1037 Westbrook Cir W · Jacksonville, FL 32209

$85,000

3 bd · 1.0 ba · 908 sqft · SingleFamily public records · 47 Days on market

Built 1948 4,791 sqft lot Est $103k · 17% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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

* NO DAISY-CHAIN, NO WHOLESALERS - END BUYERS ONLY & MUST SHOW PROOF OF FUNDS - PLEASE READ THE OFFER INSTRUCTIONS * Investor Special with Endless Potential! Unlock the opportunity to add a high-potential asset to your portfolio with this 3-bedroom, 1-bathroom home. Whether you're looking to renovate and flip or secure your next income-producing rental, this property offers a solid foundation and strong upside. Bring your vision and capitalize on the potential--properties like this don't last long! Seller to make no repairs.

Key facts

• 4,791 sq ft lot
• Built 1948
• Listed 47 days

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One level; Entry on level 1
• Construction: Wood siding and other construction materials; Shingle roof
• Exterior features: Covered front porch; Chain link and other fencing; City street frontage; Concrete road surface

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window cooling units
• Interior features: Primary bathroom with tub and shower; Primary bedroom on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: Annie R. Morgan Elementary School (math 22% / reading 17%, grade F, #2,105 of 2,144 statewide, top 98%, 212 students, 82% FRL); Lake Shore Middle School (math 25% / reading 22%, grade F, #536 of 571 statewide, top 95%, 972 students, 75% FRL); William M. Raines High School (math 14% / reading 13%, grade F, #616 of 667 statewide, top 92%, 1,217 students, 78% FRL) — zoned schools average 79% FRL vs 49% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 46% district-wide (-27 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 399 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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 + 1.8% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $85k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1948 — 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: 1.46% ✓
• Cap rate: 11.61%
• Cash-on-cash: 19.00%
• DSCR: 1.85
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $102,604
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
760 Westbrook Rd	0.28mi	2/1.0 (-1)	898 (-1%)	2mo	$101,150	$113	78
2081 Baldwin St	0.44mi	3/1.0	915 (+1%)	2mo	$47,000	$51	77
2108 Yulee St	0.38mi	3/1.0	873 (-4%)	0mo	$117,000	$134	75
2202 W 1st St	0.22mi	3/1.0	988 (+9%)	2mo	$56,900	$58	74
2325 Westbrook Cir N	0.04mi	3/2.0	812 (-11%)	6mo	$125,500	$155	71
1073 Huron St	0.69mi	3/1.0	916 (+1%)	3mo	$77,000	$84	64
2067 Woodside St	0.44mi	3/1.0	1,013 (+12%)	1mo	$34,900	$34	59
2070 Woodside St	0.44mi	3/1.0	800 (-12%)	4mo	$116,500	$146	56
1023 Ontario St	0.56mi	2/1.0 (-1)	840 (-8%)	2mo	$33,000	$39	55
2630 Beaverbrook Pl	0.45mi	2/1.0 (-1)	800 (-12%)	4mo	$176,500	$221	51
2667 Amy St	0.62mi	3/1.0	1,038 (+14%)	0mo	$117,000	$113	47
2002 Baldwin St	0.55mi	2/1.0 (-1)	780 (-14%)	6mo	$87,500	$112	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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.37×
• Total profit: $8,790
• Equity at exit: $12,674

10-year hold

• IRR: 17.6%
• Equity multiple: 2.38×
• Total profit: $32,800
• Equity at exit: $7,349

Cash invested: $23,800 (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: 399
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,239 high
• Mortgage (P&I): −$446
• Tax from tax record: −$121 /mo · $1,451/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $377

Break-even live

Break-even rent $762

Max offer price $85,000

Occupancy floor 65%

Sensitivity live

Price	-10% $425	-5% $401	+0% $377	+5% $353	+10% $329
Rent	-10% $279	-5% $328	+0% $377	+5% $426	+10% $475
Rate	-1.0pp $420	-0.5pp $398	base $377	+0.5pp $355	+1.0pp $332

