8942 Alligators Rd · Jacksonville, FL 32219

$185,000

4 bd · 2.0 ba · 2,280 sqft · Manufactured public records · 136 Days on market

Built 2008 1.90 ac lot

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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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 4 bed/ 2 bath mobile sitting on 1.9 acres of land in a great area. Home has 2,280 sqf of living space under air. Built in 2008 this property has original roof with no signs of leaks or issues. Central AC is from 2019 and in great condition. Great property for family to add their finishing touches or for investor to make it look new. Priced to sell.

Key facts

• 1.9 acre lot
• Built 2008
• Listed 136 days

Property features AI

Finance

• Financial info: Property on a private dirt road at a dead-end; Lot approximately 1.9 acres
• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking
• Security: 24-hour security; Owned security system
• Utilities: Private sewer (septic tank); Electricity connected; Water connected
• Home design: Manufactured home; Used as single-family residential
• Construction: Vinyl siding; Shingle roof
• Exterior features: Fire pit; Covered patio/porch areas; Deck; Front porch; Rear porch; Screened porch

Interior

• Kitchen: Electric cooktop
• Bedrooms: 4 bedrooms
• Flooring: Laminate; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric cooling
• Interior features: Breakfast bar; Built-in features; Ceiling fans; Eat-in kitchen
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 (-0.2%/yr); 546 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 37% of the median local income ($72k/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 $1k of loan paydown is wiped out by about $6k 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 136 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.
• Current owner paid $105k; list at $185k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.19% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.26%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.48×
• Total profit: $-26,893
• Equity at exit: $27,584

10-year hold

• IRR: -14.2%
• Equity multiple: 0.32×
• Total profit: $-35,420
• Equity at exit: $15,995

Cash invested: $51,800 (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 32219

• Home prices YoY: -22.3%
• Rents YoY: -0.2%
• Active inventory: 546
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,198 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$77
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $146

Break-even live

Break-even rent $2,013

Max offer price $185,000

Occupancy floor 88%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8175 Golden Bamboo Dr Jacksonville, FL	4.0	2.0	1760	$2,055	$1.17	12d	1	1.37mi

Listing history 21 events

1. 2026-06-18
   days on market $185,000 Active 136 DOM
2. 2026-06-17
   days on market $185,000 Active 135 DOM
3. 2026-06-16
   days on market $185,000 Active 134 DOM
4. 2026-06-16
   status $185,000 Active 133 DOM
5. 2026-06-15
   days on market $185,000 Active Under Contract 133 DOM
6. 2026-06-10
   days on market $185,000 Active Under Contract 127 DOM
7. 2026-06-08
   days on market $185,000 Active Under Contract 126 DOM
8. 2026-06-07
   days on market $185,000 Active Under Contract 125 DOM
9. 2026-06-03
   days on market $185,000 Active Under Contract 121 DOM
10. 2026-06-02
    days on market $185,000 Active Under Contract 120 DOM
11. 2026-06-01
    days on market $185,000 Active Under Contract 119 DOM
12. 2026-05-31
    days on market $185,000 Active Under Contract 118 DOM
13. 2026-02-17
    historical Active Under Contract
14. 2026-01-29
    listed $185,000 Active
15. 2024-02-05
    historical 356-char remark

    Show marketing remark (356 chars)

    Large 4 bed/ 2 bath mobile sitting on 1.9 acres of land in a great area. Home has 2,280 sqf of living space under air. Built in 2008 this property has original roof with no signs of leaks or issues. Central AC is from 2019 and in great condition. Great property for family to add their finishing touches or for investor to make it look new. Priced to sell.

16. 2024-01-23
    price $225,000 356-char remark

    Show marketing remark (356 chars)

    Large 4 bed/ 2 bath mobile sitting on 1.9 acres of land in a great area. Home has 2,280 sqf of living space under air. Built in 2008 this property has original roof with no signs of leaks or issues. Central AC is from 2019 and in great condition. Great property for family to add their finishing touches or for investor to make it look new. Priced to sell.

17. 2023-12-18
    listed $235,000 Active 356-char remark

    Show marketing remark (356 chars)

    Large 4 bed/ 2 bath mobile sitting on 1.9 acres of land in a great area. Home has 2,280 sqf of living space under air. Built in 2008 this property has original roof with no signs of leaks or issues. Central AC is from 2019 and in great condition. Great property for family to add their finishing touches or for investor to make it look new. Priced to sell.

18. 2012-10-16
    soldstatus $105,000
19. 2012-10-11
    soldstatus $105,000 407-char remark

    Show marketing remark (407 chars)

    Very spacious, well kept, large & beautiful 4 bedroom home on private lot. Kitchen has island & impressive, gorgeous facade. Master bath: large tub, double vanities, sep. shower. 4 large bedrooms, 2 baths. Great Florida Room - tiled, screened, ceiling fan. 1.9 acres of private property. House has Fireplace, 2 living areas, dining room, large laundry room and much more...you HAVE to see this one!

20. 2011-09-21
    listed $115,000 407-char remark

    Show marketing remark (407 chars)

    Very spacious, well kept, large & beautiful 4 bedroom home on private lot. Kitchen has island & impressive, gorgeous facade. Master bath: large tub, double vanities, sep. shower. 4 large bedrooms, 2 baths. Great Florida Room - tiled, screened, ceiling fan. 1.9 acres of private property. House has Fireplace, 2 living areas, dining room, large laundry room and much more...you HAVE to see this one!

21. 2007-09-14
    soldstatus $62,500

ⓘ 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: $1,399 · $117/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$137/yr (+$11/mo · 9.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 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 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,376
• − Mortgage interest: −$10,363
• − Property taxes: −$1,399
• − Insurance: −$6,044
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − Depreciation: −$5,382
• Taxable loss: −$1,031
• Est. tax savings @ 24.0%: +$248
• After-tax cash flow: $2,000/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): 14,302
• Household income: $72,184
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 173.0

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: Majority Black (55%)
• Race & ethnicity: Black 55% White 39% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 2% Romanian 1% Hispanic 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 0%

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: ▼ -75.90%
• Current HPI: 263.8901
• Rent YoY: ▼ -0.25%
• 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

+196.0% since first listed

9 events — show timeline

• 2026-02-17 Contingent — realMLS
• 2026-01-29 Listed $185,000 realMLS
• 2024-02-05 Listing Removed — realMLS
• 2024-01-23 Price Changed $225,000 realMLS
• 2023-12-18 Listed $235,000 realMLS
• 2012-10-16 Sold (Public Records) $105,000 Public Records
• 2012-10-11 Sold (MLS) $105,000 realMLS
• 2011-09-21 Listed $115,000 realMLS
• 2007-09-14 Sold (Public Records) $62,500 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,399 · +17.5% YoY. Source: county tax records.