1010 Kenmore St · Jacksonville, FL 32208

$47,995

2 bd · 1.0 ba · 894 sqft · SingleFamily public records · 84 Days on market

Built 1928 4,791 sqft lot ↓ 24% since listing

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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 +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Property being sold as is . perfect for a tear property needs a full rehab. Cash offers only!!!

Key facts

• 4,791 sq ft lot
• Built 1928
• Listed 84 days

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Other parking
• Utilities: Cable available
• Home design: Single Family Residence; Currently unimproved
• Exterior features: Lot approximately 0.11 acres; No private pool

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Convection oven

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $45k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.9% 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 soft (-1.4%/yr); 291 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).
• This rent runs 33% 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 $332 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($45k) 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1928 — 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 $45,115 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.34% ✓
• Cap rate: 18.87%
• Cash-on-cash: 44.93%
• DSCR: 3.00
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $105,492
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
831 Ashford St	0.20mi	2/2.0	912 (+2%)	8mo	$40,000	$44	77
753 Fernway St	0.25mi	3/1.0 (+1)	929 (+4%)	1mo	$110,000	$118	76
844 Crestwood St	0.25mi	2/1.0	792 (-11%)	6mo	$75,000	$95	64
569 W 49th St	0.61mi	2/1.0	924 (+3%)	2mo	$57,000	$62	64
733 Escambia St	0.35mi	3/1.0 (+1)	975 (+9%)	0mo	$90,000	$92	64
7069 Alan Ave	0.47mi	3/1.0 (+1)	872 (-2%)	8mo	$129,900	$149	62
5298 Golfbrook Dr	0.63mi	2/1.0	875 (-2%)	8mo	$116,500	$133	61
557 Chestnut Dr	0.61mi	2/1.0	943 (+6%)	4mo	$125,000	$133	59
816 Ashford St	0.21mi	3/2.0 (+1)	1,007 (+13%)	10mo	$116,000	$115	52
681 Chestnut Dr	0.47mi	2/1.0	759 (-15%)	4mo	$85,000	$112	50
950 Ashton St	0.55mi	3/1.0 (+1)	1,000 (+12%)	4mo	$142,500	$143	47
429 W 46th St	0.73mi	2/1.0	1,020 (+14%)	2mo	$167,000	$164	41

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: 38.4%
• Equity multiple: 2.57×
• Total profit: $21,032
• Equity at exit: $7,156

10-year hold

• IRR: 43.3%
• Equity multiple: 4.50×
• Total profit: $47,071
• Equity at exit: $4,150

Cash invested: $13,439 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,122 high
• Mortgage (P&I): −$252
• Tax from tax record: −$112 /mo · $1,339/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $503

