5628 Belafonte Dr · Jacksonville, FL 32209

$99,000

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 28 Days on market

Built 1959 7,405 sqft lot Est $137k · 28% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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 MLS

3 bed 1 bath BLOCK home with TONS OF POTENTIAL! Near schools, parks and major highways! Bring all offers, wont last long.

Key facts

• Brand new roof
• Connected to sewer
• Newer hvac

Tags

• BRAND NEW ROOF
• NEWER HVAC
• CONNECTED TO CITY WATER
• CONNECTED TO SEWER
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Detached carport; 2 carport spaces; Additional off-street parking; On-street parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One story; Entry on level 1
• Construction: Block construction; Shingle roof
• Exterior features: Front porch; Chain-link fencing; City street frontage; Asphalt road surface; Lot approximately 0.17 acres

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Eat-in kitchen; Primary bathroom with tub and shower
• Laundry & utility: Washer hookup in unit; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 rising (+1.8%/yr); 394 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,342/mo this rent would consume 53% 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 $684 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.36% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.89%
• DSCR: 1.66
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $136,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3181 Brasque Dr	0.09mi	4/2.0 (+1)	1,140 (0%)	2mo	$182,900	$160	85
2936 Breve Dr	0.19mi	3/1.0	1,156 (+1%)	7mo	$145,000	$125	84
3140 Breve Dr	0.17mi	3/1.0	1,040 (-9%)	3mo	$125,000	$120	75
5624 Bree Rd	0.09mi	3/2.0	1,084 (-5%)	13mo	$170,000	$157	73
5533 Belafonte Dr	0.08mi	3/1.0	982 (-14%)	13mo	$105,000	$107	62
4266 Carroll Dr	0.44mi	4/2.0 (+1)	1,101 (-3%)	4mo	$130,000	$118	62
4285 S Katanga Dr	0.57mi	3/1.0	1,172 (+3%)	11mo	$99,900	$85	59
5846 Abelia Rd	0.72mi	3/1.5	1,058 (-7%)	2mo	$60,000	$57	51
6169 Bagley Rd	0.50mi	3/2.0	1,230 (+8%)	10mo	$220,000	$179	51
5211 Vernon Rd	0.56mi	3/2.0	1,209 (+6%)	12mo	$230,000	$190	50
2702 Eventide Dr	0.47mi	3/1.0	1,272 (+12%)	11mo	$125,000	$98	50
5932 Floradale Dr	0.53mi	3/1.5	1,030 (-10%)	10mo	$77,000	$75	49

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: 4.1%
• Equity multiple: 1.16×
• Total profit: $4,322
• Equity at exit: $14,761

10-year hold

• IRR: 12.4%
• Equity multiple: 1.93×
• Total profit: $25,780
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,342 high
• Mortgage (P&I): −$519
• Tax from tax record: −$156 /mo · $1,867/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $344

