2108 Yulee St · Jacksonville, FL 32209

$120,000

3 bd · 1.0 ba · 873 sqft · SingleFamily public records · 130 Days on market

Built 1966 3,484 sqft lot Est $119k · at est.

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Why this score? — see what drove the C 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 +23.0/30.0
• DSCR +7.4/10.0
• ARV discount +7.0/15.0
• 1% rule +5.0/10.0
• 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

This property is part of a portfolio and may be sold individually or as part of a package. Fresh, bright, and ready for its next chapter--welcome to this cozy 3-bedroom, 1-bath block home in Robinson's Addition! Built in 1966, this 873 sq ft gem has been thoughtfully refreshed with HVAC (2019), Water Heater (2026), updated kitchen, brand-new paint and stylish flooring, giving it a clean, modern feel while keeping its classic character intact. Step inside to a light-filled living space that flows effortlessly into a functional layout, perfect for comfortable everyday living. Each bedroom offers just the right amount of space for rest, work, or creativity. The solid concrete block constructio

Key facts

• Durable construction
• 3,484 sq ft lot
• Built 1966

Tags

• INVESTMENT OPPORTUNITY
• STRONG RENTAL POTENTIAL
• EFFICIENT USE OF SPACE
• DURABLE CONSTRUCTION
• LOW MAINTENANCE DESIGN
• IMMEDIATE RENTAL INCOME

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One level (entry on first level)
• Construction: Block construction; Shingle roof
• Exterior features: Patio; Chain-link fencing; City street frontage; Asphalt road surface

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Primary bathroom with tub and shower
• Laundry & utility: In-unit laundry with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (0.2% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 22d 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 $1,198/mo this rent would consume 47% 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 $830 of loan paydown is wiped out by about $4k 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 130 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 35% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 1.00% ✗
• Cap rate: 8.43%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $118,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2108 Yulee St	0.00mi	3/1.0	873 (0%)	0mo	$117,000	$134	100
2081 Baldwin St	0.07mi	3/1.0	915 (+5%)	2mo	$47,000	$51	87
2070 Woodside St	0.06mi	3/1.0	800 (-8%)	4mo	$116,500	$146	80
760 Westbrook Rd	0.39mi	2/1.0 (-1)	898 (+3%)	2mo	$101,150	$113	70
2034 Commonwealth Ave	0.11mi	2/2.0 (-1)	818 (-6%)	8mo	$199,017	$243	68
2318 Labelle St	0.31mi	2/1.0 (-1)	824 (-6%)	8mo	$112,000	$136	65
2002 Baldwin St	0.17mi	2/1.0 (-1)	780 (-11%)	6mo	$87,500	$112	64
2202 W 1st St	0.28mi	3/1.0	988 (+13%)	2mo	$56,900	$58	63
2325 Westbrook Cir N	0.38mi	3/2.0	812 (-7%)	6mo	$125,500	$155	62
238 Shortreed St	0.74mi	2/1.0 (-1)	900 (+3%)	4mo	$62,000	$69	52
1116 Fairfax St	0.63mi	3/1.0	1,000 (+14%)	2mo	$173,017	$173	45
357 Smith St	0.74mi	3/2.0	1,000 (+14%)	3mo	$142,000	$142	35

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-7,268
• Equity at exit: $17,892

10-year hold

• IRR: 2.4%
• Equity multiple: 1.16×
• Total profit: $5,383
• Equity at exit: $10,375

Cash invested: $33,600 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$629
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $214

