9606 Devonshire Blvd · Jacksonville, FL 32208

$101,700

3 bd · 2.0 ba · 1,484 sqft · SingleFamily public records · 163 Days on market

Built 1961 7,840 sqft lot Est $199k · 49% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

AUCTION. List price $106300 with an undisclosed reserve. Affordable fixer upper will require your renovation ideas. Home features 3 beds, 1.5 bath, living/dining combo, open kitchen, and an attached 2 car garage. Home sits on a large lot with ample room for all your outdoor activities. Home will need repairs to include some foundation updates, home is sold as-is with NO property disclosure or inspection reports - NO REPAIRS. Complete all due diligence. Come create your dream space

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 1961

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public sewer; Other utilities
• Home design: Single-family residence; One level
• Construction: Concrete construction
• Exterior features: Shingle roof; Lot approximately 0.18 acres

Interior

• Kitchen: No appliances specified
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No built-in appliances listed
• Laundry & utility: No laundry appliances specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).
• Recommended offer: $89k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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.
• Market conditions: Rents soft (-1.4%/yr); 293 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1,579/mo this rent would consume 46% of the median local household income ($41k/yr) (locally 1765% 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 $703 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 + 0.0% 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 163 days — a 12% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $68k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $89,496 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.55% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.74%
• DSCR: 1.83
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $198,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9706 Sibbald Rd	0.18mi	3/2.0	1,422 (-4%)	10mo	$295,000	$207	76
5115 Chivalry Dr	0.23mi	3/2.0	1,381 (-7%)	6mo	$198,000	$143	73
9664 Devonshire Blvd	0.09mi	3/1.5	1,318 (-11%)	8mo	$219,900	$167	68
9408 Little John Rd	0.31mi	4/2.0 (+1)	1,540 (+4%)	9mo	$198,500	$129	67
9035 Devonshire Blvd Blvd	0.62mi	3/2.0	1,550 (+4%)	2mo	$130,000	$84	62
5211 Arrowsmith Rd	0.29mi	3/1.5	1,664 (+12%)	3mo	$165,000	$99	62
9635 Norfolk Blvd	0.48mi	4/2.0 (+1)	1,412 (-5%)	5mo	$189,900	$134	61
9203 Danville Ave	0.64mi	3/2.0	1,441 (-3%)	9mo	$230,000	$160	58
8657 Pine Park Dr	0.71mi	3/2.0	1,403 (-6%)	5mo	$145,000	$103	54
8422 Gullege Dr	0.39mi	4/2.0 (+1)	1,617 (+9%)	11mo	$117,000	$72	52
9019 Greenleaf Rd	0.62mi	4/2.0 (+1)	1,631 (+10%)	4mo	$255,000	$156	47
4903 Fredericksburg Ave	0.60mi	3/1.0	1,312 (-12%)	8mo	$108,600	$83	42

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: 6.8%
• Equity multiple: 1.26×
• Total profit: $7,306
• Equity at exit: $15,164

10-year hold

• IRR: 13.1%
• Equity multiple: 1.89×
• Total profit: $25,300
• Equity at exit: $8,793

Cash invested: $28,476 (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: 293
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,579 high
• Mortgage (P&I): −$533
• Tax from tax record: −$227 /mo · $2,724/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $445

Break-even live

Break-even rent $1,016

Max offer price $101,700

Occupancy floor 67%

Sensitivity live

Price	-10% $502	-5% $474	+0% $445	+5% $416	+10% $387
Rent	-10% $320	-5% $382	+0% $445	+5% $507	+10% $570
Rate	-1.0pp $496	-0.5pp $471	base $445	+0.5pp $418	+1.0pp $392

