2569 Herschel St · Jacksonville, FL 32204

$539,400

4 bd · 4.0 ba · 2,572 sqft · MultiFamily public records · 60 Days on market

Built 1957 6,098 sqft lot Est $566k · at est.

---

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 +13.0/30.0
• ARV discount +9.6/15.0
• Livability +4.2/5.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. 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

Well maintained, 4 unit quadplex, each unit has 1 bedroom, 1 bathroom. All units have the same floor plan. Located in highly desirable Riverside, 2 blocks from St. Vincent's Hospital, walking distance to shopping, restaurants, entertainment, 5 Points and Publix. Private parking in the back, 1 parking space for each unit.

Key facts

• Updated hvac units
• Updated electric
• Updated roof

Tags

• UPDATED ROOF
• UPDATED PLUMBING
• UPDATED ELECTRIC
• UPDATED WATER HEATERS
• UPDATED HVAC UNITS
• EASY ACCESS TO I-10/95

Property features AI

Exterior

• Parking: 4 parking spaces; Off-street and on-street parking
• Utilities: Public sewer; Electricity connected; Water connected
• Home design: Quadruplex (multi-family); 2 stories; Entry level: 1; Faces south
• Construction: Shingle roof; 1 building
• Exterior features: Historic-area lot

Interior

• Bedrooms: 4 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Tile and wood flooring

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $539k.

Deal economics

• At list price, monthly cash flow is $-34 ($-404/yr) — negative. Per door: $-8/mo.
• To cash-flow at today's rent, offer at most $533k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $479k (11.3% below list).
• Recommended offer: $479k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.9% 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: West Riverside Elementary School (math 52% / reading 57%, grade C, #892 of 2,144 statewide, top 44%, 289 students, 49% FRL); Lake Shore Middle School (math 25% / reading 22%, grade F, #536 of 571 statewide, top 95%, 972 students, 75% FRL); Riverside High School (math 24% / reading 39%, grade F, #424 of 667 statewide, top 64%, 1,567 students, 60% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 78 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• At $4,786/mo this rent would consume 88% of the median local household income ($65k/yr) (locally 866% 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 $4k of loan paydown is wiped out by about $16k 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 60 days — a 3% lower offer ($523k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $97k; list at $539k implies a 457% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $478,600 (11.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.89% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $565,840
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2659 College St	0.33mi	4/4.0	2,556 (-1%)	6mo	$525,000	$205	79
1521 Osceola St	0.27mi	5/3.0 (+1)	2,456 (-4%)	13mo	$625,000	$254	60
2218 Herschel St	0.33mi	5/2.0 (+1)	2,464 (-4%)	9mo	$595,000	$241	57
2776 Herschel St	0.33mi	4/3.0	2,304 (-10%)	10mo	$443,000	$192	55
2781/2783 College St	0.52mi	4/3.0	2,463 (-4%)	23mo	$612,000	$248	46
831 King St	0.45mi	4/4.0	2,190 (-15%)	14mo	$499,000	$228	42
1118/1120 Copeland St	0.35mi	4/2.0	2,304 (-10%)	24mo	$500,000	$217	38
2815 Green St	0.61mi	4/2.0	2,250 (-12%)	13mo	$495,000	$220	32
2768 College St	0.48mi	3/2.0 (-1)	2,273 (-12%)	23mo	$485,000	$213	26

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 · 4.69% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.46×
• Total profit: $-81,148
• Equity at exit: $80,426

10-year hold

• IRR: -3.5%
• Equity multiple: 0.75×
• Total profit: $-37,762
• Equity at exit: $46,637

Cash invested: $151,032 (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 32204

• Home prices YoY: -28.2%
• Rents YoY: 4.7%
• Active inventory: 78
• Price-to-rent: 37.6×

Monthly cashflow live

• Estimated rent: $4,786 high
• Mortgage (P&I): −$2,829
• Tax from tax record: −$761 /mo · $9,134/yr
• Insurance: −$225
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,005
• Net cashflow: $-34

Break-even live

Break-even rent $4,829

Max offer price $533,457

Occupancy floor 96%

Sensitivity live

Price	-10% $272	-5% $119	+0% $-34	+5% $-186	+10% $-339
Rent	-10% $-412	-5% $-223	+0% $-34	+5% $155	+10% $344
Rate	-1.0pp $238	-0.5pp $104	base $-34	+0.5pp $-173	+1.0pp $-316

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$4,784
Total (4 units)			$4,786

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: $134,850
• Closing costs: $16,182
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3229 Lenox Ave Unit 1 Jacksonville, FL	3.0	2.5	1900	$2,150	$1.13	25d	1	1.40mi

