10723 Waterfield Rd · Jacksonville, FL 32210

$239,990

3 bd · 2.5 ba · 1,429 sqft · Townhouse · 11 Days on market

Built 2026 3,827 sqft lot Est $234k · at est. $138/mo HOA · 8% of rent

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Why this score? — see what drove the D- 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 +10.6/30.0
• ARV discount +6.4/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.1/10.0
• Rent growth +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. The charming porch entry of the two-story Crescent plan leads into an airy kitchen with a center island and walk-in pantry, perfect for home chefs and entertaining guests. A dining area is just steps away, seamlessly connecting to a welcoming great room that completes the open-concept layout. Upstairs, you'll find three generously sized bedrooms, including an impressive owner's suite featuring a large walk-in closet and a private bath with dual vanities. A conveniently located laundry area adds everyday ease. With thoughtful design and modern finishes, the Crescent offers both comfort and style. Conveniently situated near I-10 and I-295, the Villas at Bishop Oaks offers

Key facts

• Airy kitchen
• Dining area
• Porch entry

Tags

• PORCH ENTRY
• AIRY KITCHEN
• CENTER ISLAND
• WALK-IN PANTRY
• DINING AREA
• GREAT ROOM

Property features AI

Finance

• Other: Asphalt road access; Not a private pool; Not a senior community
• Financial info: $415 association fee (quarterly)
• HOA & community: Homeowners association with quarterly fee; Quarterly association fee

Exterior

• Parking: Attached garage with garage door opener; 1-car garage
• Utilities: 220-volt electric; Electricity connected; Natural gas available; Public sewer; Sewer connected; Water connected
• Home design: Townhouse; Two levels; Attached property
• Construction: Fiber cement siding; Shingle roof
• Exterior features: Patio

Interior

• Kitchen: Convection oven; Dishwasher; Garbage disposal; Electric range; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (heat pump); Central air conditioning; Electric cooling
• Interior features: Eat-in kitchen; Entrance foyer; Kitchen island; Open floorplan; Pantry
• Laundry & utility: Laundry on upper level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (23.7% below list).
• Recommended offer: $183k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Westview K-8 (math 38% / reading 29%, grade F, #1,758 of 2,144 statewide, top 83%, 1,222 students, 63% FRL); Edward H. White High School (math 31% / reading 25%, grade F, #464 of 667 statewide, top 70%, 1,538 students, 64% FRL).
• Zoned-school proficiency averages 31% at this address vs 46% district-wide (-15 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 (+2.1%/yr); 443 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 36% of the median local income ($61k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $183,003 (23.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.10%
• DSCR: 0.91
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $234,356
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10702 Waterfield Rd	0.02mi	3/2.5	1,432 (+0%)	2mo	$235,000	$164	97
10700 Waterfield Rd	0.03mi	3/2.5	1,432 (+0%)	2mo	$222,000	$155	97
10698 Waterfield Rd	0.03mi	3/2.5	1,432 (+0%)	2mo	$224,990	$157	97
10692 Waterfield Rd	0.04mi	3/2.5	1,429 (0%)	2mo	$215,000	$150	96
5433 Arrow Ln	0.18mi	3/2.5	1,395 (-2%)	0mo	$224,490	$161	88
5429 Arrow Ln	0.17mi	3/2.5	1,395 (-2%)	2mo	$235,990	$169	86
5447 Arrow Ln	0.21mi	3/2.5	1,395 (-2%)	2mo	$235,990	$169	85
5548 Arrow Ln	0.22mi	3/2.5	1,395 (-2%)	2mo	$236,490	$170	84
5534 Arrow Ln	0.22mi	3/2.5	1,395 (-2%)	2mo	$235,490	$169	84
5510 Arrow Ln	0.22mi	3/2.5	1,395 (-2%)	3mo	$235,490	$169	84
5435 Arrow Ln	0.18mi	2/2.5 (-1)	1,395 (-2%)	2mo	$223,990	$161	81
5445 Arrow Ln	0.19mi	2/2.5 (-1)	1,395 (-2%)	2mo	$223,490	$160	80

