9504 Waynesboro Ave · Jacksonville, FL 32208

$125,000

3 bd · 2.0 ba · 936 sqft · SingleFamily public records · 4 Days on market

Built 1960 0.28 ac lot Est $137k · 9% under

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Why this score? — see what drove the C 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 +20.5/30.0
• ARV discount +11.3/15.0
• DSCR +6.5/10.0
• 1% rule +5.8/10.0
• 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

VERY LARGE CORNER LOT, FENCED YARD, NEW WINDOWS, TILE, NEW CABINETS, NEWLY PAINTED INTERIOR AND EXTERIOR, ELECTRICAL AND PLUMBING REDONE, NEW INTERIOR AND EXTERIOR DOORS

Key facts

• Huge yard fenced
• Newer roof
• Spacious kitchen

Tags

• HUGE YARD FENCED
• NEWER BATHROOM
• SPACIOUS KITCHEN
• NEWER ROOF

Property features AI

Finance

• HOA & community: Not a senior community; Property is unfurnished

Exterior

• Parking: Off-street parking
• Utilities: 150 amp electric service; Public sewer; Water available and connected; Sewer available and connected
• Home design: Single-family residence; One story
• Exterior features: Full fencing; Corner lot

Interior

• Kitchen: Convection oven; Refrigerator
• Bedrooms: 3 bedrooms (all on the first level)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric cooling
• Interior features: Ceiling fan(s)
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 7.9% 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.
• Market conditions: Rents soft (-1.4%/yr); 291 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 39% of the median local income ($41k/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 $864 of loan paydown is wiped out by about $4k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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 $70k; list at $125k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $125,000

Questions for the listing agent

1. Built in 1960 — 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: 1.08% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $136,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5114 Roanoke Blvd	0.48mi	3/1.5	936 (0%)	1mo	$149,900	$160	75
4656 Colchester Rd	0.10mi	3/1.0	887 (-5%)	11mo	$148,000	$167	73
4637 Williamsburg Ave	0.34mi	3/1.0	942 (+1%)	8mo	$88,000	$93	73
5115 Locksley Ave	0.53mi	3/1.5	936 (0%)	2mo	$110,000	$118	71
4242 Turton Ave	0.35mi	3/1.0	912 (-3%)	11mo	$120,000	$132	66
4620 Bristol Ave	0.14mi	3/2.0	1,050 (+12%)	12mo	$198,000	$189	63
9504 Flechette Ave	0.65mi	3/1.5	932 (-0%)	5mo	$133,500	$143	63
9926 Frankella Rd	0.48mi	2/1.0 (-1)	866 (-8%)	1mo	$135,000	$156	55
9715 Flechette Ave	0.65mi	3/1.5	988 (+6%)	4mo	$144,500	$146	55
9604 Flechette Ave	0.65mi	3/1.5	868 (-7%)	7mo	$57,000	$66	49
5015 Portsmouth Ave	0.55mi	3/2.0	1,056 (+13%)	11mo	$168,000	$159	44
3915 Beverly Ave	0.60mi	2/1.0 (-1)	828 (-12%)	3mo	$55,000	$66	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.61×
• Total profit: $-13,721
• Equity at exit: $18,638

10-year hold

• IRR: -7.1%
• Equity multiple: 0.61×
• Total profit: $-13,586
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,347 high
• Mortgage (P&I): −$656
• Tax from tax record: −$192 /mo · $2,310/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $164

