8205 Berry Ave · Jacksonville, FL 32211

$159,900

3 bd · 2.0 ba · 1,153 sqft · SingleFamily public records · 7 Days on market

Built 2006 5,227 sqft lot Est $204k · 22% 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 +17.9/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• DSCR +5.6/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3/2 NEW CONSTRUCTION. CONVENIENT ARLINGTON LOCATION. SUPER HOME FOR FIRST-TIME HOME BUYER. FEATURES INCLUDE GREAT ROOM; COMFY KITCHEN WITH PANTRY & PLENTY OF WORK SPACE; LARGE MASTER BATH; OAK CABINETS IN KITCHEN & BATHS; FINISHED GARAGE; BRICK FRONT; PAVER DRIVEWAY. BUILDER WILL PROVIDE 'HOME BUYER'S WARRANTY'. BUYER TO VERIFY ALL INFO & SQUARE FOOTAGE PRIOR TO CLOSING.

Key facts

• Front porch
• Family room
• Private yard

Tags

• FAMILY ROOM
• CONVENIENT PANTRY
• FRONT PORCH
• PRIVATE YARD
• OPEN BACKYARD
• LUXURY VINYL PLANK FLOORING

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached garage (1 car)
• Utilities: Septic tank; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One story
• Construction: Brick and block construction; Shingle roof
• Exterior features: Front porch; Back yard with wood fencing; Asphalt road access

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (primary on main level)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Pantry; Primary bathroom with tub and shower; Primary bedroom on main level; Walk-in closet(s); 5 total rooms
• Laundry & utility: Unfurnished unit (no washer/dryer included listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 7.3% 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: Woodland Acres Elementary School (math 43% / reading 25%, grade F, #1,744 of 2,144 statewide, top 82%, 534 students, 70% FRL); Arlington Middle School (math 23% / reading 21%, grade F, #549 of 571 statewide, top 97%, 798 students, 74% FRL); Terry Parker High School (math 12% / reading 24%, grade F, #570 of 667 statewide, top 86%, 1,353 students, 66% FRL) — zoned schools average 70% FRL vs 49% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 46% district-wide (-21 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 (+2.5%/yr); 142 active listings in the ZIP; 40 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 ($57k/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 $5k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $135k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $159,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 7.31%
• Cash-on-cash: 3.64%
• DSCR: 1.16
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $204,081
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8139 Oden Ave	0.35mi	3/2.0	1,184 (+3%)	0mo	$237,000	$200	79
126 Bowlan St S	0.25mi	2/1.0 (-1)	1,148 (-0%)	2mo	$189,900	$165	77
8202 Eaton Ave	0.12mi	3/1.0	1,050 (-9%)	2mo	$112,500	$107	74
8514 Kona Ave	0.53mi	3/2.0	1,109 (-4%)	1mo	$196,000	$177	68
7709 Eaton Ave	0.37mi	3/1.5	1,227 (+6%)	4mo	$200,000	$163	67
7952 Hare Ave	0.33mi	2/1.0 (-1)	1,110 (-4%)	4mo	$75,000	$68	67
8484 India Ave	0.41mi	3/2.0	1,249 (+8%)	2mo	$240,000	$192	65
7631 Dandy Ave	0.39mi	3/2.0	1,264 (+10%)	1mo	$245,000	$194	65
8360 Century Point Dr N	0.70mi	3/2.0	1,140 (-1%)	3mo	$198,000	$174	63
7213 Hallock St	0.66mi	4/2.0 (+1)	1,221 (+6%)	1mo	$223,500	$183	53
213 Aquarius Cir N	0.60mi	3/2.0	1,301 (+13%)	0mo	$299,900	$231	50
746 Libra St	0.72mi	2/2.0 (-1)	1,013 (-12%)	4mo	$162,000	$160	38

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-18,024
• Equity at exit: $23,842

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-7,656
• Equity at exit: $13,825

Cash invested: $44,772 (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 32211

• Rents YoY: 2.5%
• Active inventory: 142
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$839
• Tax from tax record: −$323 /mo · $3,875/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $136

Break-even live

Break-even rent $1,555

Max offer price $159,900

Occupancy floor 87%

Sensitivity live

Price	-10% $226	-5% $181	+0% $136	+5% $91	+10% $45
Rent	-10% $-1	-5% $68	+0% $136	+5% $204	+10% $272
Rate	-1.0pp $216	-0.5pp $176	base $136	+0.5pp $94	+1.0pp $52

