865 Brandywine St · Jacksonville, FL 32208

$135,000

4 bd · 1.0 ba · 847 sqft · SingleFamily public records · 73 Days on market

Built 1944 5,662 sqft lot Est $103k · 31% over

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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 +21.1/30.0
• DSCR +6.7/10.0
• 1% rule +6.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT OPPORTUNITY - 4-BEDROOM HOME! This 4-bedroom, 1-bathroom home is conveniently located near shopping, dining, and main roads. The spacious layout sits on a large lot and includes a covered front porch and a back shed for extra storage. The property also features a garage (308 sq ft), adding convenience and versatility. With recent updates and excellent potential as a rental property or affordable starter home, this property is ready for its next owner!

Key facts

• Covered front porch
• Recent updates
• Back shed

Tags

• COVERED FRONT PORCH
• BACK SHED
• LARGE LOT
• RECENT UPDATES

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Other parking type
• Utilities: Public sewer; Cable available; Electricity available; Water available
• Home design: Single-family residence; One level (entry level 1); East-facing
• Construction: Concrete and stucco construction; Shingle roof
• Exterior features: Covered front porch; Full fencing; Paved road access

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms (all on the first floor)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Primary bathroom with tub and shower; Primary bedroom located on the main floor; Other interior features
• Laundry & utility: Unfurnished (no built-in laundry equipment listed)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 44% 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 $933 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

• It's been on market 73 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — 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. 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?
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: 1.12% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.15%
• DSCR: 1.27
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $103,334
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8135 Paul Jones Dr	0.16mi	3/2.0 (-1)	840 (-1%)	6mo	$176,000	$210	77
889 Bunker Hill Blvd	0.06mi	3/1.0 (-1)	884 (+4%)	14mo	$68,500	$77	74
8053 Lexington Dr	0.07mi	3/1.0 (-1)	954 (+13%)	3mo	$85,000	$89	68
885 Bunker Hill Blvd	0.06mi	3/1.0 (-1)	884 (+4%)	21mo	$100,000	$113	67
929 Ethan Allen St	0.15mi	3/1.0 (-1)	884 (+4%)	19mo	$125,000	$141	65
1012 Brandywine St	0.18mi	3/1.0 (-1)	945 (+12%)	6mo	$115,000	$122	62
1160 Bunker Hill Blvd	0.34mi	3/1.0 (-1)	898 (+6%)	16mo	$118,000	$131	56
7611 Tarleton Rd	0.41mi	3/1.0 (-1)	887 (+5%)	19mo	$75,000	$85	52
8190 Lexington Dr	0.18mi	3/1.0 (-1)	938 (+11%)	23mo	$175,000	$187	49

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: -10.4%
• Equity multiple: 0.63×
• Total profit: $-13,900
• Equity at exit: $20,129

10-year hold

• IRR: -6.3%
• Equity multiple: 0.65×
• Total profit: $-13,062
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$708
• Tax from tax record: −$235 /mo · $2,823/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $194

Break-even live

Break-even rent $1,265

Max offer price $135,000

Occupancy floor 82%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Saratoga Blvd Jacksonville, FL	3.0	1.0	930	$1,250	$1.34	23d	1	0.21mi
8253 Lexington Dr Jacksonville, FL	3.0	1.0	910	$1,330	$1.46	23d	1	0.29mi
7927 Reid Ave Jacksonville, FL	3.0	1.0	1055	$1,500	$1.42	23d	1	0.54mi
1000 Island Point Dr Jacksonville, FL	1.0–3.0	1.0–2.0	949	$1,684	$1.77	2d	9	0.75mi
800 Broward Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1028	$1,711	$1.66	1d	42	0.82mi
8642 2nd Ave Jacksonville, FL	3.0	2.0	1074	$1,245	$1.16	1d	1	0.87mi
8617 3rd Ave Jacksonville, FL	3.0	1.0	1048	$1,200	$1.15	10d	1	0.88mi
346 W 68th St Jacksonville, FL	3.0	1.0	1114	$1,385	$1.24	4d	1	0.93mi
780 Island Point Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1164	$2,143	$1.84	3d	16	1.00mi
7124 Lorain St Jacksonville, FL	3.0	1.0	864	$1,043	$1.21	3d	1	1.00mi
9131 Jefferson Ave Jacksonville, FL	3.0	1.0	910	$1,350	$1.48	4d	1	1.16mi
535 W 59th St Jacksonville, FL	3.0	2.0	816	$1,395	$1.71	7d	1	1.20mi
385 Duray Ct Jacksonville, FL	3.0	1.0	932	$1,250	$1.34	20d	1	1.30mi
9050 7th Ave Jacksonville, FL	3.0	1.0	896	$1,485	$1.66	23d	1	1.32mi
356 Duray Ct Jacksonville, FL	3.0	2.0	1070	$1,425	$1.33	14d	1	1.32mi
1567 Rutledge Ave Jacksonville, FL	3.0	2.0	1050	$1,113	$1.06	23d	1	1.35mi
2312 Palmdale St Jacksonville, FL	3.0	2.0	972	$1,231	$1.27	23d	1	1.41mi

