21
   days on market $102,500 Active 33 DOM
2. 2026-06-18
   days on market $102,500 Active 30 DOM
3. 2026-06-17
   days on market $102,500 Active 29 DOM
4. 2026-06-16
   days on market $102,500 Active 28 DOM
5. 2026-06-15
   days on market $102,500 Active 27 DOM
6. 2026-06-13
   days on market $102,500 Active 25 DOM
7. 2026-06-13
   days on market $102,500 Active 24 DOM
8. 2026-06-10
   days on market $102,500 Active 21 DOM
9. 2026-06-08
   days on market $102,500 Active 20 DOM
10. 2026-06-07
    days on market $102,500 Active 19 DOM
11. 2026-06-05
    days on market $102,500 Active 16 DOM
12. 2026-06-03
    days on market $102,500 Active 15 DOM
13. 2026-06-02
    days on market $102,500 Active 14 DOM
14. 2026-06-01
    days on market $102,500 Active 13 DOM
15. 2026-05-31
    days on market $102,500 Active 12 DOM
16. 2026-05-19
    listed $102,500 Active
17. 2024-05-14
    soldstatus $88,000
18. 2024-05-09
    soldstatus $88,000 Closed 375-char remark

    Show marketing remark (375 chars)

    Take a look at this investor gem in Jacksonville! This 2 bed/1bath townhouse open floor plan. Enjoy spacious bedrooms with indoor laundry and the convenience of a thriving neighborhood. The roof was redone in 2014. Don't miss this opportunity, schedule your appointment now! The pictures' are from prior to tenant moving into home. Tenant occupied. Please do not disturb.

19. 2024-03-15
    status Pending 375-char remark

    Show marketing remark (375 chars)

    Take a look at this investor gem in Jacksonville! This 2 bed/1bath townhouse open floor plan. Enjoy spacious bedrooms with indoor laundry and the convenience of a thriving neighborhood. The roof was redone in 2014. Don't miss this opportunity, schedule your appointment now! The pictures' are from prior to tenant moving into home. Tenant occupied. Please do not disturb.

20. 2023-11-24
    listed $90,000 Active 375-char remark

    Show marketing remark (375 chars)

    Take a look at this investor gem in Jacksonville! This 2 bed/1bath townhouse open floor plan. Enjoy spacious bedrooms with indoor laundry and the convenience of a thriving neighborhood. The roof was redone in 2014. Don't miss this opportunity, schedule your appointment now! The pictures' are from prior to tenant moving into home. Tenant occupied. Please do not disturb.

21. 2008-11-20
    historical 60-char remark

    Show marketing remark (60 chars)

    Property is currently rented, need appointment for showings.

22. 2008-05-21
    listed $45,000 60-char remark

    Show marketing remark (60 chars)

    Property is currently rented, need appointment for showings.

23. 2004-06-18
    soldstatus $25,100
24. 1986-07-01
    soldstatus $22,000

ⓘ 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: $1,739 · $145/mo
• Projected year-2 tax: $1,739 · $145/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 · 19 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: $12,925
• − Mortgage interest: −$5,742
• − Property taxes: −$1,739
• − Insurance: −$512
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$2,982
• Taxable loss: −$118
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $1,537/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

+365.9% since first listed

9 events — show timeline

• 2026-05-19 Listed $102,500 Stellar MLS as Distributed by MLS Grid
• 2024-05-14 Sold (Public Records) $88,000 Public Records
• 2024-05-09 Sold (MLS) $88,000 realMLS
• 2024-03-15 Pending — realMLS
• 2023-11-24 Listed $90,000 realMLS
• 2008-11-20 Listing Removed — realMLS
• 2008-05-21 Listed $45,000 realMLS
• 2004-06-18 Sold (Public Records) $25,100 Public Records
• 1986-07-01 Sold (Public Records) $22,000 Public Records

Property tax history

+16.9%/yr

Latest (2025): $1,739 · +18.9% YoY. Source: county tax records.