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2325 Westbrook Cir N Jacksonville, FL	3.0	2.0	812	$1,200	$1.48	25d	1	0.05mi
1213 Moat St Jacksonville, FL	2.0	2.5	1022	$1,283	$1.26	18d	1	0.21mi
2154 Placeda St Jacksonville, FL	4.0	1.5	1124	$1,500	$1.33	22d	1	0.26mi
2128 Woodside St Jacksonville, FL	2.0	1.0	776	$895	$1.15	25d	1	0.41mi
2587 Orchard St Jacksonville, FL	2.0	2.0	992	$1,295	$1.31	9d	1	0.42mi
1979 Yulee St Jacksonville, FL	3.0	2.0	1050	$1,500	$1.43	25d	1	0.57mi
841 Ontario St Jacksonville, FL	2.0	1.0	1000	$1,285	$1.28	25d	1	0.59mi
2011 W 5th St Jacksonville, FL	3.0	1.0	988	$1,150	$1.16	25d	1	0.59mi
912 Huron St Jacksonville, FL	2.0	1.0	900	$1,100	$1.22	16d	1	0.70mi
2851 Sophia St Jacksonville, FL	2.0	1.0	846	$1,000	$1.18	25d	3	0.76mi
2852 W 1st St Jacksonville, FL	2.0	1.0	800	$895	$1.12	9d	1	0.77mi
2862 W 1st St Unit 1 Jacksonville, FL	2.0	1.0	800	$895	$1.12	16d	1	0.79mi
2862 W 1st St Jacksonville, FL	2.0	1.0	800	$895	$1.12	5d	1	0.79mi
1934 W 6th St Jacksonville, FL	3.0	1.0	948	$1,125	$1.19	25d	1	0.80mi
1911 W 3rd St Jacksonville, FL	3.0	1.0	912	$1,050	$1.15	5d	1	0.80mi
1721 Campus St Jacksonville, FL	3.0	2.0	909	$1,400	$1.54	25d	1	0.80mi
2913 W 2nd St Jacksonville, FL	2.0	1.0	720	$1,000	$1.39	3d	1	0.84mi
3035 Fitzgerald St Jacksonville, FL	2.0	1.0	900	$1,021	$1.13	4d	1	0.84mi
1866 W 6th St Jacksonville, FL	3.0	1.0	1064	$1,120	$1.05	5d	1	0.90mi
1319 Woods St Jacksonville, FL	3.0	2.0	1103	$1,221	$1.11	25d	1	0.91mi
1751 Broadway Ave Jacksonville, FL	2.0	1.0	1000	$1,525	$1.52	5d	1	0.91mi
1037 Detroit St Jacksonville, FL	3.0	2.0	912	$1,250	$1.37	3d	1	0.91mi
2008 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	22d	1	0.91mi
2012 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	1	0.92mi
3118 Dignan St Jacksonville, FL	4.0	2.0	1103	$1,148	$1.04	3d	1	0.94mi
2965 Sunset St Jacksonville, FL	3.0	2.0	1056	$1,375	$1.30	5d	1	0.97mi
2965 Sunset St Jacksonville, FL	3.0	1.5	1056	$1,375	$1.30	9d	1	0.97mi
2000 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	25d	1	0.98mi
2002 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	22d	2	0.98mi
2004 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	22d	1	0.98mi
371 Smith St Jacksonville, FL	3.0	2.0	1050	$1,325	$1.26	5d	1	0.99mi
3012 Imperial St Jacksonville, FL	3.0	1.0	1089	$1,395	$1.28	25d	1	0.99mi
1227 Dena St Jacksonville, FL	3.0	1.0	1033	$1,325	$1.28	25d	1	0.99mi
2020 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	25d	1	1.00mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	4d	1	1.00mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	5d	1	1.00mi
420 Sunshine St Jacksonville, FL	3.0	2.0	1050	$1,350	$1.29	3d	1	1.01mi
2036 W 11th St Jacksonville, FL	2.0	2.5	698	$1,250	$1.79	22d	1	1.02mi
2549 Calvin St Jacksonville, FL	2.0	1.0	658	$600	$0.91	18d	1	1.02mi
2100 Palafox St Jacksonville, FL	2.0	1.0	750	$975	$1.30	25d	1	1.02mi

Listing history 14 events

1. 2026-06-21
   statusdays on market $85,000 Active 47 DOM
2. 2026-06-13
   statusdays on market $85,000 Pending 46 DOM
3. 2026-06-10
   days on market $85,000 Active 43 DOM
4. 2026-06-08
   days on market $85,000 Active 42 DOM
5. 2026-06-07
   days on market $85,000 Active 41 DOM
6. 2026-06-05
   days on market $85,000 Active 38 DOM
7. 2026-06-03
   days on market $85,000 Active 37 DOM
8. 2026-06-02
   days on market $85,000 Active 36 DOM
9. 2026-06-01
   days on market $85,000 Active 35 DOM
10. 2026-05-31
    days on market $85,000 Active 34 DOM
11. 2026-05-22
    price $85,000
12. 2026-04-27
    listed $107,000 Active
13. 2026-04-27
    soldstatus $55,000
14. 1975-10-31
    soldstatus $8,500

ⓘ 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: $1,451 · $121/mo
• Projected year-2 tax: $1,451 · $121/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 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 17 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: $14,870
• − Mortgage interest: −$4,761
• − Property taxes: −$1,451
• − Insurance: −$425
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$2,473
• Taxable income: $3,381
• Est. tax owed @ 24.0%: −$811
• After-tax cash flow: $3,711/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

+900.0% since first listed

4 events — show timeline

• 2026-05-22 Price Changed $85,000 realMLS
• 2026-04-27 Sold (Public Records) $55,000 Public Records
• 2026-04-27 Listed $107,000 realMLS
• 1975-10-31 Sold (Public Records) $8,500 Public Records

Property tax history

+15.5%/yr

Latest (2025): $1,451 · +22.2% YoY. Source: county tax records.