1617 Campus St · Jacksonville, FL 32209

$115,000

3 bd · 1.0 ba · 995 sqft · SingleFamily public records · 98 Days on market

Built 1951 6,098 sqft lot Est $88k · 31% over

---

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 +20.0/30.0
• DSCR +6.3/10.0
• 1% rule +5.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

The home is occupied by a renter so you will need to schedule an appointment with the listing agent. Current rent $700/month

Key facts

• 6,098 sq ft lot
• Built 1951
• Listed 98 days

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One story
• Construction: Shingle roof
• Exterior features: Back yard fencing; Asphalt road access

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric dryer hookup and washer hookup; Electric range
• Laundry & utility: Washer hookup; Electric dryer hookup

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 $141 ($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: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Zoned schools: Susie E. Tolbert Elementary School (math 34% / reading 21%, grade F, #1,962 of 2,144 statewide, top 92%, 248 students, 89% FRL); Lake Shore Middle School (math 25% / reading 22%, grade F, #536 of 571 statewide, top 95%, 972 students, 75% FRL); William M. Raines High School (math 14% / reading 13%, grade F, #616 of 667 statewide, top 92%, 1,217 students, 78% FRL) — zoned schools average 81% FRL vs 49% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 46% district-wide (-24 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• 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).

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 98 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $115k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 1.02% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.26%
• DSCR: 1.23
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $87,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1725 Seminary St	0.21mi	3/1.0	996 (+0%)	3mo	$88,000	$88	88
1116 Fairfax St	0.50mi	3/1.0	1,000 (+0%)	2mo	$173,017	$173	74
2202 W 1st St	0.54mi	3/1.0	988 (-1%)	2mo	$56,900	$58	72
2067 Woodside St	0.63mi	3/1.0	1,013 (+2%)	1mo	$34,900	$34	67
2009 Almeda St	0.40mi	3/1.0	889 (-11%)	2mo	$43,000	$48	62
2009 W 17th St	0.64mi	4/1.0 (+1)	1,037 (+4%)	0mo	$60,000	$58	58
1901 Pullman Ct	0.72mi	2/1.0 (-1)	969 (-3%)	0mo	$98,000	$101	57
1831 Broadway Ave	0.61mi	3/2.0	1,050 (+6%)	3mo	$95,000	$90	56
2229 W 12th St	0.50mi	3/2.0	1,100 (+11%)	1mo	$135,000	$123	54
2081 Baldwin St	0.67mi	3/1.0	915 (-8%)	2mo	$47,000	$51	54
2231 Placeda St	0.59mi	2/1.0 (-1)	1,081 (+9%)	2mo	$26,000	$24	52
2108 Yulee St	0.64mi	3/1.0	873 (-12%)	0mo	$117,000	$134	50

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: $-11,023
• Equity at exit: $17,147

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-3,538
• 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 32209

• Home prices YoY: -22.1%
• Rents YoY: 1.8%
• Active inventory: 394
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,174 high
• Mortgage (P&I): −$603
• Tax from tax record: −$135 /mo · $1,620/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $141

