2009 W 17th St · Jacksonville, FL 32209

$100,000

2 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 13 Days on market

Built 1959 5,227 sqft lot Est $104k · at est.

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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 +24.4/30.0
• ARV discount +9.3/15.0
• DSCR +7.9/10.0
• 1% rule +6.1/10.0
• 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

Investor special with endless potential! This income-producing property is currently tenant occupied on a month-to-month lease generating $1,200/month, making it an excellent opportunity for investors, landlords, or fix-and-flip buyers looking to add value. With the right vision and updates, this property has strong upside potential for renovation, resale, or long-term cash flow. Conveniently located near shopping, dining, major roadways, and everyday conveniences. Whether you're looking for your next investment project or a property to renovate and hold, this is a fantastic opportunity to build equity and maximize returns. Property is being sold as-is.

Key facts

• Month to month lease
• Tenant occupied
• Conveniently located

Tags

• INCOME PRODUCING PROPERTY
• TENANT OCCUPIED
• MONTH TO MONTH LEASE
• STRONG UPSIDE POTENTIAL
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Additional parking available
• Utilities: Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence
• Exterior features: Lot approximately 0.12 acres; Residential use; No private pool

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning units; No central heating
• Interior features: Electric oven and electric range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 8.7% 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).
• This rent runs 44% 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 $691 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $100,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $104,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 Pullman Ct	0.22mi	2/1.0	969 (-6%)	0mo	$98,000	$101	79
1924 McMillan St	0.37mi	2/2.5	1,022 (-1%)	4mo	$209,020	$205	72
1725 Seminary St	0.59mi	3/1.0 (+1)	996 (-4%)	3mo	$88,000	$88	60
2208 W 17th St	0.33mi	3/1.0 (+1)	924 (-10%)	4mo	$80,000	$87	59
2229 W 12th St	0.44mi	3/2.0 (+1)	1,100 (+7%)	1mo	$135,000	$123	58
1783 W 10th St	0.49mi	3/2.0 (+1)	1,084 (+5%)	3mo	$211,020	$195	57
1751 W 20th St	0.38mi	2/1.0	880 (-15%)	2mo	$27,500	$31	57
3424 Gladys St	0.60mi	3/1.0 (+1)	1,091 (+6%)	3mo	$98,000	$90	56
3631 Effee St	0.47mi	3/2.0 (+1)	1,120 (+8%)	1mo	$74,000	$66	54
2009 Almeda St	0.54mi	3/1.0 (+1)	889 (-14%)	2mo	$43,000	$48	45
2324 W 16th St	0.53mi	3/2.0 (+1)	1,164 (+13%)	1mo	$175,000	$150	45
1526 W 14th St	0.69mi	3/1.0 (+1)	916 (-11%)	3mo	$95,000	$104	42

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-4,591
• Equity at exit: $14,910

10-year hold

• IRR: 3.8%
• Equity multiple: 1.26×
• Total profit: $7,399
• Equity at exit: $8,646

Cash invested: $28,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,113 high
• Mortgage (P&I): −$524
• Tax from tax record: −$110 /mo · $1,319/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $203