Listing history 36 events

1. 2026-06-18
   days on market $135,000 Active 73 DOM
2. 2026-06-17
   days on market $135,000 Active 72 DOM
3. 2026-06-16
   days on market $135,000 Active 71 DOM
4. 2026-06-15
   days on market $135,000 Active 70 DOM
5. 2026-06-13
   days on market $135,000 Active 67 DOM
6. 2026-06-10
   days on market $135,000 Active 64 DOM
7. 2026-06-08
   days on market $135,000 Active 63 DOM
8. 2026-06-07
   days on market $135,000 Active 62 DOM
9. 2026-06-05
   days on market $135,000 Active 59 DOM
10. 2026-06-03
    days on market $135,000 Active 58 DOM
11. 2026-06-02
    days on market $135,000 Active 57 DOM
12. 2026-06-01
    days on market $135,000 Active 56 DOM
13. 2026-05-31
    days on market $135,000 Active 55 DOM
14. 2026-04-06
    listed $135,000 Active
15. 2026-03-25
    price $99,700 462-char remark

    Show marketing remark (462 chars)

    GREAT OPPORTUNITY - 4-BEDROOM HOME! This 4-bedroom, 1-bathroom home is conveniently located near shopping, dining, and main roads. The spacious layout sits on a large lot and includes a covered front porch and a back shed for extra storage. The property also features a garage (308 sq ft), adding convenience and versatility. With recent updates and excellent potential as a rental property or affordable starter home, this property is ready for its next owner!

16. 2026-03-25
    status Active 462-char remark

    Show marketing remark (462 chars)

    GREAT OPPORTUNITY - 4-BEDROOM HOME! This 4-bedroom, 1-bathroom home is conveniently located near shopping, dining, and main roads. The spacious layout sits on a large lot and includes a covered front porch and a back shed for extra storage. The property also features a garage (308 sq ft), adding convenience and versatility. With recent updates and excellent potential as a rental property or affordable starter home, this property is ready for its next owner!

17. 2026-03-25
    historical 462-char remark

    Show marketing remark (462 chars)

    GREAT OPPORTUNITY - 4-BEDROOM HOME! This 4-bedroom, 1-bathroom home is conveniently located near shopping, dining, and main roads. The spacious layout sits on a large lot and includes a covered front porch and a back shed for extra storage. The property also features a garage (308 sq ft), adding convenience and versatility. With recent updates and excellent potential as a rental property or affordable starter home, this property is ready for its next owner!

18. 2026-03-14
    historical 462-char remark

    Show marketing remark (462 chars)

    GREAT OPPORTUNITY - 4-BEDROOM HOME! This 4-bedroom, 1-bathroom home is conveniently located near shopping, dining, and main roads. The spacious layout sits on a large lot and includes a covered front porch and a back shed for extra storage. The property also features a garage (308 sq ft), adding convenience and versatility. With recent updates and excellent potential as a rental property or affordable starter home, this property is ready for its next owner!

19. 2025-10-29
    price $135,000 462-char remark

    Show marketing remark (462 chars)

    GREAT OPPORTUNITY - 4-BEDROOM HOME! This 4-bedroom, 1-bathroom home is conveniently located near shopping, dining, and main roads. The spacious layout sits on a large lot and includes a covered front porch and a back shed for extra storage. The property also features a garage (308 sq ft), adding convenience and versatility. With recent updates and excellent potential as a rental property or affordable starter home, this property is ready for its next owner!

