2332 Westbrook Cir S · Jacksonville, FL 32209

$82,000

2 bd · 1.0 ba · 873 sqft · SingleFamily public records · 104 Days on market

Built 1948 3,920 sqft lot Est $99k · 17% 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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Sold As-Is. Proof of funds required prior to showings. Established Section 8 rental with a long-time tenant currently month-to-month, paying $900 per month with reliable payment history and steady occupancy. This 1 bedroom, 2 bath home offers built-in income from day one. Fresh paint and a new back fence have already been completed. Architectural roof installed in 2019. The AC system is approximately 10 years old. Enclosed front porch adds extra usable space. A solid opportunity for an investor looking for consistent cash flow with room to improve and increase value over time. Not fancy, but dependable and income-producing.

Key facts

• Fresh paint
• New back fence
• Architectural roof

Tags

• FRESH PAINT
• NEW BACK FENCE
• ARCHITECTURAL ROOF
• ENCLOSED FRONT PORCH
• CONSISTENT CASH FLOW

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Electricity connected; Water connected
• Home design: Single family residence; One story; North-facing
• Construction: Shingle roof
• Exterior features: Back yard fencing; City street frontage; Asphalt road surface

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpet, tile and wood flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $75k (9.0% below list) — sets the bar for market timing.

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: Biltmore Elementary School (math 42% / reading 32%, grade F, #1,609 of 2,144 statewide, top 77%, 191 students, 84% FRL); Lake Shore Middle School (math 25% / reading 22%, grade F, #536 of 571 statewide, top 95%, 972 students, 75% FRL); William M. Raines High School (math 14% / reading 13%, grade F, #616 of 667 statewide, top 92%, 1,217 students, 78% FRL) — zoned schools average 79% FRL vs 49% district-wide (30 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 (+1.8%/yr); 394 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $567 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 + 1.8% rent growth), your $23k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $82k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,620 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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.
7. 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.
8. 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: 1.37% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.64%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $98,649
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
760 Westbrook Rd	0.23mi	2/1.0	898 (+3%)	2mo	$101,150	$113	83
2318 Labelle St	0.11mi	2/1.0	824 (-6%)	8mo	$112,000	$136	79
2108 Yulee St	0.36mi	3/1.0 (+1)	873 (0%)	0mo	$117,000	$134	78
2325 Westbrook Cir N	0.10mi	3/2.0 (+1)	812 (-7%)	6mo	$125,500	$155	70
2081 Baldwin St	0.42mi	3/1.0 (+1)	915 (+5%)	2mo	$47,000	$51	66
1023 Ontario St	0.56mi	2/1.0	840 (-4%)	2mo	$33,000	$39	66
2630 Beaverbrook Pl	0.44mi	2/1.0	800 (-8%)	4mo	$176,500	$221	62
2202 W 1st St	0.25mi	3/1.0 (+1)	988 (+13%)	2mo	$56,900	$58	60
238 Shortreed St	0.70mi	2/1.0	900 (+3%)	4mo	$62,000	$69	59
2070 Woodside St	0.42mi	3/1.0 (+1)	800 (-8%)	4mo	$116,500	$146	58
2002 Baldwin St	0.53mi	2/1.0	780 (-11%)	6mo	$87,500	$112	53
1073 Huron St	0.70mi	3/1.0 (+1)	916 (+5%)	3mo	$77,000	$84	51

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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.25×
• Total profit: $5,682
• Equity at exit: $12,226

10-year hold

• IRR: 14.7%
• Equity multiple: 2.12×
• Total profit: $25,804
• Equity at exit: $7,090

Cash invested: $22,960 (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 32209

• Home prices YoY: -22.1%
• Rents YoY: 1.8%
• Active inventory: 394
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,127 high
• Mortgage (P&I): −$430
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $318

