9147 Gibson Ave · Jacksonville, FL 32208

$119,900

3 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 42 Days on market

Built 1940 0.36 ac lot Est $171k · 30% under

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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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL!!! This is a solid Fixer Upper with a New Roof. Metal Shed 12x12 remains. No value in wooden garage. Home has lap siding with T111 on enclosed front porch, original winows and off-grade. Home is on Well and Septic, but City water hook-up is available. Large Eat-in Kitchen has Laundry Nook inside. There is a paved driveway. Home has great possibilities for a Full Rehab! DO NOT MAKE OFFER WITHOUT VIEWING PROPERTY. CASH ONLY.

Key facts

• Metal shed
• Lap siding
• Paved driveway

Tags

• NEW ROOF
• METAL SHED
• LAP SIDING
• ENCLOSED FRONT PORCH
• PAVED DRIVEWAY

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking
• Utilities: Septic tank; Cable available; Electricity connected
• Home design: Single family residence; One story; Entry level is 1; Faces west
• Construction: Wood siding; Shingle roof
• Exterior features: Many trees on the lot; City street frontage; Asphalt road surface

Interior

• Kitchen: Electric oven
• Bedrooms: 3 bedrooms (entry level: 1)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Primary bathroom with shower (no tub); Split bedroom layout
• 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 $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 soft (-1.4%/yr); 291 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 43% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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 42 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $19k; list at $120k implies a 534% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.49%
• DSCR: 1.51
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $171,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9129 Tamworth Rd	0.18mi	2/1.0 (-1)	1,192 (-2%)	0mo	$77,500	$65	83
4368 Bedivere Rd	0.43mi	3/2.0	1,274 (+5%)	2mo	$162,500	$128	66
9264 Norfolk Blvd	0.55mi	3/1.0	1,255 (+3%)	4mo	$134,000	$107	66
9724 Waynesboro Ave	0.61mi	3/2.0	1,196 (-2%)	3mo	$170,000	$142	62
9621 Ronnie St	0.49mi	4/2.0 (+1)	1,163 (-4%)	2mo	$210,000	$181	60
4419 Crossbow Rd	0.57mi	3/2.0	1,274 (+5%)	5mo	$179,000	$141	57
8603 Nassau Rd	0.60mi	3/1.0	1,115 (-8%)	2mo	$135,000	$121	57
4400 Bedivere Rd	0.44mi	3/2.0	1,308 (+8%)	7mo	$220,000	$168	57
3360 Lansdell Dr	0.58mi	3/2.0	1,124 (-8%)	3mo	$215,000	$191	54
4824 Portsmouth Ave	0.65mi	4/2.0 (+1)	1,248 (+3%)	6mo	$125,000	$100	52
4903 Fredericksburg Ave	0.69mi	3/1.0	1,312 (+8%)	8mo	$108,600	$83	49
3430 Hickorynut St	0.60mi	4/2.0 (+1)	1,368 (+12%)	1mo	$224,900	$164	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,221
• Equity at exit: $17,877

10-year hold

• IRR: 3.4%
• Equity multiple: 1.21×
• Total profit: $7,060
• Equity at exit: $10,367

Cash invested: $33,572 (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 32208

• Home prices YoY: -33.6%
• Rents YoY: -1.4%
• Active inventory: 291
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,468 high
• Mortgage (P&I): −$629
• Tax from tax record: −$159 /mo · $1,909/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $322