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: $25,425
• Closing costs: $3,051
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9436 Gisborne Dr Jacksonville, FL	3.0	1.5	950	$1,440	$1.52	21d	1	0.19mi
9340 Sibbald Rd Jacksonville, FL	4.0	2.0	1228	$1,606	$1.31	5d	1	0.23mi
4935 Portsmouth Ave Jacksonville, FL	3.0	1.0	894	$1,163	$1.30	11d	1	0.41mi
9561 Norfolk Blvd Jacksonville, FL	3.0	1.5	934	$1,350	$1.45	2d	1	0.44mi
9206 Greenleaf Rd Jacksonville, FL	3.0	1.5	888	$1,400	$1.58	18d	1	0.47mi
4819 Arrowsmith Rd Unit 1 Jacksonville, FL	3.0	2.0	1285	$1,500	$1.17	15d	1	0.49mi
4737 Portsmouth Ave Jacksonville, FL	4.0	2.0	1396	$1,148	$0.82	24d	1	0.53mi
8367 Tubman Ct Jacksonville, FL	4.0	1.5	1398	$1,790	$1.28	18d	1	0.57mi
9348 Culpeper Ave Jacksonville, FL	3.0	1.0	882	$1,195	$1.35	24d	1	0.59mi
4662 Roanoke Blvd Jacksonville, FL	3.0	2.0	1104	$1,195	$1.08	15d	1	0.61mi
4643 Williamsburg Ave Jacksonville, FL	3.0	2.0	1209	$1,496	$1.24	4d	1	0.78mi
8119 Siskin Ave Jacksonville, FL	2.0	2.0	1102	$1,650	$1.50	18d	1	0.85mi
8119 Siskin Ave Jacksonville, FL	2.0	2.0	1102	$1,650	$1.50	24d	1	0.85mi
8036 Mattox Ave Jacksonville, FL	4.0	2.0	1160	$1,480	$1.28	17d	1	0.94mi
4895 Churchill Dr Jacksonville, FL	3.0	2.0	1303	$1,900	$1.46	24d	1	0.95mi
9658 Gibson Ave Jacksonville, FL	3.0	1.5	977	$1,225	$1.25	24d	1	1.03mi
10373 Marsh Hawk Dr Jacksonville, FL	3.0	2.0	1868	$2,020	$1.08	4d	1	1.04mi
8645 Samona Dr W Jacksonville, FL	4.0	1.0	1196	$1,250	$1.05	24d	1	1.07mi
4334 Woodley Creek Rd Jacksonville, FL	3.0	2.0	1634	$2,100	$1.29	2d	1	1.08mi
8534 Addison Rd Jacksonville, FL	4.0	2.0	1410	$1,995	$1.41	24d	1	1.28mi
8509 Addison Rd Jacksonville, FL	4.0	2.0	1494	$1,675	$1.12	24d	1	1.33mi
3848 Soutel Dr Jacksonville, FL	3.0	2.0	1230	$1,541	$1.25	8d	1	1.37mi
8516 Bermuda Rd Jacksonville, FL	3.0	2.0	1492	$1,625	$1.09	21d	1	1.44mi
7623 John F Kennedy Dr E Jacksonville, FL	3.0	1.5	1008	$1,501	$1.49	24d	1	1.44mi
5689 Kellar Cir Jacksonville, FL	3.0	2.0	1544	$2,371	$1.54	2d	1	1.47mi
3636 Turton Ave Jacksonville, FL	4.0	2.0	1728	$2,100	$1.22	24d	1	1.47mi

Listing history 22 events

1. 2026-06-21
   days on market $101,700 Active 163 DOM
2. 2026-06-18
   days on market $101,700 Active 160 DOM
3. 2026-06-17
   days on market $101,700 Active 159 DOM
4. 2026-06-16
   pricedays on market $101,700 Active 158 DOM
5. 2026-06-15
   days on market $102,300 Active 157 DOM
6. 2026-05-18
   price $102,300
7. 2026-04-30
   price $102,900
8. 2026-04-15
   price $105,100
9. 2026-04-07
   status Active
10. 2026-03-17
    status Pending
11. 2026-03-02
    price $105,700
12. 2026-03-01
    status Active
13. 2026-02-13
    status Pending
14. 2026-01-07
    price $106,300
15. 2025-12-16
    price $116,000
16. 2025-11-25
    price $128,500
17. 2025-11-05
    price $140,700
18. 2025-10-20
    price $157,200
19. 2025-09-30
    listed $169,600 Active
20. 2006-02-13
    soldstatus $116,900
21. 1998-09-25
    soldstatus $60,000
22. 1992-12-17
    soldstatus $57,900

ⓘ 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: $2,724 · $227/mo
• Projected year-2 tax: $2,724 · $227/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 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $18,949
• − Mortgage interest: −$5,697
• − Property taxes: −$2,724
• − Insurance: −$508
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$2,959
• Taxable income: $4,029
• Est. tax owed @ 24.0%: −$967
• After-tax cash flow: $4,370/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

+76.7% since first listed

17 events — show timeline

• 2026-05-18 Price Changed $102,300 realMLS
• 2026-04-30 Price Changed $102,900 realMLS
• 2026-04-15 Price Changed $105,100 realMLS
• 2026-04-07 Relisted — realMLS
• 2026-03-17 Pending — realMLS
• 2026-03-02 Price Changed $105,700 realMLS
• 2026-03-01 Relisted — realMLS
• 2026-02-13 Pending — realMLS
• 2026-01-07 Price Changed $106,300 realMLS
• 2025-12-16 Price Changed $116,000 realMLS
• 2025-11-25 Price Changed $128,500 realMLS
• 2025-11-05 Price Changed $140,700 realMLS
• 2025-10-20 Price Changed $157,200 realMLS
• 2025-09-30 Listed $169,600 realMLS
• 2006-02-13 Sold (Public Records) $116,900 Public Records
• 1998-09-25 Sold (Public Records) $60,000 Public Records
• 1992-12-17 Sold (Public Records) $57,900 Public Records

Property tax history

+12.5%/yr

Latest (2025): $2,724 · +14.0% YoY. Source: county tax records.