Mixed-Use Property with
For Sale
$599,000
1250 MCDUFF Avenue, Jacksonville, FL 32205
Two-story configuration combines commercial space with a separate two-bedroom residential unit.
Property Size1,800 SF
Price / SF$332.78
Days on Market186
Property Features for 1250 MCDUFF Avenue
General Information
Standard status
Active
Size
1,800 SF
Property subtype
Mixed Use
Zoning
Commercial Neighborhood
Units
Unit Mix
1 x 2BR/1BA
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$2,984
Amenities
3
Shingle
Historic Area, City Road.
Building Details
Year Built
1949
Buildings
1
Tenancy
Multi
Listing Agency:
COWFORD REALTY & DESIGN LLC
(904) 708-0825
Listed By:
CARMEN GODWIN · License #3528670
(904) 708-0825
Source:
Xome
Added: Feb 4
Changed: Aug 9
Last Checked: Aug 9 at 10:17AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of COWFORD REALTY & DESIGN LLC
Investment Insights
Based on property information with market context.
Built in 1949, this mixed-use building combines approximately 1,800 square feet of ground-floor commercial space with an upstairs apartment of roughly 1,100 square feet. The commercial area supports medical or professional office, retail sales, service establishment, and restaurant uses by right under Commercial Neighborhood zoning. The residential unit includes two bedrooms, one bathroom, hardwood floors, and a midcentury-style bathroom.
The property sits within Jacksonville’s Riverside Avondale Historic District at 1250 McDuff Avenue South. Avondale and King Street shopping districts, Riverside Community Garden, Willowbranch Park, and the St. Johns River are all identified as being within walking distance. Although the building is located in the historic district, it is not a contributing structure. The arrangement supports combined commercial and residential occupancy within the same building.
The property sits within Jacksonville’s Riverside Avondale Historic District at 1250 McDuff Avenue South. Avondale and King Street shopping districts, Riverside Community Garden, Willowbranch Park, and the St. Johns River are all identified as being within walking distance. Although the building is located in the historic district, it is not a contributing structure. The arrangement supports combined commercial and residential occupancy within the same building.
Key Highlights
- Approximately 1,800 SF of ground‑floor commercial space
- Upstairs apartment offers roughly 1,100 SF with 2 bedrooms and 1 bathroom
- Commercial Neighborhood zoning supports office, retail, service, and restaurant uses by right
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$25,888
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.32%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$517,760
$517.8K
Cap Rate 7%
$369,829
$369.8K
Cap Rate 9%
$287,644
$287.6K
Market Conditions
NOI Build-Up for 1,800 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$43.2K $24.00/SF
− Vacancy
−$8.7K −$4.82/SF
EGI
$34.5K $19.18/SF
− OpEx
−$8.6K −$4.79/SF
NOI
$25.9K $14.38/SF
Area
Jacksonville, FL
Vacancy
20.10%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$517,760
Cap Rate 7%
$369,829
Cap Rate 9%
$287,644
Alternative Uses
Best Use
Office B
$369.8K
$323.6K – $431.5K
NOI $25,888 @ 7.0% cap · market cap 4.32%
Second Best
Mixed Use
$339.4K
$297.0K – $396.0K
NOI $23,760 @ 7.0% cap · market cap 3.97%
Theoretical Best
Office A
$493.1K
$431.5K – $575.3K
NOI $34,517 @ 7.0% cap · market cap 5.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,109
Businesses Nearby
Explore this area
Business Placement
Demographics for 32205, FL
29,605
Population
16,188
Households
1.8
Avg Household Size
37
Median Age
36%
College-Educated
90%
High-School Grad
7.7 sq mi
ZIP Area
3,845
Density / Sq Mi
$60,609
Median Household Income
$43,122
Median Earnings
$1,190
Median Rent
$257,900
Median Home Value
Market
Vacancy Rate% for Office in Jacksonville, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-story configuration combines commercial space with a separate two-bedroom residential unit.
Where is this mixed-use property located?
The property is located at 1250 MCDUFF Avenue Jacksonville, FL.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Approximately 1,800 SF of ground‑floor commercial space; Upstairs apartment offers roughly 1,100 SF with 2 bedrooms and 1 bathroom; Commercial Neighborhood zoning supports office, retail, service, and restaurant uses by right