20. 2025-08-28
    listed $140,000 Active 462-char remark

    Show marketing remark (462 chars)

    GREAT OPPORTUNITY - 4-BEDROOM HOME! This 4-bedroom, 1-bathroom home is conveniently located near shopping, dining, and main roads. The spacious layout sits on a large lot and includes a covered front porch and a back shed for extra storage. The property also features a garage (308 sq ft), adding convenience and versatility. With recent updates and excellent potential as a rental property or affordable starter home, this property is ready for its next owner!

21. 2021-10-12
    soldstatus $134,000
22. 2021-09-24
    soldstatus $134,000 Sold 340-char remark

    Show marketing remark (340 chars)

    Gorgeous bungalow close to I-95, the airport and an to easy commute to downtown Jacksonville. This 4 bedroom features new counter tops in the kitchen, hard wood floors, a remodeled bathroom and fresh paint. There is a large front porch and a detached 1 car garage. Plenty of privacy and room in the fenced in back yard for the kids to play.

23. 2021-08-25
    status Pending 340-char remark

    Show marketing remark (340 chars)

    Gorgeous bungalow close to I-95, the airport and an to easy commute to downtown Jacksonville. This 4 bedroom features new counter tops in the kitchen, hard wood floors, a remodeled bathroom and fresh paint. There is a large front porch and a detached 1 car garage. Plenty of privacy and room in the fenced in back yard for the kids to play.

24. 2021-06-22
    price $142,000 340-char remark

    Show marketing remark (340 chars)

    Gorgeous bungalow close to I-95, the airport and an to easy commute to downtown Jacksonville. This 4 bedroom features new counter tops in the kitchen, hard wood floors, a remodeled bathroom and fresh paint. There is a large front porch and a detached 1 car garage. Plenty of privacy and room in the fenced in back yard for the kids to play.

25. 2021-06-16
    listed $150,000 Active 340-char remark

    Show marketing remark (340 chars)

    Gorgeous bungalow close to I-95, the airport and an to easy commute to downtown Jacksonville. This 4 bedroom features new counter tops in the kitchen, hard wood floors, a remodeled bathroom and fresh paint. There is a large front porch and a detached 1 car garage. Plenty of privacy and room in the fenced in back yard for the kids to play.

26. 2020-12-19
    soldstatus $65,714
27. 2020-12-10
    soldstatus $45,000 Sold
28. 2020-12-02
    status Pending
29. 2020-12-01
    price $75,000
30. 2020-12-01
    status Active
31. 2020-11-12
    status Pending
32. 2020-09-01
    price $89,800
33. 2020-07-03
    price $89,900
34. 2020-06-12
    listed $95,000 Active
35. 1981-03-01
    soldstatus $23,300
36. 1980-07-01
    soldstatus $23,000

ⓘ 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: $2,823 · $235/mo
• Projected year-2 tax: $2,823 · $235/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 5/10 Major FEMA zone X (unshaded) · 24% 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 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: $18,124
• − Mortgage interest: −$7,562
• − Property taxes: −$2,823
• − Insurance: −$675
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$3,927
• Taxable income: $237
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $2,268/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

+487.0% since first listed

23 events — show timeline

• 2026-04-06 Listed $135,000 realMLS
• 2026-03-25 Price Changed $99,700 realMLS
• 2026-03-25 Relisted — realMLS
• 2026-03-25 Listing Removed — realMLS
• 2026-03-14 Listing Removed — realMLS
• 2025-10-29 Price Changed $135,000 realMLS
• 2025-08-28 Listed $140,000 realMLS
• 2021-10-12 Sold (Public Records) $134,000 Public Records
• 2021-09-24 Sold (MLS) $134,000 realMLS
• 2021-08-25 Pending — realMLS
• 2021-06-22 Price Changed $142,000 realMLS
• 2021-06-16 Listed $150,000 realMLS
• 2020-12-19 Sold (Public Records) $65,714 Public Records
• 2020-12-10 Sold (MLS) $45,000 realMLS
• 2020-12-02 Pending — realMLS
• 2020-12-01 Price Changed $75,000 realMLS
• 2020-12-01 Relisted — realMLS
• 2020-11-12 Pending — realMLS
• 2020-09-01 Price Changed $89,800 realMLS
• 2020-07-03 Price Changed $89,900 realMLS
• 2020-06-12 Listed $95,000 realMLS
• 1981-03-01 Sold (Public Records) $23,300 Public Records
• 1980-07-01 Sold (Public Records) $23,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $2,823 · +8.2% YoY. Source: county tax records.