1087 W 29th St · Jacksonville, FL 32209

$70,000

2 bd · 1.0 ba · 648 sqft · SingleFamily public records · 117 Days on market

Built 1951 7,405 sqft lot ↓ 12% 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 +8.7/10.0
• ARV discount +7.5/15.0
• 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 opportunity! This 2-bedroom, 1-bath brick home offers solid rental potential in a prime location near I-95 and just minutes from Downtown Jacksonville. Functional layout with durable construction and easy access to major roadways, shopping, and amenities. Sold as-is, seller to make no repairs. Ideal for investors looking to add a low-maintenance rental or value-add property to their portfolio.

Key facts

• Easy access
• Durable construction
• Brick home

Tags

• BRICK HOME
• PRIME LOCATION
• DURABLE CONSTRUCTION
• EASY ACCESS

Property features AI

Finance

• Other: Lot approximately 0.17 acres
• HOA & community: Not a senior community

Exterior

• Parking: Attached garage
• Utilities: Public sewer; Water available; Sewer available
• Home design: Single family residence; Entry at level 1; Faces south
• Construction: Brick, block, and concrete construction
• Exterior features: Full fencing

Interior

• Kitchen: Electric oven
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric oven
• Laundry & utility: Unfurnished (no washer/dryer included listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 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 38% 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 $484 of loan paydown is wiped out by about $2k 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 + 1.8% rent growth), your $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 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. 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.
7. 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.
8. 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: 1.37% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.37%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $40,824
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1130 W 26th St	0.17mi	2/1.0	680 (+5%)	2mo	$17,000	$25	82
1165 W 24th St	0.25mi	2/1.0	696 (+7%)	4mo	$37,500	$54	72
821 W 30th St	0.30mi	2/1.0	736 (+14%)	4mo	$47,000	$64	60
1450 W 22nd St	0.59mi	2/1.0	672 (+4%)	12mo	$42,500	$63	56
1490 W 28th St	0.54mi	2/1.0	728 (+12%)	8mo	$98,000	$135	48
641 Long Branch Blvd	0.68mi	2/1.0	744 (+15%)	2mo	$10,000	$13	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: 6.1%
• Equity multiple: 1.23×
• Total profit: $4,571
• Equity at exit: $10,437

10-year hold

• IRR: 14.4%
• Equity multiple: 2.09×
• Total profit: $21,439
• Equity at exit: $6,052

Cash invested: $19,600 (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: 6.1×

Monthly cashflow live

• Estimated rent: $959 high
• Mortgage (P&I): −$367
• Tax from tax record: −$94 /mo · $1,124/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $267

Break-even live

Break-even rent $620

Max offer price $70,000

Occupancy floor 67%

Sensitivity live

Price	-10% $307	-5% $287	+0% $267	+5% $248	+10% $228
Rent	-10% $192	-5% $230	+0% $267	+5% $305	+10% $343
Rate	-1.0pp $303	-0.5pp $285	base $267	+0.5pp $249	+1.0pp $231

