859 28th St · Jacksonville, FL 32209

$104,900

3 bd · 2.0 ba · 1,002 sqft · SingleFamily public records · 88 Days on market

Built 1948 4,791 sqft lot Est $91k · 15% 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 +21.9/30.0
• DSCR +7.0/10.0
• 1% rule +6.3/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super nice and newly remodeled 3/2 house in Brentwood neighbourhood with a spacious dining room and laundry. Estimated rent amount: $930. Special opportunity for investors !!

Key facts

• Newer roof
• Open living area
• Updated flooring

Tags

• OPEN LIVING AREA
• UPDATED FLOORING
• NEWER ROOF
• NEWER HVAC SYSTEM
• CONVENIENTLY LOCATED BATHROOM

Property features AI

Exterior

• Parking: Additional parking
• Utilities: Electricity connected; Sewer connected
• Home design: Single-family residence; Used as a residential single-family home
• Exterior features: Private pool: no; Lot approximately 0.11 acres

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 rising (+1.8%/yr); 394 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,189/mo this rent would consume 47% of the median local household income ($31k/yr) (locally 2921% 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.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y 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: built in 1948 — 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 $98,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 1.13% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $91,182
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Oak Arbor Cir	0.19mi	3/2.0	1,094 (+9%)	1mo	$160,000	$146	75
1004 W 26th St	0.19mi	3/1.0	936 (-7%)	2mo	$102,500	$110	75
3410 N Lee St	0.24mi	3/1.0	1,056 (+5%)	3mo	$100,000	$95	74
334 Birch St	0.50mi	3/1.0	1,008 (+1%)	4mo	$50,000	$50	68
1204 W 29th St	0.41mi	3/1.0	960 (-4%)	2mo	$50,000	$52	68
2830 Saturn Ave	0.47mi	3/1.0	960 (-4%)	2mo	$72,000	$75	66
1323 W 30th St	0.60mi	3/1.0	962 (-4%)	1mo	$115,000	$120	61
2727 N N Davis Rd St	0.51mi	3/1.0	904 (-10%)	1mo	$78,000	$86	55
1125 W 29th St	0.31mi	3/1.0	864 (-14%)	4mo	$73,000	$84	55
1279 W 20th St	0.64mi	2/1.0 (-1)	962 (-4%)	1mo	$87,500	$91	53
2715 Myrtle Ave N	0.75mi	2/1.0 (-1)	900 (-10%)	3mo	$98,000	$109	37
3032 Laura St N	0.74mi	3/1.0	1,150 (+15%)	4mo	$70,000	$61	34

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-7,880
• Equity at exit: $15,641

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,190
• 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 32209

• Home prices YoY: -22.1%
• Rents YoY: 1.8%
• Active inventory: 394
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$550
• Tax from tax record: −$181 /mo · $2,174/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $165

Break-even live

Break-even rent $981

Max offer price $104,900

Occupancy floor 81%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
849 W 30th St Apt 3 Jacksonville, FL	2.0	1.0	750	$965	$1.29	23d	1	0.09mi
916 W 25th St Jacksonville, FL	2.0	1.0	816	$1,025	$1.26	17d	1	0.18mi
1031 W 26th St Jacksonville, FL	3.0	2.0	1261	$1,445	$1.15	23d	1	0.20mi
3902 Stuart St Jacksonville, FL	2.0	2.0	1114	$1,050	$0.94	23d	1	0.24mi
1018 W 23rd St Jacksonville, FL	3.0	2.5	1161	$1,600	$1.38	23d	1	0.31mi
3914 Springfield Blvd Jacksonville, FL	2.0	1.0	858	$1,050	$1.22	23d	1	0.32mi
3914 Springfield Blvd Jacksonville, FL	2.0	1.0	858	$1,050	$1.22	4d	1	0.32mi
1149 W 28th St Jacksonville, FL	4.0	2.0	1344	$1,302	$0.97	23d	1	0.33mi
1104 W 24th St Jacksonville, FL	2.0	1.0	786	$600	$0.76	17d	1	0.34mi
1173 W 27th St Jacksonville, FL	3.0	1.0	1080	$1,145	$1.06	14d	1	0.35mi
666 Basswood St Jacksonville, FL	3.0	1.0	1002	$1,400	$1.40	23d	1	0.36mi
528 W 25th St Jacksonville, FL	2.0	1.0	944	$1,100	$1.17	23d	1	0.37mi
1196 W 30th St Jacksonville, FL	2.0	1.0	875	$880	$1.01	17d	1	0.39mi
1201 W 27th St Jacksonville, FL	3.0	2.0	1120	$1,145	$1.02	23d	1	0.40mi
1220 W 28th St Jacksonville, FL	3.0	1.0	1122	$1,299	$1.16	23d	1	0.42mi
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	21d	1	0.44mi
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	14d	1	0.44mi
522 W 21st St Jacksonville, FL	3.0	2.0	1045	$1,350	$1.29	23d	1	0.47mi
1185 W 22nd St Unit U Jacksonville, FL	2.0	1.0	900	$850	$0.94	7d	1	0.47mi
2817 Mars Ave Jacksonville, FL	2.0	1.0	945	$975	$1.03	21d	1	0.48mi
2811 Venus St Jacksonville, FL	2.0	1.0	830	$1,087	$1.31	4d	1	0.48mi
4721 E Castlewood Dr Jacksonville, FL	3.0	1.0	1008	$1,250	$1.24	23d	1	0.50mi
3730 Lehigh St Unit 3730 Jacksonville, FL	2.0	1.0	850	$900	$1.06	14d	1	0.51mi
3732 Lehigh St Jacksonville, FL	2.0	1.0	850	$900	$1.06	14d	1	0.51mi
1288 W 28th St Jacksonville, FL	4.0	1.5	1449	$1,267	$0.87	14d	1	0.52mi
347 W 23rd St Jacksonville, FL	3.0	1.5	1176	$1,112	$0.95	7d	1	0.52mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,075	$1.00	4d	1	0.53mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,075	$1.00	14d	1	0.53mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,095	$1.02	21d	1	0.53mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,095	$1.02	21d	1	0.53mi
326 Basswood St Jacksonville, FL	3.0	2.0	1317	$1,550	$1.18	23d	1	0.54mi
610 W 18th St Unit 2 Jacksonville, FL	2.0	1.0	750	$825	$1.10	2d	1	0.55mi
610 W 18th St Unit 1 Jacksonville, FL	2.0	1.0	750	$825	$1.10	23d	1	0.55mi
1316 W 31st St Jacksonville, FL	2.0	1.0	906	$998	$1.10	23d	1	0.58mi
643 Linwood Ave Jacksonville, FL	3.0	2.0	1232	$1,325	$1.08	3d	1	0.59mi
154 W 28th St Jacksonville, FL	2.0	2.0	818	$1,138	$1.39	17d	1	0.60mi
451 Long Branch Blvd Unit 451 Jacksonville, FL	2.0	1.0	1000	$1,350	$1.35	23d	1	0.60mi
2904 Moncrief Rd Jacksonville, FL	3.0	1.0	952	$1,100	$1.16	23d	1	0.60mi
204 W 23rd St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	1d	1	0.64mi
118 W 28th St Jacksonville, FL	3.0	2.0	1332	$1,250	$0.94	23d	1	0.65mi

