2081 Chaffee Rd S · Jacksonville, FL 32221

$48,500

3 bd · 2.0 ba · — sqft · MultiFamily · 20 Days on market

Poor condition

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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 +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. 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

Beautifully treed Cul-de-sac street with 18 homesites. Lot 4,5,6,7,and 8 are available each lot is $39,500. Bring your own builer.

Key facts

• Oversized shed
• Corner lot
• Quiet growing area

Tags

• SCREENED IN BACK PORCH
• OVERSIZED SHED
• UPDATED MASTER BATHROOM
• CORNER LOT
• QUIET GROWING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $48k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.
• Cap rate 36.1% vs local median 3.9% 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.
• Zoned schools: Chaffee Trail Elementary (math 57% / reading 52%, grade C, #892 of 2,144 statewide, top 44%, 765 students, 52% FRL); Charger Academy (math 33% / reading 26%, grade F, #469 of 571 statewide, top 84%, 961 students, 71% FRL); Edward H. White High School (math 31% / reading 25%, grade F, #464 of 667 statewide, top 70%, 1,538 students, 64% FRL).
• Market conditions: Rents rising (+2.1%/yr); 219 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $335 of loan paydown is wiped out by about $1k 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 + 2.1% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,772 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 4.02% ✓
• Cap rate: 36.11%
• Cash-on-cash: 106.51%
• DSCR: 5.74
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.12% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.95×
• Total profit: $67,225
• Equity at exit: $7,232

10-year hold

• IRR: —
• Equity multiple: 12.09×
• Total profit: $150,607
• Equity at exit: $4,193

Cash invested: $13,580 (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 32221

• Home prices YoY: -19.2%
• Rents YoY: 2.1%
• Active inventory: 219
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,950 high
• Mortgage (P&I): −$254
• Tax est. 1.5%: −$61 /mo · $728/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $1,205

Break-even live

Break-even rent $424

Max offer price $48,500

Occupancy floor 33%

Sensitivity live

Price	-10% $1,239	-5% $1,222	+0% $1,205	+5% $1,189	+10% $1,172
Rent	-10% $1,051	-5% $1,128	+0% $1,205	+5% $1,282	+10% $1,359
Rate	-1.0pp $1,230	-0.5pp $1,218	base $1,205	+0.5pp $1,193	+1.0pp $1,180

