10530 Gailwood Cir E · Jacksonville, FL 32218

$85,000

2 bd · 2.0 ba · 972 sqft · SingleFamily public records · 31 Days on market

Built 1953 8,276 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
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks in growing and family friendly 32218! This 3-bedroom, 2-bath concrete block home offers 972 sq ft of potential on a generous corner lot. Built in 1953, this property is a true blank canvas ready for a full transformation. Garage has been converted to 3rd bedroom and with city water and sewer already in place, the groundwork is set for a smart renovation or redevelopment project. The corner lot provides added flexibility for layout, access, and curb appeal, making it ideal for investors, flippers, or buyers looking to create a custom home from the ground up. Located in an established area with mature trees around, this Highlands property offers strong upside for those with

Key facts

• City water and sewer
• Corner lot
• Mature trees

Tags

• CORNER LOT
• CITY WATER AND SEWER
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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 (-0.4%/yr); 733 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $588 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 $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $85k implies a 844% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.06%
• DSCR: 1.98
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $175,932
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10633 Ithaca Dr	0.16mi	2/1.0	881 (-9%)	6mo	$70,000	$79	68
1613 Loyola Dr N	0.24mi	3/1.0 (+1)	1,036 (+7%)	2mo	$160,000	$154	67
10623 Biscayne Blvd	0.21mi	3/1.0 (+1)	1,080 (+11%)	2mo	$215,000	$199	61
10550 Fairlane Dr	0.48mi	3/2.0 (+1)	1,036 (+7%)	1mo	$170,000	$164	61
10235 Swarthmore Dr	0.42mi	3/1.0 (+1)	954 (-2%)	12mo	$192,000	$201	58
10551 Conrad Dr	0.29mi	3/1.0 (+1)	1,068 (+10%)	5mo	$200,000	$187	57
10258 Elmhurst Dr	0.42mi	3/1.5 (+1)	912 (-6%)	10mo	$165,000	$181	55
10204 Elmhurst Dr	0.52mi	3/1.0 (+1)	942 (-3%)	9mo	$149,000	$158	54
1641 Wofford Ave	0.33mi	3/1.0 (+1)	890 (-8%)	12mo	$120,000	$135	52
10250 Briarcliff Rd E	0.41mi	3/1.5 (+1)	1,108 (+14%)	3mo	$192,000	$173	48
10503 Rutgers Rd	0.53mi	3/1.0 (+1)	1,036 (+7%)	12mo	$195,000	$188	45
2312 Quail Ave	0.73mi	3/1.0 (+1)	851 (-12%)	12mo	$179,000	$210	26

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: 11.2%
• Equity multiple: 1.43×
• Total profit: $10,186
• Equity at exit: $12,674

10-year hold

• IRR: 17.6%
• Equity multiple: 2.25×
• Total profit: $29,678
• Equity at exit: $7,349

Cash invested: $23,800 (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 32218

• Home prices YoY: -25.7%
• Rents YoY: -0.4%
• Active inventory: 733
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$446
• Tax from tax record: −$145 /mo · $1,739/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $437

Break-even live

Break-even rent $793

Max offer price $85,000

Occupancy floor 63%

Sensitivity live

Price	-10% $486	-5% $462	+0% $437	+5% $413	+10% $389
Rent	-10% $331	-5% $384	+0% $437	+5% $491	+10% $544
Rate	-1.0pp $480	-0.5pp $459	base $437	+0.5pp $415	+1.0pp $393

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10561 Ashby Rd Jacksonville, FL	3.0	1.0	1034	$1,181	$1.14	25d	1	0.17mi
12802 Haverford Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1000	$1,154	$1.15	3d	15	0.22mi
1333 Dunn Ave Jacksonville, FL	2.0	1.0	576	$1,185	$2.06	3d	16	0.28mi
1033 Ake Ln Jacksonville, FL	3.0	1.0	868	$1,200	$1.38	22d	1	0.37mi
1601 Dunn Ave Jacksonville, FL	1.0–3.0	1.0–2.0	852	$1,282	$1.50	4d	12	0.40mi
10621 Monaco Dr Jacksonville, FL	1.0–2.0	1.0–1.5	975	$1,150	$1.18	25d	7	0.60mi
11050 Harts Rd Jacksonville, FL	3.0	2.0–2.5	1145	$1,511	$1.32	4d	10	0.81mi
11011 Harts Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1052	$1,385	$1.32	3d	23	0.91mi
745 Northpoint Cir N Jacksonville, FL	2.0	2.0	897	$1,600	$1.78	25d	1	1.25mi
780 Island Point Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1164	$1,771	$1.52	4d	16	1.30mi
10535 Lem Turner Rd Jacksonville, FL	1.0–4.0	1.0–2.0	1012	$1,279	$1.26	4d	40	1.39mi
2445 Dunn Ave Jacksonville, FL	1.0–3.0	1.0–2.0	850	$1,496	$1.76	3d	11	1.41mi
1000 Island Point Dr Jacksonville, FL	1.0–3.0	1.0–2.0	949	$1,376	$1.45	3d	9	1.43mi

Listing history 5 events

1. 2026-03-06
   status Pending
2. 2026-02-26
   price $85,000
3. 2026-02-24
   price $90,000
4. 2026-02-03
   listed $99,000 Active
5. 1980-11-21
   soldstatus $9,000

ⓘ 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: $1,739 · $145/mo
• Projected year-2 tax: $1,739 · $145/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 19 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: $16,155
• − Mortgage interest: −$4,761
• − Property taxes: −$1,739
• − Insurance: −$425
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$2,473
• Taxable income: $4,172
• Est. tax owed @ 24.0%: −$1,001
• After-tax cash flow: $4,248/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): 72,905
• Household income: $69,638
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 2289.0

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 0.64)
• Race & ethnicity: Black 48% White 35% Hispanic / Latino 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 1% 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: ▼ -90.73%
• Current HPI: 262.2329
• Rent YoY: ▼ -0.40%
• 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

+844.4% since first listed

5 events — show timeline

• 2026-03-06 Pending — realMLS
• 2026-02-26 Price Changed $85,000 realMLS
• 2026-02-24 Price Changed $90,000 realMLS
• 2026-02-03 Listed $99,000 realMLS
• 1980-11-21 Sold (Public Records) $9,000 Public Records

Property tax history

+17.9%/yr

Latest (2025): $1,739 · +22.9% YoY. Source: county tax records.