Break-even live

Break-even rent $927

Max offer price $120,000

Occupancy floor 77%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2128 Woodside St Jacksonville, FL	2.0	1.0	776	$895	$1.15	24d	1	0.06mi
1979 Yulee St Jacksonville, FL	3.0	2.0	1050	$1,500	$1.43	24d	1	0.17mi
2154 Placeda St Jacksonville, FL	4.0	1.5	1124	$1,500	$1.33	21d	1	0.23mi
2325 Westbrook Cir N Jacksonville, FL	3.0	2.0	812	$1,200	$1.48	24d	1	0.40mi
2011 W 5th St Jacksonville, FL	3.0	1.0	988	$1,150	$1.16	24d	1	0.48mi
1213 Moat St Jacksonville, FL	2.0	2.5	1022	$1,283	$1.26	17d	1	0.50mi
1751 Broadway Ave Jacksonville, FL	2.0	1.0	1000	$1,525	$1.52	4d	1	0.50mi
1911 W 3rd St Jacksonville, FL	3.0	1.0	912	$1,050	$1.15	4d	1	0.53mi
1934 W 6th St Jacksonville, FL	3.0	1.0	948	$1,125	$1.19	24d	1	0.59mi
1319 Woods St Jacksonville, FL	3.0	2.0	1103	$1,221	$1.11	24d	1	0.61mi
1866 W 6th St Jacksonville, FL	3.0	1.0	1064	$1,120	$1.05	4d	1	0.65mi
1729 Logan St W Unit 3 Jacksonville, FL	2.0	1.0	694	$850	$1.22	24d	1	0.66mi
1721 Campus St Jacksonville, FL	3.0	2.0	909	$1,400	$1.54	24d	1	0.70mi
1783 W 3rd St Jacksonville, FL	3.0	1.0	816	$650	$0.80	24d	1	0.70mi
2549 Calvin St Jacksonville, FL	2.0	1.0	658	$600	$0.91	17d	1	0.71mi
2551 Calvin St Jacksonville, FL	2.0	1.0	658	$600	$0.91	17d	1	0.71mi
1657 Union St W Unit 1 Jacksonville, FL	2.0	1.0	700	$1,050	$1.50	2d	1	0.71mi
1651 Union St W Jacksonville, FL	2.0	1.0	675	$900	$1.33	24d	1	0.72mi
1649 State St W Jacksonville, FL	2.0	1.0	540	$780	$1.44	24d	1	0.72mi
1710 W 2nd St Unit A Jacksonville, FL	2.0	1.0	939	$800	$0.85	24d	1	0.74mi
371 Smith St Jacksonville, FL	3.0	2.0	1050	$1,325	$1.26	4d	1	0.75mi
2587 Orchard St Jacksonville, FL	2.0	2.0	992	$1,295	$1.31	8d	1	0.75mi
1788 W 5th St Jacksonville, FL	3.0	2.0	948	$1,295	$1.37	24d	1	0.75mi
1539 Union St W Jacksonville, FL	3.0	1.5	1000	$1,144	$1.14	14d	1	0.82mi
1534 Morgan St Unit 1-4 Jacksonville, FL	3.0	1.0	694	$999	$1.44	24d	1	0.84mi
2008 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	1	0.85mi
2012 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	20d	1	0.85mi
1640 W 4th St Unit 1 Jacksonville, FL	4.0	2.0	1119	$1,675	$1.50	20d	1	0.87mi
844 Tyler St Unit 1 Jacksonville, FL	2.0	1.0	800	$900	$1.12	8d	1	0.88mi
1934 Ella St Jacksonville, FL	3.0	1.0	1045	$1,095	$1.05	20d	1	0.88mi
420 Sunshine St Jacksonville, FL	3.0	2.0	1050	$1,350	$1.29	2d	1	0.88mi
1776 Spires Ave Unit 2 Jacksonville, FL	2.0	1.0	800	$1,125	$1.41	4d	1	0.91mi
3035 Fitzgerald St Jacksonville, FL	2.0	1.0	900	$1,021	$1.13	3d	1	0.93mi
2002 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	2	0.94mi
2004 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	1	0.94mi
2000 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	24d	1	0.94mi
841 Ontario St Jacksonville, FL	2.0	1.0	1000	$1,285	$1.28	24d	1	0.95mi
2020 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	24d	1	0.95mi
1448 Union St W Jacksonville, FL	3.0	1.0	958	$1,200	$1.25	24d	1	0.96mi
2036 W 11th St Jacksonville, FL	2.0	2.5	698	$1,250	$1.79	21d	1	0.96mi

Listing history 18 events

1. 2026-05-18
   status Pending
2. 2026-05-08
   historical Active Under Contract
3. 2026-04-29
   status Active
4. 2026-04-27
   historical Active Under Contract
5. 2026-04-23
   status Active
6. 2026-01-22
   historical
7. 2026-01-22
   price $120,000
8. 2026-01-14
   price $74,000
9. 2026-01-06
   price $75,000
10. 2025-12-09
    price $76,000
11. 2025-12-04
    price $77,500
12. 2025-11-18
    price $79,000
13. 2025-11-13
    price $80,000
14. 2025-11-04
    price $85,000
15. 2025-10-09
    listed $89,000 Active
16. 2025-08-26
    soldstatus $1,750,000
17. 2025-08-26
    soldstatus $1,750,000
18. 2025-04-29
    soldstatus $831,100

ⓘ 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: $636 · $53/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$360/yr (+$30/mo · 56.5%)

ⓘ 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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,376
• − Mortgage interest: −$6,722
• − Property taxes: −$636
• − Insurance: −$600
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$3,491
• Taxable income: $627
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $2,419/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

-85.6% since first listed

18 events — show timeline

• 2026-05-18 Pending — realMLS
• 2026-05-08 Contingent — realMLS
• 2026-04-29 Relisted — realMLS
• 2026-04-27 Contingent — realMLS
• 2026-04-23 Relisted — realMLS
• 2026-01-22 Price Changed $120,000 realMLS
• 2026-01-22 Listing Removed — realMLS
• 2026-01-14 Price Changed $74,000 realMLS
• 2026-01-06 Price Changed $75,000 realMLS
• 2025-12-09 Price Changed $76,000 realMLS
• 2025-12-04 Price Changed $77,500 realMLS
• 2025-11-18 Price Changed $79,000 realMLS
• 2025-11-13 Price Changed $80,000 realMLS
• 2025-11-04 Price Changed $85,000 realMLS
• 2025-10-09 Listed $89,000 realMLS
• 2025-08-26 Sold (Public Records) $1,750,000 Public Records
• 2025-08-26 Sold (Public Records) $1,750,000 Public Records
• 2025-04-29 Sold (Public Records) $831,100 Public Records

Property tax history

+3.8%/yr

Latest (2025): $636 · +47.1% YoY. Source: county tax records.