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    Riverside/Avondale Multifamily Investment Opportunity Title is generated by Realmo AI

    1257 MCDUFF S Avenue, Jacksonville, FL 32205

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    For Sale
    $1,495,000

    Two six-unit properties in Riverside/Avondale with significant rental upside.

    Type:Commercial/Industrial
    Property size:
    7,632 SF
    Lot size:
    0.39 Acres
    Price / SF:
    $195/SF
    Added:
    Mar 11, 2026
    Days on Market:
    73
    Last Refresh:
    Apr 5 at 10:09 pm

    Property Features for 1257 MCDUFF S Avenue

    General Information

    Standard status
    Active
    Size
    7,632 SF
    Lot size
    0.39 Acres
    Property subtype
    Commercial/Industrial

    Building Details

    Year Built
    1929

    We can help!

    Listing Contact
    SIMON GARWOOD
    SIMON GARWOOD

    Listing agent SIMON GARWOOD License #3180526

    Listing office WARREN & COMPANY

    Listing date Mar 11, 2026

    Source Exitrealty

    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 WARREN & COMPANY

    HighLights

    • Significant rental income upside with rents currently $3,500-$4,000/month below market.
    • Two properties totaling 12 units in the desirable Riverside/Avondale submarket.
    • Enjoy a 100% occupancy rate.
    • Over $200K in CAPEX improvements since 2021, including kitchen/bath, flooring, plumbing, and electrical upgrades.
    • Ample off‑street parking with distinct spaces, bonus carports, and storage units.
    • Re‑roof completed in 2019.

    Overview

    This investment opportunity features two six-unit properties located in the Riverside/Avondale submarket, specifically at 1257 & 1267 McDuff. Each property comprises six units, configured as a quadruplex with a detached duplex, with all units offering a 1/1 layout. The properties are currently 100% occupied. There is a significant opportunity to increase rents, as the current gross rent is $3,500-$4,000 per month below market rates. The property includes a large, off-street parking lot with designated parking spaces, as well as bonus carports and storage units. Since 2021, over $200,000 has been invested in extensive capital improvements, including upgrades to kitchens and bathrooms, flooring, plumbing, and electrical systems. Additional improvements include new fencing, landscaping, and an outdoor grilling pit. The roof was replaced in 2019. Riverside/Avondale is known for its high tenant quality and is a sought-after location for apartment seekers in Jacksonville. The property size is 7632 square feet. This listing includes both properties.
    Property Profile Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Jacksonville
    County
    Duval
    State
    Florida
    Longitude
    -81.7019
    Latitude
    30.3068

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    FAQs

    What type of property is this?
    Apartment building - Two six-unit properties in Riverside/Avondale with significant rental upside.
    Where is this apartment building located?
    The property is located at 1257 MCDUFF S Avenue Jacksonville, FL.
    What is the asking price?
    The asking price for this property is $1,495,000.
    What are key features of this property?
    This property features: Significant rental income upside with rents currently $3,500-$4,000/month below market.; Two properties totaling 12 units in the desirable Riverside/Avondale submarket.; Enjoy a 100% occupancy rate.
    (904) 673-0326
    We can help!
    Listing Contact
    SIMON GARWOOD
    SIMON GARWOOD
    Real Estate License ID: 3180526
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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