1050 Alderside St · Jacksonville, FL 32208

$90,000

2 bd · 1.0 ba · 891 sqft · SingleFamily public records · 334 Days on market

Built 1935 4,791 sqft lot Est $100k · 10% 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 +27.5/30.0
• ARV discount +11.9/15.0
• DSCR +9.7/10.0
• 1% rule +7.4/10.0
• 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 MLS

INVESTOR SPECIAL! Nice quiet neighborhood for someone wanting to rehab a home with great potential. Very convenient location. Being sold 'as-is', NO repairs to include no WDO repairs. HOME WAS PURCHASED AS FORECLOSURE. SELLER HAS NEVER LIVED IN PROPERTY. SELLER & AGENT MAKE NO REPRESENTATIONS OR WARRANTIES.

Key facts

• Large bedrooms
• Separate laundry
• Good-size kitchen

Tags

• LARGE BEDROOMS
• GOOD-SIZE KITCHEN
• SPACIOUS LIVING ROOM
• SEPARATE LAUNDRY
• SCREENED IN FRONT PORCH
• RECENTLY RENOVATED EXTERIOR

Property features AI

Finance

• Financial info: Annual property tax reported
• HOA & community: Not a senior community

Exterior

• Parking: Other parking
• Utilities: Public sewer; Electricity available; Water available; Sewer available
• Home design: Single family residence; One level
• Exterior features: Fenced yard; Other detached/onsite structure

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window cooling units
• Interior features: Ceiling fan(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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.
• Zoned schools: North Shore Elementary (math 49% / reading 36%, grade F, #1,383 of 2,144 statewide, top 65%, 701 students, 86% FRL); Matthew W. Gilbert Middle School (math 26% / reading 17%, grade F, #553 of 571 statewide, top 97%, 688 students, 86% FRL); Jean Ribault High School (math 22% / reading 25%, grade F, #533 of 667 statewide, top 80%, 1,385 students, 71% FRL) — zoned schools average 81% FRL vs 49% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 46% district-wide (-16 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.4%/yr); 291 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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.

Negotiation context

• It's been on market 334 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 334 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.24% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.71%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $99,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
831 Ashford St	0.24mi	2/2.0	912 (+2%)	8mo	$40,000	$44	74
753 Fernway St	0.33mi	3/1.0 (+1)	929 (+4%)	1mo	$110,000	$118	72
7069 Alan Ave	0.35mi	3/1.0 (+1)	872 (-2%)	8mo	$129,900	$149	68
5298 Golfbrook Dr	0.59mi	2/1.0	875 (-2%)	8mo	$116,500	$133	63
7400 Fernandina Ave	0.66mi	2/1.0	933 (+5%)	1mo	$28,000	$30	61
844 Crestwood St	0.37mi	2/1.0	792 (-11%)	6mo	$75,000	$95	59
569 W 49th St	0.73mi	2/1.0	924 (+4%)	2mo	$57,000	$62	58
733 Escambia St	0.46mi	3/1.0 (+1)	975 (+9%)	0mo	$90,000	$92	58
557 Chestnut Dr	0.72mi	2/1.0	943 (+6%)	4mo	$125,000	$133	53
950 Ashton St	0.48mi	3/1.0 (+1)	1,000 (+12%)	4mo	$142,500	$143	49
7447 Oriole St	0.73mi	3/1.5 (+1)	912 (+2%)	8mo	$71,250	$78	49
681 Chestnut Dr	0.59mi	2/1.0	759 (-15%)	4mo	$85,000	$112	45

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-842
• Equity at exit: $13,419

10-year hold

• IRR: 5.3%
• Equity multiple: 1.34×
• Total profit: $8,567
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,116 high
• Mortgage (P&I): −$472
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $267