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 W 29th St Unit 1104 Jacksonville, FL	2.0	1.0	624	$850	$1.36	24d	1	0.06mi
917 W 30th St Jacksonville, FL	2.0	1.0	672	$1,200	$1.79	18d	1	0.19mi
1145 W 25th St Unit 1 Jacksonville, FL	2.0	1.0	676	$775	$1.15	18d	1	0.23mi
849 W 30th St Apt 3 Jacksonville, FL	2.0	1.0	750	$965	$1.29	24d	1	0.25mi
1124 W 25th St #4 Jacksonville, FL	2.0	1.0	676	$1,000	$1.48	24d	1	0.25mi
3416 N Lee St Unit 1 Jacksonville, FL	2.0	1.0	680	$995	$1.46	24d	1	0.27mi
1363 W 24th St Jacksonville, FL	2.0	1.0	660	$995	$1.51	5d	1	0.48mi
1437 W 26th St Jacksonville, FL	2.0	1.0	644	$650	$1.01	24d	1	0.50mi
519 W 23rd St Jacksonville, FL	1.0	1.0	624	$775	$1.24	24d	1	0.65mi
1556 W 28th St Jacksonville, FL	2.0	1.0	682	$875	$1.28	11d	1	0.65mi
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	22d	1	0.66mi
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	14d	1	0.66mi
2532 Moncrief Rd Jacksonville, FL	2.0	1.0	700	$900	$1.29	24d	1	0.69mi
3933 Boulevard #2 Jacksonville, FL	2.0	1.0	684	$748	$1.09	8d	1	0.70mi
1526 W 22nd St Jacksonville, FL	2.0	1.0	624	$900	$1.44	17d	1	0.72mi
610 W 18th St Unit 1 Jacksonville, FL	2.0	1.0	750	$825	$1.10	24d	1	0.74mi
610 W 18th St Unit 2 Jacksonville, FL	2.0	1.0	750	$825	$1.10	3d	1	0.74mi
1625 W 26th St Unit 2 Jacksonville, FL	2.0	1.0	750	$800	$1.07	24d	1	0.78mi
1625 W 26th St Unit 4 Jacksonville, FL	2.0	1.0	750	$900	$1.20	24d	1	0.78mi
1625 W 26th St Jacksonville, FL	2.0	1.0	750	$800	$1.07	2d	1	0.78mi
2314 Teal St Jacksonville, FL	2.0	1.0	750	$1,150	$1.53	24d	1	0.79mi
4813 Moncrief Rd Jacksonville, FL	2.0–3.0	1.0	755	$870	$1.15	3d	8	0.82mi
4226 N Pearl St Jacksonville, FL	1.0	1.0	500	$1,100	$2.20	22d	1	0.83mi
1523 W 15th St Jacksonville, FL	1.0	1.0	600	$925	$1.54	24d	1	0.90mi
851 Broxton St Unit 851 Jacksonville, FL	1.0	1.0	700	$875	$1.25	18d	1	0.97mi
1059 Glencarin St Jacksonville, FL	2.0	1.0	645	$897	$1.39	5d	1	0.99mi
3305 N Laura St Unit 2 Jacksonville, FL	2.0	1.0	520	$875	$1.68	24d	1	0.99mi
101 W 21st St Unit 2 Jacksonville, FL	2.0	1.0	635	$1,085	$1.71	24d	1	0.99mi
1044 Reiman St Jacksonville, FL	2.0	1.0	630	$895	$1.42	24d	1	1.01mi
4603 Wendell Ct Unit 14 Jacksonville, FL	1.0	1.0	400	$850	$2.12	24d	1	1.05mi
1046 W 8th St Jacksonville, FL	2.0	1.0	750	$900	$1.20	24d	1	1.09mi
1785 Mount Herman St Unit 1787 Jacksonville, FL	2.0	1.0	750	$900	$1.20	24d	1	1.11mi
1803 W 44th St Unit 1803 Jacksonville, FL	2.0	1.0	750	$950	$1.27	8d	1	1.17mi
2310 Fairfax St Jacksonville, FL	2.0	1.0	726	$600	$0.83	24d	1	1.21mi
2312 Fairfax St Jacksonville, FL	3.0	1.0	726	$650	$0.90	18d	1	1.21mi
6460 Lanark Ave Jacksonville, FL	2.0	1.0	708	$1,095	$1.55	24d	1	1.22mi
2306 Fairfax St Unit 3 Jacksonville, FL	2.0	1.0	700	$650	$0.93	24d	1	1.22mi
2306 Fairfax St Unit 2 Jacksonville, FL	1.0	1.0	500	$600	$1.20	24d	1	1.22mi
1538 Ella St Unit 1 Jacksonville, FL	2.0	1.0	700	$1,100	$1.57	24d	1	1.22mi
1824 W 14th St Unit 3 Jacksonville, FL	2.0	1.0	674	$775	$1.15	24d	1	1.22mi

Listing history 17 events

1. 2026-06-18
   days on market $70,000 Active 117 DOM
2. 2026-06-17
   days on market $70,000 Active 116 DOM
3. 2026-06-16
   days on market $70,000 Active 115 DOM
4. 2026-06-15
   days on market $70,000 Active 114 DOM
5. 2026-06-10
   days on market $70,000 Active 108 DOM
6. 2026-06-08
   days on market $70,000 Active 107 DOM
7. 2026-06-07
   days on market $70,000 Active 106 DOM
8. 2026-06-03
   days on market $70,000 Active 102 DOM
9. 2026-06-02
   days on market $70,000 Active 101 DOM
10. 2026-06-01
    days on market $70,000 Active 100 DOM
11. 2026-05-31
    days on market $70,000 Active 99 DOM
12. 2026-05-23
    status Active
13. 2026-05-22
    historical
14. 2026-05-15
    price $70,000
15. 2026-03-23
    price $75,000
16. 2026-03-06
    price $78,900
17. 2026-02-20
    listed $80,000 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: $1,124 · $94/mo
• Projected year-2 tax: $1,124 · $94/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $11,504
• − Mortgage interest: −$3,921
• − Property taxes: −$1,124
• − Insurance: −$350
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$2,036
• Taxable income: $2,232
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $2,673/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

-12.5% since first listed

6 events — show timeline

• 2026-05-23 Relisted — realMLS
• 2026-05-22 Listing Removed — realMLS
• 2026-05-15 Price Changed $70,000 realMLS
• 2026-03-23 Price Changed $75,000 realMLS
• 2026-03-06 Price Changed $78,900 realMLS
• 2026-02-20 Listed $80,000 realMLS

Property tax history

+8.7%/yr

Latest (2025): $1,124 · +28.0% YoY. Source: county tax records.