Break-even live

Break-even rent $856

Max offer price $100,000

Occupancy floor 77%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2604 McMillan St Jacksonville, FL	3.0	1.0	912	$1,100	$1.21	21d	1	0.03mi
2040 W 15th St Jacksonville, FL	2.0	1.0	1036	$1,050	$1.01	23d	1	0.11mi
2138 W 17th St Jacksonville, FL	3.0	1.0	1158	$1,425	$1.23	4d	1	0.21mi
1901 Pullman Ct Jacksonville, FL	2.0	1.0	969	$1,295	$1.34	7d	1	0.23mi
2210 Pullman Ave Jacksonville, FL	3.0	1.0	940	$1,050	$1.12	2d	1	0.25mi
2116 McMillan St Jacksonville, FL	3.0	1.5	1120	$1,425	$1.27	21d	1	0.26mi
1971 W 22nd St Jacksonville, FL	3.0	1.0	1094	$1,095	$1.00	7d	1	0.27mi
2100 Palafox St Jacksonville, FL	2.0	1.0	750	$975	$1.30	23d	1	0.28mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	2d	1	0.29mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	3d	1	0.29mi
1968 W 23rd St Unit Main Jacksonville, FL	3.0	2.0	1106	$1,400	$1.27	21d	1	0.29mi
2169 W 14th St Jacksonville, FL	3.0	1.0	972	$1,200	$1.23	2d	1	0.30mi
2016 McMillan St Jacksonville, FL	2.0	1.0	812	$650	$0.80	23d	1	0.31mi
2020 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	23d	1	0.31mi
2000 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	23d	1	0.32mi
1845 W 13th St Unit 1 Jacksonville, FL	2.0	1.0	800	$850	$1.06	23d	1	0.32mi
2004 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	1	0.33mi
2002 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	2	0.33mi
2312 Fairfax St Jacksonville, FL	3.0	1.0	726	$650	$0.90	17d	1	0.37mi
2310 Fairfax St Jacksonville, FL	2.0	1.0	726	$600	$0.83	23d	1	0.37mi
2306 Fairfax St Unit 3 Jacksonville, FL	2.0	1.0	700	$650	$0.93	23d	1	0.37mi
2306 Fairfax St Unit 1 Jacksonville, FL	3.0	1.0	900	$700	$0.78	23d	1	0.38mi
1730 W 19th St Jacksonville, FL	3.0	2.0	1323	$1,100	$0.83	1d	1	0.40mi
2319 Almeda St Jacksonville, FL	3.0	1.0	1200	$1,078	$0.90	1d	1	0.41mi
2012 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	20d	1	0.41mi
2008 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	1	0.42mi
1934 Ella St Jacksonville, FL	3.0	1.0	1045	$1,095	$1.05	20d	1	0.47mi
1842 W 26th St Jacksonville, FL	3.0	2.0	933	$1,200	$1.29	23d	1	0.48mi
1712 W 23rd St Jacksonville, FL	3.0	2.0	1200	$1,275	$1.06	23d	1	0.49mi
1776 Spires Ave Unit 2 Jacksonville, FL	2.0	1.0	800	$1,125	$1.41	4d	1	0.49mi
1708 W 24th St Jacksonville, FL	3.0	2.0	1428	$1,250	$0.88	7d	1	0.52mi
1733 McMillan St Jacksonville, FL	3.0	2.0	1211	$1,265	$1.04	4d	1	0.53mi
1830 W 27th St Jacksonville, FL	3.0	2.0	952	$1,375	$1.44	23d	1	0.53mi
2345 W 15th St Jacksonville, FL	3.0	2.0	1112	$1,400	$1.26	23d	1	0.54mi
2344 W 18th St Jacksonville, FL	3.0	1.5	1129	$1,425	$1.26	14d	1	0.54mi
1645 W 23rd St Unit 2 Jacksonville, FL	3.0	1.0	912	$1,275	$1.40	23d	1	0.55mi
1721 Campus St Jacksonville, FL	3.0	2.0	909	$1,400	$1.54	23d	1	0.56mi
1837 W 28th St Jacksonville, FL	3.0	2.0	1333	$1,600	$1.20	23d	1	0.59mi
1593 W 21st St Jacksonville, FL	2.0	1.0	805	$922	$1.15	23d	1	0.60mi
1863 W 29th St Jacksonville, FL	3.0	2.0	956	$1,190	$1.24	21d	1	0.62mi

Listing history 6 events

1. 2026-06-05
   statusdays on market $100,000 Pending 13 DOM
2. 2026-06-03
   days on market $100,000 Active 12 DOM
3. 2026-06-02
   days on market $100,000 Active 11 DOM
4. 2026-06-01
   days on market $100,000 Active 10 DOM
5. 2026-05-31
   days on market $100,000 Active 9 DOM
6. 2026-05-22
   listed $100,000 Active

ⓘ 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: $1,319 · $110/mo
• Projected year-2 tax: $1,319 · $110/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: $13,350
• − Mortgage interest: −$5,602
• − Property taxes: −$1,319
• − Insurance: −$500
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$2,909
• Taxable income: $885
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $2,222/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

1 event — show timeline

• 2026-05-22 Listed $100,000 realMLS

Property tax history

+19.3%/yr

Latest (2025): $1,319 · +14.0% YoY. Source: county tax records.