Listing history 22 events

1. 2026-06-21
   days on market $539,400 Active 60 DOM
2. 2026-06-18
   days on market $539,400 Active 57 DOM
3. 2026-06-17
   days on market $539,400 Active 56 DOM
4. 2026-06-16
   days on market $539,400 Active 55 DOM
5. 2026-06-15
   days on market $539,400 Active 54 DOM
6. 2026-06-13
   days on market $539,400 Active 51 DOM
7. 2026-06-10
   days on market $539,400 Active 48 DOM
8. 2026-06-08
   days on market $539,400 Active 47 DOM
9. 2026-06-07
   days on market $539,400 Active 46 DOM
10. 2026-06-05
    days on market $539,400 Active 43 DOM
11. 2026-06-03
    days on market $539,400 Active 42 DOM
12. 2026-06-02
    days on market $539,400 Active 41 DOM
13. 2026-06-01
    days on market $539,400 Active 40 DOM
14. 2026-05-31
    days on market $539,400 Active 39 DOM
15. 2026-04-21
    listed $539,400 Active
16. 2025-08-11
    historical 323-char remark

    Show marketing remark (323 chars)

    Well maintained, 4 unit quadplex, each unit has 1 bedroom, 1 bathroom. All units have the same floor plan. Located in highly desirable Riverside, 2 blocks from St. Vincent's Hospital, walking distance to shopping, restaurants, entertainment, 5 Points and Publix. Private parking in the back, 1 parking space for each unit.

17. 2025-05-29
    price $594,900 323-char remark

    Show marketing remark (323 chars)

    Well maintained, 4 unit quadplex, each unit has 1 bedroom, 1 bathroom. All units have the same floor plan. Located in highly desirable Riverside, 2 blocks from St. Vincent's Hospital, walking distance to shopping, restaurants, entertainment, 5 Points and Publix. Private parking in the back, 1 parking space for each unit.

18. 2025-04-29
    price $674,900 323-char remark

    Show marketing remark (323 chars)

    Well maintained, 4 unit quadplex, each unit has 1 bedroom, 1 bathroom. All units have the same floor plan. Located in highly desirable Riverside, 2 blocks from St. Vincent's Hospital, walking distance to shopping, restaurants, entertainment, 5 Points and Publix. Private parking in the back, 1 parking space for each unit.

19. 2025-03-21
    price $695,000 323-char remark

    Show marketing remark (323 chars)

    Well maintained, 4 unit quadplex, each unit has 1 bedroom, 1 bathroom. All units have the same floor plan. Located in highly desirable Riverside, 2 blocks from St. Vincent's Hospital, walking distance to shopping, restaurants, entertainment, 5 Points and Publix. Private parking in the back, 1 parking space for each unit.

20. 2025-02-11
    listed $710,000 Active 323-char remark

    Show marketing remark (323 chars)

    Well maintained, 4 unit quadplex, each unit has 1 bedroom, 1 bathroom. All units have the same floor plan. Located in highly desirable Riverside, 2 blocks from St. Vincent's Hospital, walking distance to shopping, restaurants, entertainment, 5 Points and Publix. Private parking in the back, 1 parking space for each unit.

21. 1996-01-12
    soldstatus $96,900
22. 1984-04-01
    soldstatus $75,000

ⓘ 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: $9,134 · $761/mo
• Projected year-2 tax: $9,134 · $761/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 · 21 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: $57,432
• − Mortgage interest: −$30,215
• − Property taxes: −$9,134
• − Insurance: −$2,697
• − Repairs & maintenance: −$4,595
• − Management: −$4,595
• − Depreciation: −$15,692
• Taxable loss: −$9,494
• Est. tax savings @ 24.0%: +$2,279
• After-tax cash flow: $1,875/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): 9,151
• Household income: $65,063
• Rent vs Own: 71.5% rent · 28.5% own
• Severe rent burden: 866.0

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 0.60)
• Race & ethnicity: White 55% Black 30% Hispanic / Latino 6% Asian 6% Two or more races 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 7% · China, Canada, Philippines
• Languages at home: 92% English-only · Spanish 3% Chinese 2% Other Asian/Pacific 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: ▼ -123.96%
• Current HPI: 316.3185
• Rent YoY: ▲ 4.69%
• 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

+619.2% since first listed

8 events — show timeline

• 2026-04-21 Listed $539,400 realMLS
• 2025-08-11 Listing Removed — realMLS
• 2025-05-29 Price Changed $594,900 realMLS
• 2025-04-29 Price Changed $674,900 realMLS
• 2025-03-21 Price Changed $695,000 realMLS
• 2025-02-11 Listed $710,000 realMLS
• 1996-01-12 Sold (Public Records) $96,900 Public Records
• 1984-04-01 Sold (Public Records) $75,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $9,134 · +12.0% YoY. Source: county tax records.