355 Monument Rd · Jacksonville, FL 32225

$111,000

2 bd · 2.0 ba · 1,050 sqft · MultiFamily · 23 Days on market

Built 2006 ↓ 24% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 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

apartment conversion to condos

Key facts

• Built 2006
• Listed 22 days

Property features AI

Exterior

• Home design: Built in 2006
• Construction: Living area approximately 1,050
• Exterior features: Located in the Regency subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $111k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $111k).
• Recommended offer: $109k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 soft (-1.4%/yr); 222 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $767 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 + 0.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,335 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.47% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.29%
• DSCR: 1.90
• GRM: 5.7

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: 9.1%
• Equity multiple: 1.34×
• Total profit: $10,711
• Equity at exit: $16,550

10-year hold

• IRR: 15.6%
• Equity multiple: 2.09×
• Total profit: $33,993
• Equity at exit: $9,597

Cash invested: $31,080 (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 32225

• Rents YoY: -1.4%
• Active inventory: 222
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,636 high
• Mortgage (P&I): −$582
• Tax est. 1.5%: −$139 /mo · $1,665/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $525

Break-even live

Break-even rent $971

Max offer price $111,000

Occupancy floor 63%

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: $27,750
• Closing costs: $3,330
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Monument Rd Jacksonville, FL	3.0	1.0–2.0	753	$1,360	$1.80	10d	8	0.20mi
653 Monument Rd Jacksonville, FL	1.0–3.0	1.0–2.0	983	$1,506	$1.53	1d	19	0.47mi
1721 Anniston Rd Jacksonville, FL	1.0–3.0	1.0–2.0	850	$1,370	$1.61	7d	1	0.61mi
10120 Pontiac Dr Jacksonville, FL	3.0	2.0	1209	$1,775	$1.47	21d	1	0.71mi
1462 Solera Ter Jacksonville, FL	1.0–3.0	1.0–2.0	1096	$1,685	$1.54	2d	1	0.76mi
1251 Beacon Point Dr Jacksonville, FL	1.0–2.0	1.0–2.0	825	$1,564	$1.90	4d	23	0.83mi
1141 Kendall Town Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1137	$1,594	$1.40	23d	1	0.89mi
1114 Romaine Cir W Jacksonville, FL	3.0	2.5	1392	$1,575	$1.13	23d	1	0.92mi
10178 Geni Hill Cir N Jacksonville, FL	3.0	2.0	1155	$1,850	$1.60	7d	1	0.93mi
881 Jackson Rd Jacksonville, FL	3.0	2.0	1336	$1,960	$1.47	12d	1	0.93mi
9105 Tredinick Pkwy Jacksonville, FL	1.0–3.0	1.0–2.5	1018	$1,850	$1.82	1d	26	1.03mi
1290 Kendall Town Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1002	$1,650	$1.65	1d	34	1.09mi
1458 Landau Rd Jacksonville, FL	2.0	2.5	1076	$1,465	$1.36	23d	1	1.16mi
9027 Dandy Ave Jacksonville, FL	3.0	2.0	1209	$1,741	$1.44	16d	1	1.17mi
1468 Pitney Cir Jacksonville, FL	2.0	2.5	1076	$1,650	$1.53	7d	1	1.18mi
1496 Fieldview Dr Jacksonville, FL	2.0	2.5	1008	$1,400	$1.39	7d	1	1.20mi
1521 Fieldview Dr Jacksonville, FL	2.0	2.5	1072	$1,495	$1.39	23d	1	1.22mi
1120 Creeks Ridge Rd Jacksonville, FL	3.0	2.0	1434	$2,090	$1.46	21d	1	1.22mi
1566 Quante Rd Jacksonville, FL	3.0	2.0	1416	$1,674	$1.18	23d	1	1.28mi
1566 Quante Rd Jacksonville, FL	3.0	2.0	1416	$1,674	$1.18	17d	1	1.28mi
840 Gate Run Rd Unit 840 Jacksonville, FL	2.0	2.5	1110	$1,575	$1.42	23d	1	1.28mi
2152 Glen Gardner Dr Jacksonville, FL	2.0	1.0	720	$1,400	$1.94	11d	1	1.30mi
855 Centennial St Jacksonville, FL	2.0	2.5	1110	$1,400	$1.26	21d	1	1.30mi
1573 Landau Rd Jacksonville, FL	3.0	2.5	1480	$1,700	$1.15	7d	1	1.30mi
1132 Brookwood Bluff Rd E Jacksonville, FL	3.0	2.0	1415	$1,800	$1.27	21d	1	1.31mi
1385 Brookwood Forest Blvd Jacksonville, FL	1.0–2.0	1.0–2.0	825	$1,480	$1.79	1d	37	1.32mi
8514 Kona Ave Jacksonville, FL	3.0	2.0	1266	$1,800	$1.42	3d	1	1.33mi
10334 Bradley Rd Jacksonville, FL	3.0	2.0	1153	$1,980	$1.72	7d	1	1.34mi
8210 Larose Rd Jacksonville, FL	2.0	2.5	1110	$1,695	$1.53	23d	1	1.34mi

Listing history 14 events

1. 2026-06-18
   days on market $111,000 Active 23 DOM
2. 2026-06-17
   days on market $111,000 Active 22 DOM
3. 2026-06-16
   days on market $111,000 Active 21 DOM
4. 2026-06-15
   days on market $111,000 Active 20 DOM
5. 2026-06-10
   days on market $111,000 Active 14 DOM
6. 2026-06-08
   days on market $111,000 Active 13 DOM
7. 2026-06-08
   days on market $111,000 Active 12 DOM
8. 2026-06-03
   days on market $111,000 Active 8 DOM
9. 2026-06-02
   days on market $111,000 Active 7 DOM
10. 2026-06-01
    days on market $111,000 Active 6 DOM
11. 2026-05-31
    days on market $111,000 Active 5 DOM
12. 2026-05-26
    listed $111,000 Active
13. 2007-07-31
    soldstatus $146,150 30-char remark

    Show marketing remark (30 chars)

    apartment conversion to condos

14. 2007-07-31
    listed $146,150 30-char remark

    Show marketing remark (30 chars)

    apartment conversion to condos

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,634
• − Mortgage interest: −$6,218
• − Property taxes: −$1,665
• − Insurance: −$555
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$3,229
• Taxable income: $4,826
• Est. tax owed @ 24.0%: −$1,158
• After-tax cash flow: $5,148/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): 55,905
• Household income: $90,559
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1670.0

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 0.61)
• Race & ethnicity: White 59% Hispanic / Latino 14% Two or more races 14% Black 14% Asian 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 2%
• Foreign-born: 13% · Canada, Jamaica, South Korea
• Languages at home: 82% English-only · Spanish 9% Tagalog/Filipino 2% Other Indo-European 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: ▼ -191.73%
• Current HPI: 307.1292
• Rent YoY: ▼ -1.45%
• 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

-24.1% since first listed

3 events — show timeline

• 2026-05-26 Listed $111,000 FSBO.com
• 2007-07-31 Listed $146,150 AINCAR
• 2007-07-31 Sold (MLS) $146,150 AINCAR