Break-even live

Break-even rent $778

Max offer price $90,000

Occupancy floor 71%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1059 Glencarin St Jacksonville, FL	2.0	1.0	645	$897	$1.39	4d	1	0.05mi
961 Dorchester St Jacksonville, FL	2.0	1.0	884	$1,025	$1.16	3d	1	0.09mi
1136 Maynard St Jacksonville, FL	2.0	1.0	919	$1,045	$1.14	23d	1	0.18mi
851 Broxton St Unit 851 Jacksonville, FL	1.0	1.0	700	$875	$1.25	17d	1	0.30mi
1244 Ida St Apt 4 Jacksonville, FL	1.0	1.0	686	$900	$1.31	23d	1	0.54mi
5514 Long St Jacksonville, FL	2.0	1.0	941	$1,250	$1.33	1d	1	0.62mi
5616 Calvin Ave Jacksonville, FL	3.0	1.0	1008	$1,195	$1.19	7d	1	0.63mi
535 W 59th St Jacksonville, FL	3.0	2.0	816	$1,395	$1.71	7d	1	0.66mi
1536 W 45th St Jacksonville, FL	2.0	1.0	800	$1,050	$1.31	23d	1	0.66mi
7350 Linda Dr Jacksonville, FL	1.0	1.0	954	$795	$0.83	7d	1	0.67mi
6460 Lanark Ave Jacksonville, FL	2.0	1.0	708	$1,095	$1.55	23d	1	0.69mi
7210 Elwood Ave Jacksonville, FL	2.0	1.0	831	$995	$1.20	21d	1	0.70mi
562 W 49th St Jacksonville, FL	3.0	1.0	1091	$1,195	$1.10	23d	1	0.74mi
385 Duray Ct Jacksonville, FL	3.0	1.0	932	$1,250	$1.34	19d	1	0.77mi
7124 Lorain St Jacksonville, FL	3.0	1.0	864	$1,043	$1.21	3d	1	0.77mi
1567 Rutledge Ave Jacksonville, FL	3.0	2.0	1050	$1,113	$1.06	23d	1	0.78mi
356 Duray Ct Jacksonville, FL	3.0	2.0	1070	$1,425	$1.33	13d	1	0.81mi
7511 N Shore Dr Jacksonville, FL	2.0	1.0	1014	$1,350	$1.33	4d	1	0.82mi
4721 E Castlewood Dr Jacksonville, FL	3.0	1.0	1008	$1,250	$1.24	23d	1	0.82mi
425 W 47th St Jacksonville, FL	3.0	1.5	1083	$1,193	$1.10	7d	1	0.84mi
4813 Moncrief Rd Jacksonville, FL	2.0–3.0	1.0	755	$870	$1.15	2d	8	0.86mi
319 W 49th St Jacksonville, FL	2.0	1.0	977	$1,200	$1.23	23d	1	0.89mi
5736 Teeler Ave Jacksonville, FL	3.0	1.0	852	$1,000	$1.17	23d	1	0.90mi
666 Basswood St Jacksonville, FL	3.0	1.0	1002	$1,400	$1.40	23d	1	1.01mi
1316 W 31st St Jacksonville, FL	2.0	1.0	906	$998	$1.10	23d	1	1.04mi
917 W 30th St Jacksonville, FL	2.0	1.0	672	$1,200	$1.79	17d	1	1.04mi
1417 W 31st St Jacksonville, FL	3.0	1.0	880	$1,100	$1.25	1d	1	1.04mi
1196 W 30th St Jacksonville, FL	2.0	1.0	875	$880	$1.01	17d	1	1.05mi
849 W 30th St Apt 3 Jacksonville, FL	2.0	1.0	750	$965	$1.29	23d	1	1.06mi
511 Ivy St Jacksonville, FL	2.0	1.0	900	$995	$1.11	23d	1	1.06mi
5352 Dodge Rd Jacksonville, FL	3.0	2.0	1050	$1,261	$1.20	23d	1	1.06mi
4114 Moncrief Rd Jacksonville, FL	2.0	1.0	821	$975	$1.19	7d	1	1.06mi
4114 Moncrief Rd Unit 2 Jacksonville, FL	2.0	1.0	821	$1,050	$1.28	23d	1	1.06mi
1551 W 33rd St #2 Jacksonville, FL	2.0	1.0	842	$795	$0.94	20d	1	1.07mi
3902 Stuart St Jacksonville, FL	2.0	2.0	1114	$1,050	$0.94	23d	1	1.07mi
5350 Dodge Rd Jacksonville, FL	3.0	1.0	1000	$1,500	$1.50	23d	1	1.07mi
7927 Reid Ave Jacksonville, FL	3.0	1.0	1055	$1,500	$1.42	23d	1	1.08mi
1653 W 35th St Jacksonville, FL	2.0	1.0	800	$825	$1.03	23d	1	1.08mi
1803 W 44th St Unit 1803 Jacksonville, FL	2.0	1.0	750	$950	$1.27	7d	1	1.08mi
4918 N Pearl St Jacksonville, FL	2.0	1.0	850	$895	$1.05	23d	1	1.09mi

