286 Belfort St · Jacksonville, FL 32204

$99,000

3 bd · 1.0 ba · 1,230 sqft · SingleFamily public records · 23 Days on market

Built 1950 10,454 sqft lot

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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
• Schools +3.9/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Occupied investment property. selling as is. Section 8 HUD approved.

Key facts

• Screened in porch
• Eat-in kitchen
• Oversized backyard

Tags

• EAT-IN KITCHEN
• OVERSIZED BACKYARD
• SCREENED IN PORCH

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Electricity available; Sewer available; Water available
• Home design: Single-family residence; Used as investment property
• Exterior features: Lot approximately 0.24 acres; No private pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Electric range; Refrigerator; Central heating; Central air

🏷️ Possibly a rental listed for sale. The $99,000 price doesn't fit this home's estimated sale value (~$199,260) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.9% 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 rising fast (+4.7%/yr); 75 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 30% of the median local income ($65k/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 $684 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 + 4.7% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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 $50k; list at $99k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.66% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.77%
• DSCR: 2.06
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $199,260
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
332 Woodlawn Ave	0.08mi	3/2.0	1,230 (0%)	3mo	$235,100	$191	89
2562 Summit St	0.16mi	3/2.0	1,268 (+3%)	3mo	$205,000	$162	81
306 Woodlawn Ave	0.06mi	3/2.0	1,100 (-11%)	2mo	$70,000	$64	74
411 King St	0.38mi	3/1.0	1,182 (-4%)	4mo	$117,500	$99	72
2550 Summit St	0.14mi	2/2.0 (-1)	1,083 (-12%)	0mo	$130,000	$120	64
2331 Myra St	0.68mi	3/1.0	1,280 (+4%)	1mo	$366,000	$286	61
724 James St	0.74mi	3/2.0	1,207 (-2%)	2mo	$265,000	$220	57
2343 Ernest St	0.56mi	3/1.0	1,092 (-11%)	4mo	$265,000	$243	52
2664 Ernest St	0.64mi	3/2.0	1,361 (+11%)	4mo	$295,000	$217	45
2908 Spencer St	0.71mi	3/2.0	1,100 (-11%)	0mo	$158,000	$144	45
2881 Lenox Ave	0.72mi	3/1.0	1,068 (-13%)	2mo	$90,000	$84	43
1831 Broadway Ave	0.71mi	3/2.0	1,050 (-15%)	3mo	$95,000	$90	36

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 · 4.69% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 1.79×
• Total profit: $21,832
• Equity at exit: $14,761

10-year hold

• IRR: 28.5%
• Equity multiple: 3.75×
• Total profit: $76,358
• Equity at exit: $8,560

Cash invested: $27,720 (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 32204

• Home prices YoY: -28.2%
• Rents YoY: 4.7%
• Active inventory: 75
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,641 high
• Mortgage (P&I): −$519
• Tax from tax record: −$187 /mo · $2,246/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $549

