1552 W 35th St · Jacksonville, FL 32209

$115,000

4 bd · 2.0 ba · 1,248 sqft · MultiFamily public records · 7 Days on market

Built 1963 5,227 sqft lot Est $116k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.9/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 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

This 2-story concrete block duplex is each unit a 2 bedroom & 1 bath. One unit upstairs & 1 down. The 1 up rents for $400. per month due on the 1st & is at present on mo/mo. The bottom unit is same size & rent same but for $350 per mo. Both have a $275 each security deposit. Easy to show!

Key facts

• Large driveway
• Fenced backyard
• 5,227 sq ft lot

Tags

• 2 STORY CONCRETE BLOCK DUPLEX
• SEPARATE ELECTRIC METERS
• LARGE DRIVEWAY
• FENCED BACKYARD
• EASY ACCESS TO MAJOR HIGHWAYS
• STRONG RENTAL POTENTIAL

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Duplex; Two-story building; Entry level starts on first floor; Property is attached
• Construction: Block and concrete construction; Shingle roof; 1 building
• Exterior features: Chain link fencing; Asphalt road access; Lot includes other unspecified features

Interior

• Bedrooms: 4 bedrooms (total)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Residential duplex with two total units; Unfurnished

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive. Per door: $328/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 13.1% 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 24d 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 $1,885/mo this rent would consume 74% 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 $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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 10y ago 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 $85k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $115,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.64% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.48%
• DSCR: 2.09
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $116,064
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1552 W 35th St	0.00mi	4/2.0	1,248 (0%)	8mo	$85,000	$68	93
4304 Grunthal St	0.11mi	4/2.0	1,350 (+8%)	10mo	$125,000	$93	73
3615 Charles St	0.63mi	4/2.0	1,300 (+4%)	2mo	$209,900	$161	62

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: 16.5%
• Equity multiple: 1.65×
• Total profit: $21,028
• Equity at exit: $17,147

10-year hold

• IRR: 24.1%
• Equity multiple: 2.97×
• Total profit: $63,461
• 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: 10.2×

Monthly cashflow live

• Estimated rent: $1,885 high
• Mortgage (P&I): −$603
• Tax from tax record: −$181 /mo · $2,174/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $657

Break-even live

Break-even rent $1,053

Max offer price $115,000

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,884
Total (2 units)			$1,885