Break-even live

Break-even rent $906

Max offer price $99,000

Occupancy floor 69%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5355 New Kings Rd Unit 21 Jacksonville, FL	2.0	1.0	700	$800	$1.14	4d	1	0.35mi
6188 Pettiford Dr W Jacksonville, FL	3.0	2.0	1499	$1,850	$1.23	12d	1	0.49mi
2904 Lippia Rd Jacksonville, FL	4.0	1.0	964	$1,400	$1.45	24d	1	0.52mi
5428 Bunche Dr Jacksonville, FL	3.0	1.0	900	$1,600	$1.78	24d	1	0.59mi
4294 Katanga Dr N Jacksonville, FL	3.0	1.0	864	$1,450	$1.68	24d	1	0.61mi
5227 Bunche Dr Jacksonville, FL	3.0	2.0	1174	$1,450	$1.24	24d	1	0.70mi
4144 Katanga Dr N Jacksonville, FL	3.0	1.0	1114	$1,095	$0.98	24d	1	0.71mi
6412 New Kings Rd Unit 2 Jacksonville, FL	3.0	2.0	1300	$1,400	$1.08	17d	1	0.74mi
6412 New Kings Rd Unit 1 Jacksonville, FL	2.0	2.0	1200	$1,200	$1.00	17d	1	0.74mi
5838 Abelia Rd Jacksonville, FL	3.0	1.0	1135	$1,150	$1.01	24d	1	0.75mi
5326 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,200	$1.33	24d	1	0.75mi
5814 Begonia Rd Unit 1 Jacksonville, FL	3.0	1.5	1500	$1,655	$1.10	24d	1	0.76mi
5217 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,250	$1.39	7d	1	0.77mi
5821 Begonia Rd Jacksonville, FL	3.0	2.0	1230	$1,155	$0.94	4d	1	0.79mi
5565 Minosa Cir E Jacksonville, FL	3.0	1.0	1227	$1,400	$1.14	4d	1	0.80mi
2693 W 25th St Jacksonville, FL	3.0	1.5	1300	$1,450	$1.12	24d	1	0.83mi
6731 W Virginia Ct Jacksonville, FL	3.0	1.0	1188	$1,225	$1.03	21d	1	0.84mi
5531 Agra Ct Jacksonville, FL	3.0	1.0	988	$1,295	$1.31	14d	1	0.85mi
2661 W 25th St Jacksonville, FL	4.0	2.0	1031	$1,350	$1.31	24d	1	0.87mi
6601 Cleveland Rd Jacksonville, FL	3.0	1.0	896	$1,400	$1.56	24d	1	0.92mi
5035 Campenella Dr Jacksonville, FL	3.0	1.0	875	$1,095	$1.25	24d	1	0.96mi
2540 W 25th St Jacksonville, FL	3.0	1.5	854	$1,295	$1.52	14d	1	1.01mi
4236 Homer Rd N Jacksonville, FL	3.0	1.0	888	$1,250	$1.41	11d	1	1.07mi
2268 W 44th St Jacksonville, FL	3.0	2.0	1077	$1,440	$1.34	4d	1	1.09mi
5141 Shenandoah Ave Jacksonville, FL	1.0–3.0	1.0–2.0	950	$1,200	$1.26	2d	4	1.12mi
3004 W 16th St Unit 1 Jacksonville, FL	3.0	2.0	1456	$1,526	$1.05	24d	1	1.17mi
5306 Paris Ave Jacksonville, FL	3.0	1.0	944	$1,150	$1.22	24d	1	1.17mi
3516 Penton St Jacksonville, FL	3.0	1.0	1000	$1,350	$1.35	24d	1	1.19mi
4910 Rhode Island Dr N Jacksonville, FL	3.0	2.0	1300	$1,696	$1.30	24d	1	1.19mi
2171 W 40th St Jacksonville, FL	2.0	1.0	700	$950	$1.36	24d	1	1.19mi
3997 Leonnie Rd Unit 1 Jacksonville, FL	2.0	1.0	840	$950	$1.13	7d	1	1.19mi
4211 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$995	$1.18	24d	1	1.20mi
4253 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$975	$1.16	24d	1	1.24mi
3078 W 15th St Jacksonville, FL	3.0	1.0	1128	$1,200	$1.06	24d	1	1.24mi
6705 Gaspar Cir E Jacksonville, FL	3.0	1.5	1116	$1,254	$1.12	17d	1	1.24mi
2108 Talladega Rd Jacksonville, FL	3.0	2.0	1160	$1,579	$1.36	4d	1	1.25mi
3138 W 15th St Jacksonville, FL	2.0	1.0	734	$1,150	$1.57	7d	1	1.26mi
3138 W 15th St Jacksonville, FL	2.0	1.0	734	$1,150	$1.57	24d	1	1.26mi
5236 Wabash Blvd Jacksonville, FL	2.0	1.0	712	$999	$1.40	20d	1	1.26mi
2151 Wilberforce Rd Jacksonville, FL	3.0	2.0	1166	$1,249	$1.07	24d	1	1.27mi