Listing history 13 events

1. 2026-06-03
   days on market $90,000 Active 334 DOM
2. 2026-06-02
   days on market $90,000 Active 333 DOM
3. 2026-06-01
   days on market $90,000 Active 332 DOM
4. 2026-05-31
   days on market $90,000 Active 331 DOM
5. 2025-10-14
   status Active
6. 2025-09-15
   historical
7. 2025-07-17
   price $90,000
8. 2025-06-04
   listed $95,000 Active
9. 2009-09-24
   historical 314-char remark

   Show marketing remark (314 chars)

   INVESTOR SPECIAL! Nice quiet neighborhood for someone wanting to rehab a home with great potential. Very convenient location. Being sold 'as-is', NO repairs to include no WDO repairs. HOME WAS PURCHASED AS FORECLOSURE. SELLER HAS NEVER LIVED IN PROPERTY. SELLER & AGENT MAKE NO REPRESENTATIONS OR WARRANTIES.

10. 2009-03-04
    listed $21,850 314-char remark

    Show marketing remark (314 chars)

    INVESTOR SPECIAL! Nice quiet neighborhood for someone wanting to rehab a home with great potential. Very convenient location. Being sold 'as-is', NO repairs to include no WDO repairs. HOME WAS PURCHASED AS FORECLOSURE. SELLER HAS NEVER LIVED IN PROPERTY. SELLER & AGENT MAKE NO REPRESENTATIONS OR WARRANTIES.

11. 2008-02-07
    historical 344-char remark

    Show marketing remark (344 chars)

    INVESTOR SPECIAL! Handyman deal of the week! 2 Bedrooms/ 1 Bathroom. Nice location in quiet neighborhood. This property is a diamond in the rough... needs rehab, bring cash or hard money financing.. Property is being sold 'As-Is' and needs little work. This home was purchased as a foreclosure, no warrantee, non-refundable $1000 escrow binder

12. 2007-08-07
    listed $32,250 344-char remark

    Show marketing remark (344 chars)

    INVESTOR SPECIAL! Handyman deal of the week! 2 Bedrooms/ 1 Bathroom. Nice location in quiet neighborhood. This property is a diamond in the rough... needs rehab, bring cash or hard money financing.. Property is being sold 'As-Is' and needs little work. This home was purchased as a foreclosure, no warrantee, non-refundable $1000 escrow binder

13. 2001-10-29
    soldstatus $65,000

ⓘ 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: $1,265 · $105/mo
• Projected year-2 tax: $1,265 · $105/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 7 d/yr ≥107°F today · 19 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: $13,394
• − Mortgage interest: −$5,041
• − Property taxes: −$1,265
• − Insurance: −$450
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$2,618
• Taxable income: $1,877
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $2,753/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

+38.5% since first listed

9 events — show timeline

• 2025-10-14 Relisted — realMLS
• 2025-09-15 Listing Removed — realMLS
• 2025-07-17 Price Changed $90,000 realMLS
• 2025-06-04 Listed $95,000 realMLS
• 2009-09-24 Listing Removed — realMLS
• 2009-03-04 Listed $21,850 realMLS
• 2008-02-07 Listing Removed — realMLS
• 2007-08-07 Listed $32,250 realMLS
• 2001-10-29 Sold (Public Records) $65,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,265 · +15.2% YoY. Source: county tax records.