Break-even live

Break-even rent $995

Max offer price $115,000

Occupancy floor 83%

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
1721 Campus St Jacksonville, FL	3.0	2.0	909	$1,400	$1.54	23d	1	0.06mi
1934 W 6th St Jacksonville, FL	3.0	1.0	948	$1,125	$1.19	23d	1	0.13mi
2011 W 5th St Jacksonville, FL	3.0	1.0	988	$1,150	$1.16	23d	1	0.18mi
2008 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	1	0.21mi
2012 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	20d	1	0.21mi
1866 W 6th St Jacksonville, FL	3.0	1.0	1064	$1,120	$1.05	3d	1	0.23mi
1934 Ella St Jacksonville, FL	3.0	1.0	1045	$1,095	$1.05	20d	1	0.26mi
1911 W 3rd St Jacksonville, FL	3.0	1.0	912	$1,050	$1.15	4d	1	0.27mi
2004 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	1	0.30mi
2002 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	2	0.30mi
2000 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	23d	1	0.31mi
1776 Spires Ave Unit 2 Jacksonville, FL	2.0	1.0	800	$1,125	$1.41	4d	1	0.31mi
2020 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	23d	1	0.32mi
2036 W 11th St Jacksonville, FL	2.0	2.5	698	$1,250	$1.79	21d	1	0.32mi
2016 McMillan St Jacksonville, FL	2.0	1.0	812	$650	$0.80	23d	1	0.32mi
1319 Woods St Jacksonville, FL	3.0	2.0	1103	$1,221	$1.11	23d	1	0.33mi
2100 Palafox St Jacksonville, FL	2.0	1.0	750	$975	$1.30	23d	1	0.34mi
2116 McMillan St Jacksonville, FL	3.0	1.5	1120	$1,425	$1.27	21d	1	0.37mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	2d	1	0.38mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	3d	1	0.38mi
1788 W 5th St Jacksonville, FL	3.0	2.0	948	$1,295	$1.37	23d	1	0.43mi
2210 Pullman Ave Jacksonville, FL	3.0	1.0	940	$1,050	$1.12	2d	1	0.44mi
1783 W 3rd St Jacksonville, FL	3.0	1.0	816	$650	$0.80	23d	1	0.47mi
1923 Fairfax St Jacksonville, FL	2.0	1.0	616	$835	$1.36	14d	1	0.49mi
2040 W 15th St Jacksonville, FL	2.0	1.0	1036	$1,050	$1.01	23d	1	0.51mi
2169 W 14th St Jacksonville, FL	3.0	1.0	972	$1,200	$1.23	2d	1	0.53mi
1979 Yulee St Jacksonville, FL	3.0	2.0	1050	$1,500	$1.43	23d	1	0.54mi
2154 Placeda St Jacksonville, FL	4.0	1.5	1124	$1,500	$1.33	21d	1	0.56mi
1845 W 13th St Unit 1 Jacksonville, FL	2.0	1.0	800	$850	$1.06	23d	1	0.56mi
1751 Broadway Ave Jacksonville, FL	2.0	1.0	1000	$1,525	$1.52	4d	1	0.59mi
1710 W 2nd St Unit A Jacksonville, FL	2.0	1.0	939	$800	$0.85	23d	1	0.59mi
2306 Fairfax St Unit 3 Jacksonville, FL	2.0	1.0	700	$650	$0.93	23d	1	0.59mi
2306 Fairfax St Unit 1 Jacksonville, FL	3.0	1.0	900	$700	$0.78	23d	1	0.59mi
1824 W 14th St Unit 3 Jacksonville, FL	2.0	1.0	674	$775	$1.15	23d	1	0.59mi
2604 McMillan St Jacksonville, FL	3.0	1.0	912	$1,100	$1.21	21d	1	0.60mi
2312 Fairfax St Jacksonville, FL	3.0	1.0	726	$650	$0.90	17d	1	0.60mi
2310 Fairfax St Jacksonville, FL	2.0	1.0	726	$600	$0.83	23d	1	0.60mi
2052 W 17th St Jacksonville, FL	2.0	1.0	652	$975	$1.50	1d	1	0.60mi
1640 W 4th St Unit 1 Jacksonville, FL	4.0	2.0	1119	$1,675	$1.50	19d	1	0.61mi
1213 Moat St Jacksonville, FL	2.0	2.5	1022	$1,283	$1.26	17d	1	0.61mi

Listing history 43 events

1. 2026-06-18
   days on market $115,000 Active 98 DOM
2. 2026-06-17
   days on market $115,000 Active 97 DOM
3. 2026-06-16
   days on market $115,000 Active 96 DOM
4. 2026-06-15
   days on market $115,000 Active 95 DOM
5. 2026-06-13
   days on market $115,000 Active 92 DOM
6. 2026-06-10
   days on market $115,000 Active 89 DOM
7. 2026-06-08
   days on market $115,000 Active 88 DOM
8. 2026-06-07
   days on market $115,000 Active 87 DOM
9. 2026-06-03
   days on market $115,000 Active 83 DOM
10. 2026-06-02
    days on market $115,000 Active 82 DOM
11. 2026-06-01
    days on market $115,000 Active 81 DOM
12. 2026-05-31
    days on market $115,000 Active 80 DOM
13. 2026-05-19
    status Active
14. 2026-05-07
    historical Active Under Contract
15. 2026-04-29
    price $115,000
16. 2026-04-10
    price $120,000
17. 2026-03-18
    price $122,000
18. 2026-03-12
    listed $125,000 Active
19. 2025-11-10
    historical $1,025
20. 2025-11-01
    listed $1,025
21. 2025-11-01
    historical $1,025
22. 2025-10-11
    price $1,025
23. 2025-09-26
    price $1,073
24. 2025-09-11
    price $1,100
25. 2025-08-27
    price $1,195
26. 2025-08-16
    price $1,235
27. 2025-08-08
    listed $1,350
28. 2024-07-26
    historical $1,050
29. 2024-07-04
    price $1,050
30. 2024-06-21
    price $1,149
31. 2024-06-08
    price $1,199
32. 2024-06-06
    price $1,224
33. 2024-06-05
    price $1,195
34. 2024-05-31
    listed $1,224
35. 2022-01-19
    soldstatus $62,500
36. 2018-07-03
    soldstatus $53,000
37. 2017-06-28
    soldstatus $46,000
38. 2016-12-05
    historical 124-char remark