Break-even live

Break-even rent $724

Max offer price $82,000

Occupancy floor 67%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2325 Westbrook Cir N Jacksonville, FL	3.0	2.0	812	$1,200	$1.48	23d	1	0.09mi
1213 Moat St Jacksonville, FL	2.0	2.5	1022	$1,283	$1.26	17d	1	0.27mi
2128 Woodside St Jacksonville, FL	2.0	1.0	776	$895	$1.15	23d	1	0.33mi
2587 Orchard St Jacksonville, FL	2.0	2.0	992	$1,295	$1.31	7d	1	0.43mi
1979 Yulee St Jacksonville, FL	3.0	2.0	1050	$1,500	$1.43	23d	1	0.51mi
2011 W 5th St Jacksonville, FL	3.0	1.0	988	$1,150	$1.16	23d	1	0.59mi
841 Ontario St Jacksonville, FL	2.0	1.0	1000	$1,285	$1.28	23d	1	0.62mi
912 Huron St Jacksonville, FL	2.0	1.0	900	$1,100	$1.22	14d	1	0.74mi
1911 W 3rd St Jacksonville, FL	3.0	1.0	912	$1,050	$1.15	4d	1	0.77mi
1934 W 6th St Jacksonville, FL	3.0	1.0	948	$1,125	$1.19	23d	1	0.78mi
3035 Fitzgerald St Jacksonville, FL	2.0	1.0	900	$1,021	$1.13	3d	1	0.79mi
1721 Campus St Jacksonville, FL	3.0	2.0	909	$1,400	$1.54	23d	1	0.81mi
2851 Sophia St Jacksonville, FL	2.0	1.0	846	$1,000	$1.18	23d	3	0.83mi
2852 W 1st St Jacksonville, FL	2.0	1.0	800	$895	$1.12	7d	1	0.85mi
1085 Saint Clair St Jacksonville, FL	1.0	1.0	600	$795	$1.32	23d	1	0.85mi
1751 Broadway Ave Jacksonville, FL	2.0	1.0	1000	$1,525	$1.52	4d	1	0.85mi
2862 W 1st St Jacksonville, FL	2.0	1.0	800	$895	$1.12	4d	1	0.87mi
2862 W 1st St Unit 1 Jacksonville, FL	2.0	1.0	800	$895	$1.12	14d	1	0.87mi
1319 Woods St Jacksonville, FL	3.0	2.0	1103	$1,221	$1.11	23d	1	0.87mi
1866 W 6th St Jacksonville, FL	3.0	1.0	1064	$1,120	$1.05	4d	1	0.88mi
371 Smith St Jacksonville, FL	3.0	2.0	1050	$1,325	$1.26	4d	1	0.90mi
2913 W 2nd St Jacksonville, FL	2.0	1.0	720	$1,000	$1.39	1d	1	0.91mi
2549 Calvin St Jacksonville, FL	2.0	1.0	658	$600	$0.91	17d	1	0.93mi
420 Sunshine St Jacksonville, FL	3.0	2.0	1050	$1,350	$1.29	1d	1	0.93mi
2551 Calvin St Jacksonville, FL	2.0	1.0	658	$600	$0.91	17d	1	0.93mi
2008 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	1	0.93mi
2012 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	20d	1	0.93mi
1037 Detroit St Jacksonville, FL	3.0	2.0	912	$1,250	$1.37	1d	1	0.97mi
1783 W 3rd St Jacksonville, FL	3.0	1.0	816	$650	$0.80	23d	1	1.00mi
2000 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	23d	1	1.00mi
2002 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	2	1.00mi
2004 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	1	1.01mi
2020 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	23d	1	1.02mi
1729 Logan St W Unit 3 Jacksonville, FL	2.0	1.0	694	$850	$1.22	23d	1	1.02mi
1788 W 5th St Jacksonville, FL	3.0	2.0	948	$1,295	$1.37	23d	1	1.03mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	3d	1	1.03mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	4d	1	1.03mi
3012 Imperial St Jacksonville, FL	3.0	1.0	1089	$1,395	$1.28	23d	1	1.03mi
1934 Ella St Jacksonville, FL	3.0	1.0	1045	$1,095	$1.05	20d	1	1.03mi
2036 W 11th St Jacksonville, FL	2.0	2.5	698	$1,250	$1.79	21d	1	1.04mi

Listing history 15 events

1. 2026-06-18
   days on market $82,000 Active 104 DOM
2. 2026-06-17
   days on market $82,000 Active 103 DOM
3. 2026-06-16
   days on market $82,000 Active 102 DOM
4. 2026-06-15
   days on market $82,000 Active 101 DOM
5. 2026-06-10
   days on market $82,000 Active 95 DOM
6. 2026-06-08
   days on market $82,000 Active 94 DOM
7. 2026-06-07
   days on market $82,000 Active 93 DOM
8. 2026-06-03
   days on market $82,000 Active 89 DOM
9. 2026-06-02
   days on market $82,000 Active 88 DOM
10. 2026-06-01
    days on market $82,000 Active 87 DOM
11. 2026-05-31
    days on market $82,000 Active 86 DOM
12. 2026-04-08
    status Active
13. 2026-03-14
    historical Active Under Contract
14. 2026-03-02
    listed $82,000 Active
15. 2005-09-09
    soldstatus $50,000

ⓘ 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: $1,293 · $108/mo
• Projected year-2 tax: $1,293 · $108/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 17 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: $13,525
• − Mortgage interest: −$4,593
• − Property taxes: −$1,293
• − Insurance: −$410
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$2,385
• Taxable income: $2,679
• Est. tax owed @ 24.0%: −$643
• After-tax cash flow: $3,179/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): 34,657
• Household income: $30,514
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2921.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -53.92%
• Current HPI: 189.5977
• Rent YoY: ▲ 1.81%
• 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

+64.0% since first listed

4 events — show timeline

• 2026-04-08 Relisted — realMLS
• 2026-03-14 Contingent — realMLS
• 2026-03-02 Listed $82,000 realMLS
• 2005-09-09 Sold (Public Records) $50,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,293 · +24.3% YoY. Source: county tax records.