Listing history 27 events

1. 2026-06-18
   days on market $99,000 Active 28 DOM
2. 2026-06-17
   days on market $99,000 Active 27 DOM
3. 2026-06-16
   days on market $99,000 Active 26 DOM
4. 2026-06-15
   days on market $99,000 Active 25 DOM
5. 2026-06-13
   days on market $99,000 Active 23 DOM
6. 2026-06-13
   pricedays on market $99,000 Active 22 DOM
7. 2026-06-10
   days on market $109,000 Active 19 DOM
8. 2026-06-08
   days on market $109,000 Active 18 DOM
9. 2026-06-07
   days on market $109,000 Active 17 DOM
10. 2026-06-05
    days on market $109,000 Active 14 DOM
11. 2026-06-03
    days on market $109,000 Active 13 DOM
12. 2026-06-02
    days on market $109,000 Active 12 DOM
13. 2026-06-01
    days on market $109,000 Active 11 DOM
14. 2026-05-31
    days on market $109,000 Active 10 DOM
15. 2026-05-21
    listed $109,000 Active
16. 2015-11-17
    soldstatus $109,000
17. 2015-10-01
    historical 121-char remark

    Show marketing remark (121 chars)

    3 bed 1 bath BLOCK home with TONS OF POTENTIAL! Near schools, parks and major highways! Bring all offers, wont last long.

18. 2015-09-30
    soldstatus $15,000 Sold 121-char remark

    Show marketing remark (121 chars)

    3 bed 1 bath BLOCK home with TONS OF POTENTIAL! Near schools, parks and major highways! Bring all offers, wont last long.

19. 2015-07-15
    status Pending 121-char remark

    Show marketing remark (121 chars)

    3 bed 1 bath BLOCK home with TONS OF POTENTIAL! Near schools, parks and major highways! Bring all offers, wont last long.

20. 2015-07-07
    status Active 121-char remark

    Show marketing remark (121 chars)

    3 bed 1 bath BLOCK home with TONS OF POTENTIAL! Near schools, parks and major highways! Bring all offers, wont last long.

21. 2015-06-05
    historical 121-char remark

    Show marketing remark (121 chars)

    3 bed 1 bath BLOCK home with TONS OF POTENTIAL! Near schools, parks and major highways! Bring all offers, wont last long.

22. 2015-06-04
    listed $19,900 121-char remark

    Show marketing remark (121 chars)

    3 bed 1 bath BLOCK home with TONS OF POTENTIAL! Near schools, parks and major highways! Bring all offers, wont last long.

23. 2014-04-04
    historical 315-char remark

    Show marketing remark (315 chars)

    Cute little home for the First-Time Buyer or investor with vision. There are Three Bedrooms and a Full Bath. The open Gathering and Dining Room allow plenty of room for conversation and good times. The Bonus Room off the kitchen makes an excellent indoor Play Area for the children or a nice Game Room for teens.

24. 2014-02-05
    listed $19,000 315-char remark

    Show marketing remark (315 chars)

    Cute little home for the First-Time Buyer or investor with vision. There are Three Bedrooms and a Full Bath. The open Gathering and Dining Room allow plenty of room for conversation and good times. The Bonus Room off the kitchen makes an excellent indoor Play Area for the children or a nice Game Room for teens.

25. 2012-05-11
    listed $28,000
26. 2006-11-13
    soldstatus $85,000
27. 2005-02-25
    soldstatus $77,000

ⓘ 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: $1,867 · $156/mo
• Projected year-2 tax: $1,867 · $156/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 · 20 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: $16,102
• − Mortgage interest: −$5,546
• − Property taxes: −$1,867
• − Insurance: −$495
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$2,880
• Taxable income: $2,738
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $3,471/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

+41.6% since first listed

13 events — show timeline

• 2026-05-21 Listed $109,000 realMLS
• 2015-11-17 Sold (Public Records) $109,000 Public Records
• 2015-10-01 Listing Removed — realMLS
• 2015-09-30 Sold (MLS) $15,000 realMLS
• 2015-07-15 Pending — realMLS
• 2015-07-07 Relisted — realMLS
• 2015-06-05 Listing Removed — realMLS
• 2015-06-04 Listed $19,900 realMLS
• 2014-04-04 Listing Removed — realMLS
• 2014-02-05 Listed $19,000 realMLS
• 2012-05-11 Listed $28,000 realMLS
• 2006-11-13 Sold (Public Records) $85,000 Public Records
• 2005-02-25 Sold (Public Records) $77,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,867 · +11.2% YoY. Source: county tax records.