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: $12,125
• Closing costs: $1,455
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2081 Chaffee Rd S #19 Jacksonville, FL	3.0	2.0	1152	$1,619	$1.41	25d	1	0.10mi
2081 Chaffee Rd S #72 Jacksonville, FL	2.0	2.0	1216	$1,309	$1.08	25d	1	0.13mi
2081 Chaffee Rd S Unit 43 Jacksonville, FL	4.0	2.0	1904	$1,829	$0.96	6d	1	0.13mi
10804 Old Gainesville Rd Jacksonville, FL	3.0	1.0	—	$1,395	—	9d	1	0.50mi
2120 Blair Rd Jacksonville, FL	3.0	2.0	1272	$1,675	$1.32	25d	1	0.54mi
2167 Kistlers Ridge Way Jacksonville, FL	4.0	2.0	1456	$1,900	$1.30	16d	1	0.58mi
2210 Kistlers Ridge Way Jacksonville, FL	4.0	2.0	1456	$1,846	$1.27	25d	1	0.66mi
2573 Cold Creek Blvd Jacksonville, FL	3.0	2.0	—	$2,500	—	25d	1	0.76mi
2012 James Wilson Way Jacksonville, FL	3.0	2.5	2038	$1,989	$0.98	14d	1	0.79mi
2625 Fox Creek Dr Jacksonville, FL	4.0	2.0	2018	$2,040	$1.01	25d	1	0.85mi
10308 Angel Ct Jacksonville, FL	2.0	1.0	750	$1,050	$1.40	25d	1	0.92mi
2300 Justin Lake Dr Jacksonville, FL	3.0	2.5	2539	$2,360	$0.93	4d	1	0.95mi
1916 Constitutional Republic Pl Jacksonville, FL	4.0	2.5	1975	$2,029	$1.03	3d	1	0.98mi
11269 Revolutionary Way Jacksonville, FL	3.0	2.0	1716	$1,919	$1.12	9d	1	1.06mi
2514 Paris Mill Rd Jacksonville, FL	3.0	2.0	1974	$2,096	$1.06	9d	1	1.07mi
10367 Shelby Creek Rd S Jacksonville, FL	4.0	3.0	2470	$2,325	$0.94	18d	1	1.07mi
1832 James Madison Ct Jacksonville, FL	3.0	2.0	1716	$2,010	$1.17	16d	1	1.08mi
10355 Shelby Creek Rd S Jacksonville, FL	4.0	2.0	1917	$2,100	$1.10	22d	1	1.09mi
2346 Adams Lake Blvd Jacksonville, FL	3.0	2.0	2251	$2,100	$0.93	16d	1	1.10mi
1916 Allegiance Pl Jacksonville, FL	2.0–3.0	2.5	1439	$2,100	$1.46	5d	12	1.10mi
1362 Panther Preserve Pkwy Jacksonville, FL	3.0	2.0	1599	$2,400	$1.50	19d	1	1.22mi
9836 Marine Ct Jacksonville, FL	4.0	3.0	2286	$2,221	$0.97	25d	1	1.28mi
2274 Tyson Lake Dr Jacksonville, FL	3.0	2.0	1710	$1,975	$1.15	4d	1	1.28mi
11242 Panther Creek Pkwy Jacksonville, FL	3.0	2.0	1529	$2,100	$1.37	6d	1	1.29mi
1433 Royal Dornoch Dr Jacksonville, FL	4.0	3.0	1860	$2,400	$1.29	25d	1	1.30mi
1951 April Oaks Dr Jacksonville, FL	4.0	2.0	1705	$1,879	$1.10	5d	1	1.35mi
11288 Panther Creek Pkwy Jacksonville, FL	4.0	2.5	2931	$2,600	$0.89	25d	1	1.35mi
2067 Tyson Lake Dr Jacksonville, FL	3.0	2.0	1564	$1,935	$1.24	3d	1	1.44mi
11561 Admirals Cove Dr Jacksonville, FL	3.0	2.5	1780	$2,100	$1.18	18d	1	1.46mi

Listing history 16 events

1. 2026-06-15
   days on market $48,500 Active 20 DOM
2. 2026-06-10
   days on market $48,500 Active 14 DOM
3. 2026-06-08
   days on market $48,500 Active 13 DOM
4. 2026-06-08
   days on market $48,500 Active 12 DOM
5. 2026-06-03
   days on market $48,500 Active 8 DOM
6. 2026-06-02
   days on market $48,500 Active 7 DOM
7. 2026-06-01
   days on market $48,500 Active 6 DOM
8. 2026-05-31
   days on market $48,500 Active 5 DOM
9. 2026-05-26
   listed $48,500 Active
10. 2012-02-07
    historical 132-char remark

    Show marketing remark (132 chars)

    Beautifully treed Cul-de-sac street with 18 homesites. Lot 4,5,6,7,and 8 are available each lot is $39,500. Bring your own builer.

11. 2011-04-05
    listed $39,500 132-char remark

    Show marketing remark (132 chars)

    Beautifully treed Cul-de-sac street with 18 homesites. Lot 4,5,6,7,and 8 are available each lot is $39,500. Bring your own builer.