Break-even live

Break-even rent $1,139

Max offer price $125,000

Occupancy floor 83%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4662 Roanoke Blvd Jacksonville, FL	3.0	2.0	1104	$1,195	$1.08	14d	1	0.11mi
9348 Culpeper Ave Jacksonville, FL	3.0	1.0	882	$1,195	$1.35	23d	1	0.17mi
9561 Norfolk Blvd Jacksonville, FL	3.0	1.5	934	$1,350	$1.45	1d	1	0.29mi
9658 Gibson Ave Jacksonville, FL	3.0	1.5	977	$1,225	$1.25	23d	1	0.36mi
4935 Portsmouth Ave Jacksonville, FL	3.0	1.0	894	$1,163	$1.30	10d	1	0.48mi
9436 Gisborne Dr Jacksonville, FL	3.0	1.5	950	$1,440	$1.52	20d	1	0.54mi
9206 Greenleaf Rd Jacksonville, FL	3.0	1.5	888	$1,400	$1.58	17d	1	0.78mi
4655 Ken Knight Dr N Jacksonville, FL	2.0	1.0	646	$600	$0.93	23d	1	1.25mi
4440 Ken Knight Dr N Jacksonville, FL	2.0	1.0	716	$650	$0.91	14d	1	1.29mi
2389 Hilly Rd Jacksonville, FL	3.0	1.0	908	$1,650	$1.82	23d	1	1.33mi
8119 Siskin Ave Jacksonville, FL	2.0	2.0	1102	$1,650	$1.50	23d	1	1.34mi
8119 Siskin Ave Jacksonville, FL	2.0	2.0	1102	$1,650	$1.50	17d	1	1.34mi
9346 10th Ave Jacksonville, FL	3.0	1.0	985	$1,825	$1.85	23d	1	1.39mi
4543 Moncrief Rd W Jacksonville, FL	2.0	1.0	950	$1,075	$1.13	7d	1	1.44mi
9248 9th Ave Jacksonville, FL	2.0	1.0	646	$995	$1.54	23d	1	1.48mi
4177 Lorenzo Ct Unit 4 Jacksonville, FL	2.0	1.0	840	$945	$1.12	1d	1	1.49mi

Listing history 11 events

1. 2026-05-10
   status Pending
2. 2026-05-06
   listed $125,000 Active
3. 2026-05-05
   price $1,650
4. 2026-04-26
   listed $1,700
5. 2026-04-25
   historical $1,700
6. 2026-04-25
   listed $1,700
7. 2004-01-20
   soldstatus $69,900
8. 2004-01-05
   historical 169-char remark

   Show marketing remark (169 chars)

   VERY LARGE CORNER LOT, FENCED YARD, NEW WINDOWS, TILE, NEW CABINETS, NEWLY PAINTED INTERIOR AND EXTERIOR, ELECTRICAL AND PLUMBING REDONE, NEW INTERIOR AND EXTERIOR DOORS

9. 2004-01-02
   soldstatus $69,900 169-char remark

   Show marketing remark (169 chars)

   VERY LARGE CORNER LOT, FENCED YARD, NEW WINDOWS, TILE, NEW CABINETS, NEWLY PAINTED INTERIOR AND EXTERIOR, ELECTRICAL AND PLUMBING REDONE, NEW INTERIOR AND EXTERIOR DOORS

10. 2003-08-04
    listed $65,000 169-char remark

    Show marketing remark (169 chars)

    VERY LARGE CORNER LOT, FENCED YARD, NEW WINDOWS, TILE, NEW CABINETS, NEWLY PAINTED INTERIOR AND EXTERIOR, ELECTRICAL AND PLUMBING REDONE, NEW INTERIOR AND EXTERIOR DOORS

11. 1978-04-24
    soldstatus $11,000

ⓘ 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: $2,310 · $192/mo
• Projected year-2 tax: $2,310 · $192/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: $16,162
• − Mortgage interest: −$7,002
• − Property taxes: −$2,310
• − Insurance: −$625
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$3,636
• Taxable income: $3
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $1,966/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

+1036.4% since first listed

11 events — show timeline

• 2026-05-10 Pending — realMLS
• 2026-05-06 Listed $125,000 realMLS
• 2026-05-05 Price Changed $1,650 Avail
• 2026-04-26 Listed for Rent $1,700 Avail
• 2026-04-25 Rental Removed $1,700 TURBOTENANT
• 2026-04-25 Listed for Rent $1,700 TURBOTENANT
• 2004-01-20 Sold (Public Records) $69,900 Public Records
• 2004-01-05 Listing Removed — realMLS
• 2004-01-02 Sold (MLS) $69,900 realMLS
• 2003-08-04 Listed $65,000 realMLS
• 1978-04-24 Sold (Public Records) $11,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $2,310 · +16.8% YoY. Source: county tax records.