    Show marketing remark (124 chars)

    The home is occupied by a renter so you will need to schedule an appointment with the listing agent. Current rent $700/month

39. 2016-06-06
    listed $69,000 Active 124-char remark

    Show marketing remark (124 chars)

    The home is occupied by a renter so you will need to schedule an appointment with the listing agent. Current rent $700/month

40. 2009-09-29
    soldstatus $88,500
41. 2008-07-03
    soldstatus $19,900 232-char remark

    Show marketing remark (232 chars)

    Bank Owned – Sold “As Is “ Seller does not pay for a survey .A pre-qual letter must be faxed to our office BEFORE verbal offers can be made. Buyer to verify all that is important (Lot size, Sq. Ft, Condition etc.)

42. 2008-04-24
    listed $19,900 232-char remark

    Show marketing remark (232 chars)

    Bank Owned – Sold “As Is “ Seller does not pay for a survey .A pre-qual letter must be faxed to our office BEFORE verbal offers can be made. Buyer to verify all that is important (Lot size, Sq. Ft, Condition etc.)

43. 1994-08-30
    soldstatus $1,360,000

ⓘ 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: $1,620 · $135/mo
• Projected year-2 tax: $1,620 · $135/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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,083
• − Mortgage interest: −$6,442
• − Property taxes: −$1,620
• − Insurance: −$575
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$3,345
• Taxable loss: −$153
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $1,730/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

-91.5% since first listed

31 events — show timeline

• 2026-05-19 Relisted — realMLS
• 2026-05-07 Contingent — realMLS
• 2026-04-29 Price Changed $115,000 realMLS
• 2026-04-10 Price Changed $120,000 realMLS
• 2026-03-18 Price Changed $122,000 realMLS
• 2026-03-12 Listed $125,000 realMLS
• 2025-11-10 Rental Removed $1,025 ZUMPER1
• 2025-11-01 Listed for Rent $1,025 ZUMPER1
• 2025-11-01 Rental Removed $1,025 ZipRent
• 2025-10-11 Price Changed $1,025 ZipRent
• 2025-09-26 Price Changed $1,073 ZipRent
• 2025-09-11 Price Changed $1,100 ZipRent
• 2025-08-27 Price Changed $1,195 ZipRent
• 2025-08-16 Price Changed $1,235 ZipRent
• 2025-08-08 Listed for Rent $1,350 ZipRent
• 2024-07-26 Rental Removed $1,050 PROPERTYWARE
• 2024-07-04 Price Changed $1,050 PROPERTYWARE
• 2024-06-21 Price Changed $1,149 PROPERTYWARE
• 2024-06-08 Price Changed $1,199 PROPERTYWARE
• 2024-06-06 Price Changed $1,224 PROPERTYWARE
• 2024-06-05 Price Changed $1,195 PROPERTYWARE
• 2024-05-31 Listed for Rent $1,224 PROPERTYWARE
• 2022-01-19 Sold (Public Records) $62,500 Public Records
• 2018-07-03 Sold (Public Records) $53,000 Public Records
• 2017-06-28 Sold (Public Records) $46,000 Public Records
• 2016-12-05 Listing Removed — realMLS
• 2016-06-06 Listed $69,000 realMLS
• 2009-09-29 Sold (Public Records) $88,500 Public Records
• 2008-07-03 Sold (MLS) $19,900 realMLS
• 2008-04-24 Listed $19,900 realMLS
• 1994-08-30 Sold (Public Records) $1,360,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,620 · +22.5% YoY. Source: county tax records.