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
1490 W 33rd St Jacksonville, FL	4.0	1.5	1150	$1,150	$1.00	24d	1	0.13mi
1587 W 30th St Jacksonville, FL	3.0	1.0	1363	$1,450	$1.06	14d	1	0.21mi
4813 Moncrief Rd Jacksonville, FL	2.0–3.0	1.0	755	$920	$1.22	2d	8	0.24mi
1417 W 31st St Jacksonville, FL	3.0	1.0	880	$1,100	$1.25	2d	1	0.28mi
1530 W 29th St Jacksonville, FL	3.0	2.0	1164	$1,385	$1.19	24d	1	0.28mi
1407 W 31st St Jacksonville, FL	3.0	3.5	1140	$1,550	$1.36	24d	1	0.29mi
1636 W 28th St Jacksonville, FL	3.0	2.0	912	$1,375	$1.51	24d	1	0.34mi
1737 W 28th St Jacksonville, FL	3.0	1.0	1105	$700	$0.63	24d	1	0.38mi
1839 W 30th St Jacksonville, FL	3.0	1.0	828	$1,050	$1.27	24d	1	0.39mi
1863 W 29th St Jacksonville, FL	3.0	2.0	956	$1,190	$1.24	21d	1	0.45mi
1837 W 28th St Jacksonville, FL	3.0	2.0	1333	$1,600	$1.20	24d	1	0.45mi
5350 Dodge Rd Jacksonville, FL	3.0	1.0	1000	$1,500	$1.50	24d	1	0.46mi
5352 Dodge Rd Jacksonville, FL	3.0	2.0	1050	$1,261	$1.20	24d	1	0.47mi
1830 W 27th St Jacksonville, FL	3.0	2.0	952	$1,375	$1.44	24d	1	0.49mi
1609 W 24th St Jacksonville, FL	3.0	2.0	1169	$1,223	$1.05	21d	1	0.49mi
1288 W 28th St Jacksonville, FL	4.0	1.5	1449	$1,267	$0.87	14d	1	0.50mi
1867 W 41st St Jacksonville, FL	3.0	2.0	1218	$1,325	$1.09	17d	1	0.50mi
1823 W 44th St Jacksonville, FL	3.0	2.0	1066	$1,500	$1.41	24d	1	0.53mi
1842 W 26th St Jacksonville, FL	3.0	2.0	933	$1,200	$1.29	24d	1	0.54mi
1708 W 24th St Jacksonville, FL	3.0	2.0	1428	$1,250	$0.88	8d	1	0.55mi
1645 W 23rd St Unit 2 Jacksonville, FL	3.0	1.0	912	$1,275	$1.40	24d	1	0.55mi
1220 W 28th St Jacksonville, FL	3.0	1.0	1122	$1,299	$1.16	24d	1	0.57mi
1712 W 23rd St Jacksonville, FL	3.0	2.0	1200	$1,275	$1.06	24d	1	0.59mi
1201 W 27th St Jacksonville, FL	3.0	2.0	1120	$1,145	$1.02	24d	1	0.60mi
1149 W 28th St Jacksonville, FL	4.0	2.0	1344	$1,302	$0.97	24d	1	0.64mi
1173 W 27th St Jacksonville, FL	3.0	1.0	1080	$1,145	$1.06	14d	1	0.64mi
1348 Crestwood St Jacksonville, FL	3.0	1.0	1300	$1,100	$0.85	24d	1	0.65mi
1431 W 21st St Jacksonville, FL	3.0	2.0	1199	$1,425	$1.19	15d	1	0.66mi
1968 W 23rd St Unit Main Jacksonville, FL	3.0	2.0	1106	$1,400	$1.27	21d	1	0.74mi
1410 W 20th St Jacksonville, FL	3.0	2.0	1170	$1,485	$1.27	14d	1	0.74mi
1971 W 22nd St Jacksonville, FL	3.0	1.0	1094	$1,095	$1.00	8d	1	0.75mi
5736 Teeler Ave Jacksonville, FL	3.0	1.0	852	$1,000	$1.17	24d	1	0.77mi
2050 W 40th St Jacksonville, FL	3.0	1.0	1010	$1,350	$1.34	16d	1	0.77mi
1730 W 19th St Jacksonville, FL	3.0	2.0	1323	$1,100	$0.83	2d	1	0.78mi
1834 Meharry Ave Jacksonville, FL	3.0	1.0	1291	$1,295	$1.00	4d	1	0.79mi
1031 W 26th St Jacksonville, FL	3.0	2.0	1261	$1,445	$1.15	24d	1	0.82mi
1750 Rutledge Ave Jacksonville, FL	3.0	2.0	1250	$1,358	$1.09	15d	1	0.84mi
1029 W 25th St Unit 1 Jacksonville, FL	5.0	2.0	1410	$2,200	$1.56	24d	1	0.84mi
1029 W 25th St Jacksonville, FL	5.0	2.0	800	$2,200	$2.75	11d	1	0.84mi
1025 W 25th St Unit 1 Jacksonville, FL	5.0	2.0	1500	$2,000	$1.33	24d	1	0.85mi

Listing history 7 events

1. 2026-06-18
   days on market $115,000 Active 7 DOM
2. 2026-06-17
   days on market $115,000 Active 6 DOM
3. 2026-06-16
   days on market $115,000 Active 5 DOM
4. 2026-06-15
   days on market $115,000 Active 4 DOM
5. 2026-06-13
   days on market $115,000 Active 2 DOM
6. 2026-06-13
   remarks 691-char remark
7. 2026-06-13
   listed $115,000 Active 1 DOM

ⓘ 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: $22,620
• − Mortgage interest: −$6,442
• − Property taxes: −$2,174
• − Insurance: −$575
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$3,345
• Taxable income: $6,464
• Est. tax owed @ 24.0%: −$1,551
• After-tax cash flow: $6,332/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

+475.0% since first listed

24 events — show timeline

• 2026-06-10 Listed $115,000 realMLS
• 2025-10-23 Sold (Public Records) $85,000 Public Records
• 2020-06-25 Sold (Public Records) $57,250 Public Records
• 2017-02-14 Sold (Public Records) $85,000 Public Records
• 2017-01-11 Sold (Public Records) $47,000 Public Records
• 2017-01-06 Sold (MLS) $47,000 realMLS
• 2017-01-06 Sold (MLS) $47,000 realMLS
• 2016-12-27 Pending — realMLS
• 2016-12-27 Pending — realMLS
• 2016-08-29 Relisted — realMLS
• 2016-08-29 Relisted — realMLS
• 2016-08-24 Pending — realMLS
• 2016-08-24 Pending — realMLS
• 2016-03-21 Relisted — realMLS
• 2016-03-21 Relisted — realMLS
• 2016-03-21 Price Changed $55,000 realMLS
• 2016-03-21 Price Changed $55,000 realMLS
• 2016-03-08 Pending — realMLS
• 2016-03-08 Pending — realMLS
• 2016-03-08 Listing Removed — realMLS
• 2016-02-19 Listed $59,900 realMLS
• 2016-02-19 Listed $59,900 realMLS
• 2002-01-07 Sold (Public Records) $66,000 Public Records
• 2000-12-08 Sold (Public Records) $20,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,174 · +27.0% YoY. Source: county tax records.