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8319 Dandy Ave Jacksonville, FL	2.0	1.0	883	$1,650	$1.87	24d	1	0.11mi
8000 Dandy Ave Jacksonville, FL	3.0	2.0	1330	$1,761	$1.32	8d	1	0.17mi
8308 Free Ave Jacksonville, FL	3.0	2.0	1159	$1,571	$1.36	18d	1	0.18mi
7600 Free Ave Jacksonville, FL	3.0	2.0	1229	$1,745	$1.42	24d	1	0.47mi
7703 Hare Ave Jacksonville, FL	2.0	1.0	700	$1,099	$1.57	3d	1	0.48mi
7632 Hare Ave Jacksonville, FL	3.0	2.0	1169	$1,690	$1.45	24d	1	0.48mi
8514 Kona Ave Jacksonville, FL	3.0	2.0	1266	$1,800	$1.42	4d	1	0.51mi
421 Aralia Ln Jacksonville, FL	3.0	2.5	1492	$1,681	$1.13	22d	1	0.54mi
9027 Dandy Ave Jacksonville, FL	3.0	2.0	1209	$1,741	$1.44	17d	1	0.57mi
551 Eiseman Way Jacksonville, FL	3.0	2.5	1358	$1,620	$1.19	24d	1	0.61mi
8290 Rigel Rd Jacksonville, FL	3.0	2.5	1358	$1,595	$1.17	24d	1	0.63mi
8252 Rigel Rd Jacksonville, FL	3.0	2.5	1358	$1,625	$1.20	24d	1	0.67mi
451 Matilda Ln Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	0.67mi
451 Matilda Ln Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	8d	1	0.67mi
8236 Rigel Rd Jacksonville, FL	3.0	2.5	1358	$1,585	$1.17	24d	1	0.68mi
454 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	5d	1	0.68mi
8232 Rigel Rd Jacksonville, FL	3.0	2.5	1372	$1,610	$1.17	15d	1	0.69mi
471 Matilda Ln Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	0.69mi
471 Matilda Ln Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	18d	1	0.69mi
481 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	0.73mi
481 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	24d	1	0.73mi
514 Narnia Ct Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	0.73mi
514 Narnia Ct Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	24d	1	0.73mi
487 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	22d	1	0.74mi
487 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	0.74mi
513 Narnia Ct Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	5d	1	0.74mi
514 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	24d	1	0.75mi
514 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	0.75mi
7811 Aquarius Cir S Jacksonville, FL	3.0	2.0	1298	$1,760	$1.36	24d	1	0.77mi
535 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	24d	1	0.79mi
535 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	0.79mi
545 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	24d	1	0.80mi
558 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	22d	1	0.81mi
558 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	0.81mi
574 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	24d	1	0.83mi
574 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	0.83mi
8210 Larose Rd Jacksonville, FL	2.0	2.5	1110	$1,695	$1.53	24d	1	0.85mi
840 Gate Run Rd Unit 840 Jacksonville, FL	2.0	2.5	1110	$1,575	$1.42	24d	1	0.87mi
7528 Arlington Expy Jacksonville, FL	1.0–2.0	1.0–2.0	1057	$1,325	$1.25	2d	4	0.88mi
855 Centennial St Jacksonville, FL	2.0	2.5	1110	$1,400	$1.26	22d	1	0.89mi

Listing history 10 events

1. 2026-05-18
   status Pending
2. 2026-05-11
   listed $159,900 Active
3. 2026-04-10
   historical $1,505
4. 2026-04-03
   listed $1,505
5. 2007-12-13
   soldstatus $135,000
6. 2007-10-01
   historical 385-char remark

   Show marketing remark (385 chars)

   3/2 NEW CONSTRUCTION. CONVENIENT ARLINGTON LOCATION. SUPER HOME FOR FIRST-TIME HOME BUYER. FEATURES INCLUDE GREAT ROOM; COMFY KITCHEN WITH PANTRY & PLENTY OF WORK SPACE; LARGE MASTER BATH; OAK CABINETS IN KITCHEN & BATHS; FINISHED GARAGE; BRICK FRONT; PAVER DRIVEWAY. BUILDER WILL PROVIDE 'HOME BUYER'S WARRANTY'. BUYER TO VERIFY ALL INFO & SQUARE FOOTAGE PRIOR TO CLOSING.