Break-even live

Break-even rent $1,061

Max offer price $119,900

Occupancy floor 73%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3848 Soutel Dr Jacksonville, FL	3.0	2.0	1230	$1,541	$1.25	7d	1	0.32mi
9658 Gibson Ave Jacksonville, FL	3.0	1.5	977	$1,225	$1.25	23d	1	0.38mi
4643 Williamsburg Ave Jacksonville, FL	3.0	2.0	1209	$1,496	$1.24	3d	1	0.41mi
4662 Roanoke Blvd Jacksonville, FL	3.0	2.0	1104	$1,195	$1.08	14d	1	0.51mi
9348 Culpeper Ave Jacksonville, FL	3.0	1.0	882	$1,195	$1.35	23d	1	0.52mi
4737 Portsmouth Ave Jacksonville, FL	4.0	2.0	1396	$1,148	$0.82	23d	1	0.60mi
3344 Soutel Dr Jacksonville, FL	3.0	1.0	1142	$1,325	$1.16	23d	1	0.63mi
8516 Bermuda Rd Jacksonville, FL	3.0	2.0	1492	$1,625	$1.09	20d	1	0.68mi
9561 Norfolk Blvd Jacksonville, FL	3.0	1.5	934	$1,350	$1.45	1d	1	0.70mi
8534 Addison Rd Jacksonville, FL	4.0	2.0	1410	$1,995	$1.41	23d	1	0.75mi
8509 Addison Rd Jacksonville, FL	4.0	2.0	1494	$1,675	$1.12	23d	1	0.76mi
3250 Soutel Dr Jacksonville, FL	3.0	2.0	1352	$1,525	$1.13	23d	1	0.77mi
4935 Portsmouth Ave Jacksonville, FL	3.0	1.0	894	$1,163	$1.30	10d	1	0.78mi
4895 Churchill Dr Jacksonville, FL	3.0	2.0	1303	$1,900	$1.46	23d	1	0.84mi
4819 Arrowsmith Rd Unit 1 Jacksonville, FL	3.0	2.0	1285	$1,500	$1.17	14d	1	0.85mi
8645 Samona Dr W Jacksonville, FL	4.0	1.0	1196	$1,250	$1.05	23d	1	0.88mi
3015 Lansdell Dr Jacksonville, FL	3.0	1.0	1150	$1,350	$1.17	23d	1	0.91mi
9436 Gisborne Dr Jacksonville, FL	3.0	1.5	950	$1,440	$1.52	20d	1	0.92mi
2389 Hilly Rd Jacksonville, FL	3.0	1.0	908	$1,650	$1.82	23d	1	1.00mi
9148 13th Ave Jacksonville, FL	3.0	1.0	1126	$1,136	$1.01	4d	1	1.01mi
9346 10th Ave Jacksonville, FL	3.0	1.0	985	$1,825	$1.85	23d	1	1.02mi
9206 Greenleaf Rd Jacksonville, FL	3.0	1.5	888	$1,400	$1.58	17d	1	1.05mi
9141 12th Ave Jacksonville, FL	3.0	2.0	1209	$1,598	$1.32	20d	1	1.08mi
4440 Ken Knight Dr N Jacksonville, FL	2.0	1.0	716	$650	$0.91	14d	1	1.09mi
9340 Sibbald Rd Jacksonville, FL	4.0	2.0	1228	$1,606	$1.31	4d	1	1.12mi
8367 Tubman Ct Jacksonville, FL	4.0	1.5	1398	$1,790	$1.28	17d	1	1.24mi
9279 6th Ave Jacksonville, FL	3.0	2.0	1150	$1,245	$1.08	4d	1	1.25mi
4177 Lorenzo Ct Unit 4 Jacksonville, FL	2.0	1.0	840	$945	$1.12	1d	1	1.26mi
4543 Moncrief Rd W Jacksonville, FL	2.0	1.0	950	$1,075	$1.13	7d	1	1.27mi
9032 8th Ave Jacksonville, FL	3.0	2.0	1300	$1,500	$1.15	23d	1	1.29mi
9050 7th Ave Jacksonville, FL	3.0	1.0	896	$1,485	$1.66	23d	1	1.31mi
4253 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$975	$1.16	23d	1	1.32mi
4211 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$995	$1.18	23d	1	1.36mi
3997 Leonnie Rd Unit 1 Jacksonville, FL	2.0	1.0	840	$950	$1.13	7d	1	1.37mi
9037 6th Ave Jacksonville, FL	3.0	2.0	1156	$1,400	$1.21	23d	1	1.37mi
9131 4th Ave Jacksonville, FL	3.0	2.0	1209	$1,496	$1.24	21d	1	1.40mi
9017 6th Ave Jacksonville, FL	2.0	1.0	1038	$1,098	$1.06	23d	1	1.40mi
4236 Homer Rd N Jacksonville, FL	3.0	1.0	888	$1,250	$1.41	11d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $119,900 Active 42 DOM
2. 2026-06-17
   days on market $119,900 Active 41 DOM
3. 2026-06-16
   days on market $119,900 Active 40 DOM
4. 2026-06-15
   days on market $119,900 Active 39 DOM
5. 2026-06-13
   days on market $119,900 Active 36 DOM
6. 2026-06-10
   days on market $119,900 Active 33 DOM
7. 2026-06-08
   days on market $119,900 Active 32 DOM
8. 2026-06-07
   days on market $119,900 Active 31 DOM
9. 2026-06-05
   days on market $119,900 Active 28 DOM
10. 2026-06-03
    days on market $119,900 Active 27 DOM
11. 2026-06-02
    days on market $119,900 Active 26 DOM
12. 2026-06-01
    days on market $119,900 Active 25 DOM
13. 2026-05-31
    days on market $119,900 Active 24 DOM
14. 2026-05-07
    listed $119,900 Active
15. 1977-10-06
    soldstatus $18,900

ⓘ 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: $1,909 · $159/mo
• Projected year-2 tax: $1,909 · $159/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 18 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: $17,611
• − Mortgage interest: −$6,716
• − Property taxes: −$1,909
• − Insurance: −$600
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$3,488
• Taxable income: $2,080
• Est. tax owed @ 24.0%: −$499
• After-tax cash flow: $3,360/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): 32,699
• Household income: $41,324
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1765.0

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 (77%)
• Race & ethnicity: Black 77% White 16% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -110.56%
• Current HPI: 217.9706
• Rent YoY: ▼ -1.36%
• 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

+534.4% since first listed

2 events — show timeline

• 2026-05-07 Listed $119,900 realMLS
• 1977-10-06 Sold (Public Records) $18,900 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,909 · +19.6% YoY. Source: county tax records.