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 · 2.11% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.29×
• Total profit: $-48,017
• Equity at exit: $35,783

10-year hold

• IRR: -16.0%
• Equity multiple: 0.14×
• Total profit: $-58,109
• Equity at exit: $20,750

Cash invested: $67,197 (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 32210

• Rents YoY: 2.1%
• Active inventory: 443
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,830 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$67 /mo · $798/yr
• Insurance: −$100
• HOA: −$138
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-117

Break-even live

Break-even rent $1,979

Max offer price $219,262

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-49	+0% $-117	+5% $-185	+10% $-253
Rent	-10% $-262	-5% $-190	+0% $-117	+5% $-45	+10% $27
Rate	-1.0pp $4	-0.5pp $-56	base $-117	+0.5pp $-180	+1.0pp $-243

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: $59,998
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10628 Waterfield Rd Jacksonville, FL	3.0	2.5	1429	$1,900	$1.33	25d	1	0.15mi
4910 Samaritan Way Jacksonville, FL	1.0–2.0	1.0–2.0	966	$1,758	$1.82	3d	16	0.28mi
10281 Magnolia Hills Dr Jacksonville, FL	3.0	2.0	1564	$1,900	$1.21	25d	1	0.50mi
9956 Somerset Grove Ln Jacksonville, FL	3.0	2.0	1168	$1,675	$1.43	25d	1	1.03mi
5437 Tellaro Ln Unit 1 Jacksonville, FL	3.0	2.5	1395	$1,795	$1.29	21d	1	1.05mi
5216 Brighton Park Ln Jacksonville, FL	3.0	2.5	1472	$1,795	$1.22	11d	1	1.09mi
5138 Sawmill Point Way Jacksonville, FL	3.0	2.5	1780	$1,820	$1.02	25d	1	1.17mi
5229 Walkers Ridge Dr Jacksonville, FL	3.0	2.5	1497	$1,795	$1.20	25d	1	1.23mi
9732 Chirping Way Jacksonville, FL	3.0	2.0	1410	$1,800	$1.28	5d	1	1.33mi
6560 Sandlers Preserve Dr Jacksonville, FL	3.0	2.0	1824	$2,095	$1.15	8d	1	1.47mi
9541 103rd St Jacksonville, FL	1.0–3.0	1.0–2.0	1040	$1,668	$1.60	3d	21	1.50mi

HOA detail

• Monthly dues: $138 · $1,656/yr

Listing history 9 events

1. 2026-06-21
   days on market $239,990 Active 11 DOM
2. 2026-06-18
   days on market $239,990 Active 8 DOM
3. 2026-06-17
   days on market $239,990 Active 7 DOM
4. 2026-06-16
   days on market $239,990 Active 6 DOM
5. 2026-06-15
   days on market $239,990 Active 5 DOM
6. 2026-06-13
   days on market $239,990 Active 3 DOM
7. 2026-06-13
   days on marketlisting id $239,990 Active 2 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $239,990 Active 1 DOM

ⓘ 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: $798 · $67/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$1,194/yr (+$99/mo · 149.5%)

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

Taxation est. · year 1

• Rental income: $21,960
• − Mortgage interest: −$13,443
• − Property taxes: −$798
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − HOA: −$1,656
• − Depreciation: −$6,982
• Taxable loss: −$5,632
• Est. tax savings @ 24.0%: +$1,352
• After-tax cash flow: $-56/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): 65,729
• Household income: $61,050
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 3605.0

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 43% Black 38% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Hispanic 2% Italian 1%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 7% French/Haitian/Cajun 2% Tagalog/Filipino 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: ▼ -314.81%
• Current HPI: 281.2688
• Rent YoY: ▲ 2.11%
• 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

1 event — show timeline

• 2026-06-09 Listed $239,990 realMLS

Property tax history

-0.7%/yr

Latest (2025): $798 · -0.7% YoY. Source: county tax records.