12. 2008-08-11
    historical 52-char remark

    Show marketing remark (52 chars)

    extremely secluded building lot in the heart of town

13. 2008-08-04
    soldstatus $59,500 52-char remark

    Show marketing remark (52 chars)

    extremely secluded building lot in the heart of town

14. 2007-08-03
    listed $59,900 52-char remark

    Show marketing remark (52 chars)

    extremely secluded building lot in the heart of town

15. 2006-08-16
    historical
16. 2005-08-23
    listed $629,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,400
• − Mortgage interest: −$2,717
• − Property taxes: −$728
• − Insurance: −$242
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$1,411
• Taxable income: $14,558
• Est. tax owed @ 24.0%: −$3,494
• After-tax cash flow: $10,970/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This multi-family property requires extensive renovations and updates to bring it up to market standards, significantly impacting its resale and rental value.

Repairs flagged

• Major Kitchen organization — Cluttered and disorganized, needs decluttering and reorganization.
• Major Bathroom updates — No visible condition details, likely outdated and in need of updates.
• Major Flooring replacement — Worn and dirty carpet, needs replacement.
• Major Painting — Paint appears chipped and dirty, needs repainting.
• Major Kitchen appliances — No visible appliances, likely outdated and in need of replacement.
• Major Bathroom fixtures — No visible fixtures, likely outdated and in need of replacement.
• Major HVAC system — No visible system, likely outdated and in need of replacement.
• Major Landscaping — No visible landscaping, needs improvement to enhance curb appeal.

Value-add opportunities

• Both Kitchen renovation — A fresh, organized kitchen can significantly increase both resale and rental value.
• Both Bathroom updates — Modern bathrooms are crucial for both resale and rental appeal.
• Both Flooring replacement — New flooring can greatly enhance the home's appearance and value.
• Both Painting — Fresh paint can make a significant difference in the home's curb appeal and value.
• Both HVAC system replacement — A new HVAC system is essential for comfort and can improve both resale and rental value.
• Both Landscaping — A well-maintained yard can greatly enhance the home's curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen organization · Cluttered and disorganized, needs decluttering and reorganization.	Major	$15,000–50,000
Bathroom updates · No visible condition details, likely outdated and in need of updates.	Major	$15,000–50,000
Flooring replacement · Worn and dirty carpet, needs replacement.	Major	$15,000–50,000
Painting · Paint appears chipped and dirty, needs repainting.	Major	$15,000–50,000
Kitchen appliances · No visible appliances, likely outdated and in need of replacement.	Major	$15,000–50,000
Bathroom fixtures · No visible fixtures, likely outdated and in need of replacement.	Major	$15,000–50,000
HVAC system · No visible system, likely outdated and in need of replacement.	Major	$15,000–50,000
Landscaping · No visible landscaping, needs improvement to enhance curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Kitchen renovation — A fresh, organized kitchen can significantly increase both resale and rental value. ↑
• Both Bathroom updates — Modern bathrooms are crucial for both resale and rental appeal. ↑
• Both Flooring replacement — New flooring can greatly enhance the home's appearance and value. ↑
• Both Painting — Fresh paint can make a significant difference in the home's curb appeal and value. ↑
• Both HVAC system replacement — A new HVAC system is essential for comfort and can improve both resale and rental value. ↑
• Both Landscaping — A well-maintained yard can greatly enhance the home's curb appeal and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 32,833
• Household income: $82,969
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 516.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 48% Black 33% Hispanic / Latino 9% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Italian 3% Slovak 2% Hispanic 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 2% Vietnamese 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: ▼ -62.74%
• Current HPI: 263.7591
• Rent YoY: ▲ 2.12%
• 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

-92.3% since first listed

8 events — show timeline

• 2026-05-26 Listed $48,500 FSBO.com
• 2012-02-07 Listing Removed — realMLS
• 2011-04-05 Listed $39,500 realMLS
• 2008-08-11 Listing Removed — realMLS
• 2008-08-04 Sold (MLS) $59,500 realMLS
• 2007-08-03 Listed $59,900 realMLS
• 2006-08-16 Listing Removed — realMLS
• 2005-08-23 Listed $629,500 realMLS