Listing history 29 events

1. 2026-06-18
   days on market $104,900 Active 88 DOM
2. 2026-06-17
   days on market $104,900 Active 87 DOM
3. 2026-06-16
   days on market $104,900 Active 86 DOM
4. 2026-06-15
   days on market $104,900 Active 85 DOM
5. 2026-06-13
   days on market $104,900 Active 82 DOM
6. 2026-06-10
   days on market $104,900 Active 79 DOM
7. 2026-06-08
   days on market $104,900 Active 78 DOM
8. 2026-06-07
   days on market $104,900 Active 77 DOM
9. 2026-06-03
   days on market $104,900 Active 73 DOM
10. 2026-06-02
    days on market $104,900 Active 72 DOM
11. 2026-06-01
    days on market $104,900 Active 71 DOM
12. 2026-05-31
    days on market $104,900 Active 70 DOM
13. 2026-05-01
    price $104,900
14. 2026-04-10
    price $119,900
15. 2026-03-22
    listed $125,000 Active
16. 2026-03-04
    historical $1,250
17. 2026-01-01
    listed $1,250
18. 2025-12-21
    historical $1,250
19. 2025-12-18
    listed $1,250
20. 2025-11-28
    historical $1,250
21. 2025-11-03
    listed $1,250
22. 2024-12-18
    historical $1,150
23. 2024-09-27
    price $1,150
24. 2024-09-05
    listed $1,200
25. 2024-08-21
    historical $1,150
26. 2024-08-10
    listed $1,150
27. 2020-10-21
    soldstatus $92,000 Sold 175-char remark

    Show marketing remark (175 chars)

    Super nice and newly remodeled 3/2 house in Brentwood neighbourhood with a spacious dining room and laundry. Estimated rent amount: $930. Special opportunity for investors !!

28. 2020-09-09
    status Pending 175-char remark

    Show marketing remark (175 chars)

    Super nice and newly remodeled 3/2 house in Brentwood neighbourhood with a spacious dining room and laundry. Estimated rent amount: $930. Special opportunity for investors !!

29. 2020-08-25
    listed $100,500 Active 175-char remark

    Show marketing remark (175 chars)

    Super nice and newly remodeled 3/2 house in Brentwood neighbourhood with a spacious dining room and laundry. Estimated rent amount: $930. Special opportunity for investors !!

ⓘ 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: $2,174 · $181/mo
• Projected year-2 tax: $2,174 · $181/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: $14,270
• − Mortgage interest: −$5,876
• − Property taxes: −$2,174
• − Insurance: −$524
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$3,052
• Taxable income: $361
• Est. tax owed @ 24.0%: −$87
• After-tax cash flow: $1,887/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

+4.4% since first listed

17 events — show timeline

• 2026-05-01 Price Changed $104,900 realMLS
• 2026-04-10 Price Changed $119,900 realMLS
• 2026-03-22 Listed $125,000 realMLS
• 2026-03-04 Rental Removed $1,250 NEFLMLS
• 2026-01-01 Listed for Rent $1,250 NEFLMLS
• 2025-12-21 Rental Removed $1,250 NEFLMLS
• 2025-12-18 Listed for Rent $1,250 NEFLMLS
• 2025-11-28 Rental Removed $1,250 NEFLMLS
• 2025-11-03 Listed for Rent $1,250 NEFLMLS
• 2024-12-18 Rental Removed $1,150 NEFLMLS
• 2024-09-27 Price Changed $1,150 NEFLMLS
• 2024-09-05 Listed for Rent $1,200 NEFLMLS
• 2024-08-21 Rental Removed $1,150 BUILDIUM
• 2024-08-10 Listed for Rent $1,150 BUILDIUM
• 2020-10-21 Sold (MLS) $92,000 realMLS
• 2020-09-09 Pending — realMLS
• 2020-08-25 Listed $100,500 realMLS

Property tax history

+11.1%/yr

Latest (2025): $2,174 · +14.0% YoY. Source: county tax records.