7. 2007-09-28
   soldstatus $135,000 385-char remark

   Show marketing remark (385 chars)

   3/2 NEW CONSTRUCTION. CONVENIENT ARLINGTON LOCATION. SUPER HOME FOR FIRST-TIME HOME BUYER. FEATURES INCLUDE GREAT ROOM; COMFY KITCHEN WITH PANTRY & PLENTY OF WORK SPACE; LARGE MASTER BATH; OAK CABINETS IN KITCHEN & BATHS; FINISHED GARAGE; BRICK FRONT; PAVER DRIVEWAY. BUILDER WILL PROVIDE 'HOME BUYER'S WARRANTY'. BUYER TO VERIFY ALL INFO & SQUARE FOOTAGE PRIOR TO CLOSING.

8. 2007-05-15
   listed $139,900 385-char remark

   Show marketing remark (392 chars)

   3/2 HOME UNDER CONSTRUCTION. CONVENIENT ARLINGTON LOCATION. SUPER HOME FOR FIRST-TIME HOME BUYER. FEATURES INCLUDE GREAT ROOM; COMFY KITCHEN WITH PANTRY & PLENTY OF WORK SPACE; LARGE MASTER BATH; OAK CABINETS IN KITCHEN & BATHS; FINISHED GARAGE; BRICK FRONT; PAVER DRIVEWAY. BUILDER WILL PROVIDE 'HOME BUYER'S WARRANTY'. BUYER TO VERIFY ALL INFO & SQUARE FOOTAGE PRIOR TO CLOSING.

9. 2007-05-15
   historical 392-char remark

   Show marketing remark (392 chars)

   3/2 HOME UNDER CONSTRUCTION. CONVENIENT ARLINGTON LOCATION. SUPER HOME FOR FIRST-TIME HOME BUYER. FEATURES INCLUDE GREAT ROOM; COMFY KITCHEN WITH PANTRY & PLENTY OF WORK SPACE; LARGE MASTER BATH; OAK CABINETS IN KITCHEN & BATHS; FINISHED GARAGE; BRICK FRONT; PAVER DRIVEWAY. BUILDER WILL PROVIDE 'HOME BUYER'S WARRANTY'. BUYER TO VERIFY ALL INFO & SQUARE FOOTAGE PRIOR TO CLOSING.

10. 2006-10-31
    listed $160,000 392-char remark

    Show marketing remark (392 chars)

    3/2 HOME UNDER CONSTRUCTION. CONVENIENT ARLINGTON LOCATION. SUPER HOME FOR FIRST-TIME HOME BUYER. FEATURES INCLUDE GREAT ROOM; COMFY KITCHEN WITH PANTRY & PLENTY OF WORK SPACE; LARGE MASTER BATH; OAK CABINETS IN KITCHEN & BATHS; FINISHED GARAGE; BRICK FRONT; PAVER DRIVEWAY. BUILDER WILL PROVIDE 'HOME BUYER'S WARRANTY'. BUYER TO VERIFY ALL INFO & SQUARE FOOTAGE PRIOR TO CLOSING.

ⓘ 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: $3,875 · $323/mo
• Projected year-2 tax: $3,875 · $323/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 · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $20,717
• − Mortgage interest: −$8,957
• − Property taxes: −$3,875
• − Insurance: −$800
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$4,652
• Taxable loss: −$881
• Est. tax savings @ 24.0%: +$211
• After-tax cash flow: $1,841/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): 36,762
• Household income: $57,021
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 2350.0

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 0.70)
• Race & ethnicity: White 41% Black 33% Hispanic / Latino 15% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Cuban 3%
• Common ancestry: Hispanic 2% Slovak 2% Lithuanian 1%
• Foreign-born: 14% · Canada, Vietnam, Jamaica
• Languages at home: 79% English-only · Spanish 14% 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: ▼ -187.46%
• Current HPI: 330.4724
• Rent YoY: ▲ 2.50%
• 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

-0.1% since first listed

10 events — show timeline

• 2026-05-18 Pending — realMLS
• 2026-05-11 Listed $159,900 realMLS
• 2026-04-10 Rental Removed $1,505 RENTPROGRESS
• 2026-04-03 Listed for Rent $1,505 RENTPROGRESS
• 2007-12-13 Sold (Public Records) $135,000 Public Records
• 2007-10-01 Listing Removed — realMLS
• 2007-09-28 Sold (MLS) $135,000 realMLS
• 2007-05-15 Listing Removed — realMLS
• 2007-05-15 Listed $139,900 realMLS
• 2006-10-31 Listed $160,000 realMLS

Property tax history

+15.8%/yr

Latest (2025): $3,875 · +10.0% YoY. Source: county tax records.