Break-even live

Break-even rent $946

Max offer price $99,000

Occupancy floor 62%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
371 Smith St Jacksonville, FL	3.0	2.0	1050	$1,325	$1.26	4d	1	0.29mi
2526 Phyllis St Jacksonville, FL	3.0	2.0	1300	$1,800	$1.38	24d	1	0.42mi
2561 Rosselle St #1 Jacksonville, FL	3.0	3.0	1287	$1,395	$1.08	24d	1	0.46mi
420 Sunshine St Jacksonville, FL	3.0	2.0	1050	$1,350	$1.29	2d	1	0.55mi
715 Ralph St Jacksonville, FL	4.0	2.0	1338	$2,195	$1.64	4d	1	0.63mi
1923 Broadway Ave Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	24d	1	0.66mi
717 King St Jacksonville, FL	3.0	2.0	1132	$1,800	$1.59	17d	1	0.66mi
2012 Baldwin St Jacksonville, FL	3.0	2.0	1232	$1,445	$1.17	24d	1	0.67mi
2614 Dellwood Ave Jacksonville, FL	3.0	1.0	1122	$2,325	$2.07	4d	1	0.67mi
2002 Ernest St Unit A Jacksonville, FL	2.0	1.0	1000	$1,795	$1.79	14d	1	0.68mi
2044 Dellwood Ave Jacksonville, FL	2.0	1.0	1375	$1,825	$1.33	24d	1	0.71mi
2022 Dellwood Ave Unit 2 Jacksonville, FL	2.0	1.0	800	$1,098	$1.37	15d	1	0.72mi
2128 Woodside St Jacksonville, FL	2.0	1.0	776	$895	$1.15	24d	1	0.74mi
2309 College St Jacksonville, FL	2.0	1.0	1200	$1,200	$1.00	14d	1	0.75mi
2611 Green St Jacksonville, FL	2.0	1.0	728	$1,195	$1.64	24d	1	0.75mi
2611 Green St Jacksonville, FL	2.0	1.0	728	$1,195	$1.64	15d	1	0.75mi
2701 Myra St Jacksonville, FL	3.0	1.0	1065	$1,595	$1.50	21d	1	0.75mi
2577 Haldumar Ter Jacksonville, FL	2.0	1.0	865	$1,050	$1.21	2d	1	0.75mi
2759 Dellwood Ave Jacksonville, FL	3.0	2.0	1080	$2,100	$1.94	20d	1	0.76mi
2578 Haldumar Ter Jacksonville, FL	2.0	1.0	1114	$2,195	$1.97	15d	1	0.77mi
1979 Yulee St Jacksonville, FL	3.0	2.0	1050	$1,500	$1.43	24d	1	0.78mi
907 Copeland St Jacksonville, FL	2.0	1.0	784	$1,395	$1.78	24d	1	0.79mi
2136 College St #4 Jacksonville, FL	2.0	1.0	900	$1,250	$1.39	24d	1	0.80mi
1751 Broadway Ave Jacksonville, FL	2.0	1.0	1000	$1,525	$1.52	4d	1	0.83mi
2812 Ernest St Jacksonville, FL	3.0	1.0	1461	$2,800	$1.92	24d	1	0.85mi
2657 Post St Apt 2 Jacksonville, FL	3.0	1.0	1100	$1,700	$1.55	3d	1	0.88mi
1657 Union St W Unit 1 Jacksonville, FL	2.0	1.0	700	$1,050	$1.50	2d	1	0.88mi
1607 Logan St Jacksonville, FL	4.0	2.0	1232	$1,800	$1.46	24d	1	0.90mi
2803 College St Jacksonville, FL	2.0	1.0	1100	$1,550	$1.41	14d	1	0.92mi
3035 Fitzgerald St Jacksonville, FL	2.0	1.0	900	$1,021	$1.13	3d	1	0.94mi
226 Spruce St Jacksonville, FL	4.0	2.0	1196	$1,148	$0.96	3d	1	0.94mi
1545 Union St W Jacksonville, FL	3.0	2.0	1253	$1,400	$1.12	3d	1	0.95mi
2410 McQuade St Jacksonville, FL	3.0	2.0	1307	$1,425	$1.09	24d	1	0.96mi
2777 Post St Jacksonville, FL	2.0	1.0	1200	$1,195	$1.00	24d	1	0.96mi
1539 Union St W Jacksonville, FL	3.0	1.5	1000	$1,144	$1.14	14d	1	0.96mi
232 Chelsea St Unit 4 Jacksonville, FL	2.0	1.0	850	$1,000	$1.18	24d	1	0.96mi
2185 Kingston St Jacksonville, FL	3.0	2.0	1230	$1,381	$1.12	24d	1	0.96mi
2154 Placeda St Jacksonville, FL	4.0	1.5	1124	$1,500	$1.33	21d	1	0.97mi
2589 Park St Unit 2589 Jacksonville, FL	2.0	1.0	1354	$1,850	$1.37	24d	1	0.97mi
2512 Park St Unit 3 Jacksonville, FL	2.0	1.5	800	$1,395	$1.74	4d	1	0.98mi

Listing history 35 events

1. 2026-06-18
   days on market $99,000 Active 23 DOM
2. 2026-06-17
   days on market $99,000 Active 22 DOM
3. 2026-06-16
   days on market $99,000 Active 21 DOM
4. 2026-06-15
   days on market $99,000 Active 20 DOM
5. 2026-06-13
   days on market $99,000 Active 18 DOM
6. 2026-06-13
   days on market $99,000 Active 17 DOM
7. 2026-06-10
   days on market $99,000 Active 14 DOM
8. 2026-06-08
   days on market $99,000 Active 13 DOM
9. 2026-06-07
   days on market $99,000 Active 12 DOM
10. 2026-06-05
    days on market $99,000 Active 9 DOM
11. 2026-06-03
    days on market $99,000 Active 8 DOM
12. 2026-06-02
    days on market $99,000 Active 7 DOM
13. 2026-06-01
    days on market $99,000 Active 6 DOM
14. 2026-05-31
    days on market $99,000 Active 5 DOM
15. 2026-05-26
    listed $99,000 Active
16. 2024-04-05
    historical $1,250
17. 2024-03-30
    price $1,250
18. 2024-03-08
    listed $1,300
19. 2024-03-08
    historical $1,300
20. 2024-03-06
    price $1,300
21. 2024-02-14
    price $1,350
22. 2024-02-13
    listed $1,400
23. 2024-01-11
    historical $1,200
24. 2024-01-04
    listed $1,200
25. 2023-12-25
    historical $1,200
26. 2023-12-23
    historical $1,200
27. 2023-12-21
    listed $1,200
28. 2023-11-28
    price $1,200
29. 2023-10-31
    listed $1,250
30. 2018-04-06
    soldstatus $49,500
31. 2005-10-31
    historical 69-char remark