Break-even live

Break-even rent $485

Max offer price $47,995

Occupancy floor 50%

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: $11,999
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1059 Glencarin St Jacksonville, FL	2.0	1.0	645	$897	$1.39	4d	1	0.11mi
1136 Maynard St Jacksonville, FL	2.0	1.0	919	$1,045	$1.14	23d	1	0.16mi
961 Dorchester St Jacksonville, FL	2.0	1.0	884	$1,025	$1.16	3d	1	0.17mi
851 Broxton St Unit 851 Jacksonville, FL	1.0	1.0	700	$875	$1.25	17d	1	0.17mi
5514 Long St Jacksonville, FL	2.0	1.0	941	$1,250	$1.33	1d	1	0.48mi
5616 Calvin Ave Jacksonville, FL	3.0	1.0	1008	$1,195	$1.19	7d	1	0.49mi
6460 Lanark Ave Jacksonville, FL	2.0	1.0	708	$1,095	$1.55	23d	1	0.57mi
535 W 59th St Jacksonville, FL	3.0	2.0	816	$1,395	$1.71	7d	1	0.57mi
562 W 49th St Jacksonville, FL	3.0	1.0	1091	$1,195	$1.10	23d	1	0.61mi
1244 Ida St Apt 4 Jacksonville, FL	1.0	1.0	686	$900	$1.31	23d	1	0.65mi
385 Duray Ct Jacksonville, FL	3.0	1.0	932	$1,250	$1.34	19d	1	0.67mi
7210 Elwood Ave Jacksonville, FL	2.0	1.0	831	$995	$1.20	21d	1	0.67mi
4721 E Castlewood Dr Jacksonville, FL	3.0	1.0	1008	$1,250	$1.24	23d	1	0.69mi
356 Duray Ct Jacksonville, FL	3.0	2.0	1070	$1,425	$1.33	14d	1	0.71mi
425 W 47th St Jacksonville, FL	3.0	1.5	1083	$1,193	$1.10	7d	1	0.71mi
7124 Lorain St Jacksonville, FL	3.0	1.0	864	$1,043	$1.21	3d	1	0.72mi
7350 Linda Dr Jacksonville, FL	1.0	1.0	954	$795	$0.83	7d	1	0.76mi
319 W 49th St Jacksonville, FL	2.0	1.0	977	$1,200	$1.23	23d	1	0.76mi
1536 W 45th St Jacksonville, FL	2.0	1.0	800	$1,050	$1.31	23d	1	0.77mi
7511 N Shore Dr Jacksonville, FL	2.0	1.0	1014	$1,350	$1.33	4d	1	0.79mi
666 Basswood St Jacksonville, FL	3.0	1.0	1002	$1,400	$1.40	23d	1	0.89mi
4813 Moncrief Rd Jacksonville, FL	2.0–3.0	1.0	755	$870	$1.15	2d	8	0.91mi
1567 Rutledge Ave Jacksonville, FL	3.0	2.0	1050	$1,113	$1.06	23d	1	0.91mi
511 Ivy St Jacksonville, FL	2.0	1.0	900	$995	$1.11	23d	1	0.92mi
4918 N Pearl St Jacksonville, FL	2.0	1.0	850	$895	$1.05	23d	1	0.95mi
917 W 30th St Jacksonville, FL	2.0	1.0	672	$1,200	$1.79	17d	1	0.95mi
849 W 30th St Apt 3 Jacksonville, FL	2.0	1.0	750	$965	$1.29	23d	1	0.96mi
141 W 43rd St Jacksonville, FL	3.0	2.0	1022	$1,231	$1.20	3d	1	0.99mi
1196 W 30th St Jacksonville, FL	2.0	1.0	875	$880	$1.01	17d	1	1.00mi
3902 Stuart St Jacksonville, FL	2.0	2.0	1114	$1,050	$0.94	23d	1	1.00mi
451 Long Branch Blvd Unit 451 Jacksonville, FL	2.0	1.0	1000	$1,350	$1.35	23d	1	1.01mi
5736 Teeler Ave Jacksonville, FL	3.0	1.0	852	$1,000	$1.17	23d	1	1.01mi
1316 W 31st St Jacksonville, FL	2.0	1.0	906	$998	$1.10	23d	1	1.01mi
3914 Springfield Blvd Jacksonville, FL	2.0	1.0	858	$1,050	$1.22	4d	1	1.01mi
3914 Springfield Blvd Jacksonville, FL	2.0	1.0	858	$1,050	$1.22	23d	1	1.01mi
1104 W 29th St Unit 1104 Jacksonville, FL	2.0	1.0	624	$850	$1.36	23d	1	1.02mi
1417 W 31st St Jacksonville, FL	3.0	1.0	880	$1,100	$1.25	1d	1	1.03mi
92 W 55th St Jacksonville, FL	2.0	1.0	624	$845	$1.35	21d	1	1.03mi
1204 W 29th St Jacksonville, FL	1.0	3.0	960	$1,295	$1.35	14d	1	1.04mi
4114 Moncrief Rd Unit 2 Jacksonville, FL	2.0	1.0	821	$1,050	$1.28	23d	1	1.06mi

Listing history 17 events

1. 2026-06-18
   days on market $47,995 Active 84 DOM
2. 2026-06-17
   days on market $47,995 Active 83 DOM
3. 2026-06-16
   days on market $47,995 Active 82 DOM
4. 2026-06-15
   days on market $47,995 Active 81 DOM
5. 2026-06-13
   days on market $47,995 Active 78 DOM
6. 2026-06-10
   days on market $47,995 Active 75 DOM
7. 2026-06-08
   days on market $47,995 Active 74 DOM
8. 2026-06-07
   days on market $47,995 Active 73 DOM
9. 2026-06-03
   days on market $47,995 Active 69 DOM
10. 2026-06-02
    days on market $47,995 Active 68 DOM
11. 2026-06-01
    days on market $47,995 Active 67 DOM
12. 2026-05-31
    days on market $47,995 Active 66 DOM
13. 2026-04-02
    price $47,995
14. 2026-04-02
    status Active
15. 2026-03-28
    status Pending
16. 2026-03-20
    listed $49,995 Active
17. 2002-02-06
    soldstatus $63,000

ⓘ 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: $1,339 · $112/mo
• Projected year-2 tax: $1,339 · $112/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 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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,465
• − Mortgage interest: −$2,688
• − Property taxes: −$1,339
• − Insurance: −$240
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$1,396
• Taxable income: $5,647
• Est. tax owed @ 24.0%: −$1,355
• After-tax cash flow: $4,683/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

-23.8% since first listed

5 events — show timeline

• 2026-04-02 Price Changed $47,995 realMLS
• 2026-04-02 Relisted — realMLS
• 2026-03-28 Pending — realMLS
• 2026-03-20 Listed $49,995 realMLS
• 2002-02-06 Sold (Public Records) $63,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,339 · +14.0% YoY. Source: county tax records.