9380 103rd St #108 · Jacksonville, FL 32210

$78,100

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 36 Days on market

Built 2026 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as a swimming pool, a picnic area / pavilion / grill, and a clubhouse. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Picnic area
• Clubhouse
• Swimming pool

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES
• SWIMMING POOL
• PICNIC AREA
• CLUBHOUSE

Property features AI

Finance

• Financial info: List price $77,600

Exterior

• Utilities: Electric service; Central air
• Home design: Condominium / townhouse unit; Spec/inventory new construction, Plan 93751
• Exterior features: Living area approximately 1,056

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: 2 bathrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $78k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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 rising (+2.1%/yr); 441 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 32% 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 $540 of loan paydown is wiped out by about $2k 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 + 2.1% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Recommended offer $75,757 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.07% ✓
• Cap rate: 17.58%
• Cash-on-cash: 40.31%
• DSCR: 2.79
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.11% rent growth · sell at horizon

5-year hold

• IRR: 35.7%
• Equity multiple: 2.50×
• Total profit: $32,726
• Equity at exit: $11,645

10-year hold

• IRR: 42.0%
• Equity multiple: 4.80×
• Total profit: $83,073
• Equity at exit: $6,753

Cash invested: $21,868 (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: 441
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$410
• Tax est. 1.5%: −$98 /mo · $1,172/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $735

Break-even live

Break-even rent $683

Max offer price $78,100

Occupancy floor 49%

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: $19,525
• Closing costs: $2,343
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9455 103rd St Jacksonville, FL	1.0–4.0	1.0–2.0	1090	$1,570	$1.44	1d	18	0.48mi
9359 103rd St Jacksonville, FL	1.0–3.0	1.0–2.0	848	$1,479	$1.74	1d	1	0.53mi
9732 Chirping Way Jacksonville, FL	3.0	2.0	1410	$1,800	$1.28	4d	1	0.54mi
9541 103rd St Jacksonville, FL	1.0–3.0	1.0–2.0	1040	$1,668	$1.60	1d	21	0.55mi
5437 Tellaro Ln Unit 1 Jacksonville, FL	3.0	2.5	1395	$1,795	$1.29	20d	1	0.79mi
5229 Walkers Ridge Dr Jacksonville, FL	3.0	2.5	1497	$1,795	$1.20	23d	1	0.80mi
5565 Connie Jean Rd Jacksonville, FL	1.0–2.0	1.0	630	$1,100	$1.75	1d	8	0.80mi
9956 Somerset Grove Ln Jacksonville, FL	3.0	2.0	1168	$1,675	$1.43	23d	1	0.80mi
8727 Osteen St Jacksonville, FL	3.0	2.0	1230	$1,546	$1.26	10d	1	0.86mi
5216 Brighton Park Ln Jacksonville, FL	3.0	2.5	1472	$1,795	$1.22	10d	1	0.91mi
8518 Maple St Jacksonville, FL	3.0	2.0	1460	$1,623	$1.11	16d	1	1.01mi
8515 Maple St Jacksonville, FL	3.0	2.0	1255	$1,499	$1.19	3d	1	1.02mi
8472 Fury Dr Jacksonville, FL	4.0	2.0	1326	$1,780	$1.34	23d	1	1.02mi
5937 Camaro Dr W Jacksonville, FL	3.0	1.5	1052	$1,595	$1.52	23d	1	1.02mi
8493 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,381	$1.04	21d	1	1.08mi
8485 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,381	$1.04	23d	1	1.09mi
8460 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,482	$1.12	7d	1	1.11mi
8443 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,381	$1.04	7d	1	1.14mi
8419 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,400	$1.06	1d	1	1.17mi
8402 McGirts Village Ln Unit 7E Jacksonville, FL	2.0	2.5	1319	$1,198	$0.91	7d	1	1.19mi
8341 Homeport Ct Jacksonville, FL	3.0	2.5	1296	$1,800	$1.39	23d	1	1.23mi
8329 Homeport Ct Jacksonville, FL	3.0	2.5	1281	$1,695	$1.32	14d	1	1.24mi
5770 Brannon Ave Unit 2 Jacksonville, FL	2.0	2.0	800	$1,095	$1.37	7d	1	1.24mi
8368 Geoffrey Ct Jacksonville, FL	3.0	1.5	1104	$1,730	$1.57	23d	1	1.32mi
8148 Metto Rd Jacksonville, FL	3.0	2.0	1209	$1,576	$1.30	3d	1	1.45mi

Listing history 10 events

1. 2026-06-18
   days on market $78,100 Active 36 DOM
2. 2026-06-17
   days on market $78,100 Active 35 DOM
3. 2026-06-16
   days on market $78,100 Active 34 DOM
4. 2026-06-15
   days on market $78,100 Active 33 DOM
5. 2026-06-10
   days on market $78,100 Active 27 DOM
6. 2026-06-08
   days on market $78,100 Active 26 DOM
7. 2026-06-03
   days on market $78,100 Active 21 DOM
8. 2026-06-02
   days on market $78,100 Active 20 DOM
9. 2026-06-01
   pricedays on market $78,100 Active 19 DOM
10. 2026-05-31
    days on market $77,600 Active 18 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,357
• − Mortgage interest: −$4,375
• − Property taxes: −$1,172
• − Insurance: −$390
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$2,272
• Taxable income: $8,051
• Est. tax owed @ 24.0%: −$1,932
• After-tax cash flow: $6,883/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.

Condition & rehab AI · 1 photo

Good 80/100 None rehab

This brand new 3-bedroom, 2-bathroom home is move-in ready with a good condition score and minimal maintenance required. It offers a modern design and is located in a community with amenities such as a swimming pool and clubhouse.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Painting exterior and interior — Fresh paint can improve the home's appearance and add value.
• Resale Upgrading appliances — Modern appliances can attract more buyers and renters.
• Both Adding smart home features — Smart home features can increase the home's appeal and add value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior and interior — Fresh paint can improve the home's appearance and add value. ↑
• Resale Upgrading appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and add value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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