    Show marketing remark (69 chars)

    Occupied investment property. selling as is. Section 8 HUD approved.

32. 2005-08-04
    soldstatus $45,000
33. 2005-05-10
    listed $65,000 69-char remark

    Show marketing remark (69 chars)

    Occupied investment property. selling as is. Section 8 HUD approved.

34. 2005-02-11
    historical 254-char remark

    Show marketing remark (254 chars)

    THIS HOME FEATURES A FORMAL LIVING ROOM WITH FIREPLACE, BUILT IN SHELVING, HARDWOOD FLOORS, EAT-IN KITCHEN, CENTRAL HEAT & AIR AND AN OVER SIZED BACKYARD. BEING SOLD 'AS-IS'. $1000 CASH BONUS TO SELLING AGENT. HUD RENTAL INC $700 THROUGHT 10/31/2004.

35. 2004-08-11
    listed $65,000 254-char remark

    Show marketing remark (254 chars)

    THIS HOME FEATURES A FORMAL LIVING ROOM WITH FIREPLACE, BUILT IN SHELVING, HARDWOOD FLOORS, EAT-IN KITCHEN, CENTRAL HEAT & AIR AND AN OVER SIZED BACKYARD. BEING SOLD 'AS-IS'. $1000 CASH BONUS TO SELLING AGENT. HUD RENTAL INC $700 THROUGHT 10/31/2004.

ⓘ 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: $2,246 · $187/mo
• Projected year-2 tax: $2,246 · $187/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 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,697
• − Mortgage interest: −$5,546
• − Property taxes: −$2,246
• − Insurance: −$495
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$2,880
• Taxable income: $5,379
• Est. tax owed @ 24.0%: −$1,291
• After-tax cash flow: $5,298/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): 9,151
• Household income: $65,063
• Rent vs Own: 71.5% rent · 28.5% own
• Severe rent burden: 866.0

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 0.60)
• Race & ethnicity: White 55% Black 30% Hispanic / Latino 6% Asian 6% Two or more races 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 7% · China, Canada, Philippines
• Languages at home: 92% English-only · Spanish 3% Chinese 2% Other Asian/Pacific 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: ▼ -123.96%
• Current HPI: 316.3185
• Rent YoY: ▲ 4.69%
• 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

+52.3% since first listed

21 events — show timeline

• 2026-05-26 Listed $99,000 realMLS
• 2024-04-05 Rental Removed $1,250 NEFLMLS
• 2024-03-30 Price Changed $1,250 NEFLMLS
• 2024-03-08 Listed for Rent $1,300 NEFLMLS
• 2024-03-08 Rental Removed $1,300 BUILDIUM
• 2024-03-06 Price Changed $1,300 BUILDIUM
• 2024-02-14 Price Changed $1,350 BUILDIUM
• 2024-02-13 Listed for Rent $1,400 BUILDIUM
• 2024-01-11 Rental Removed $1,200 BUILDIUM
• 2024-01-04 Listed for Rent $1,200 BUILDIUM
• 2023-12-25 Rental Removed $1,200 BUILDIUM
• 2023-12-23 Rental Removed $1,200 NEFLMLS
• 2023-12-21 Listed for Rent $1,200 NEFLMLS
• 2023-11-28 Price Changed $1,200 BUILDIUM
• 2023-10-31 Listed for Rent $1,250 BUILDIUM
• 2018-04-06 Sold (Public Records) $49,500 Public Records
• 2005-10-31 Listing Removed — realMLS
• 2005-08-04 Sold (Public Records) $45,000 Public Records
• 2005-05-10 Listed $65,000 realMLS
• 2005-02-11 Listing Removed — realMLS
• 2004-08-11 Listed $65,000 realMLS

Property tax history

+9.8%/yr

Latest (2025): $2,246 · +42.3% YoY. Source: county tax records.