2081 Chaffee Rd S #179 · Jacksonville, FL 32221

$99,500

3 bd · 2.0 ba · 1,683 sqft · Manufactured · 14 Days on market

Built 1993 Good condition Est $140k · 29% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home! This home offers comfortable living with a relaxed lifestyle all within a welcoming mobile home park community. Step inside and enjoy a bright, inviting space that's ready for you to make your own. Whether you're looking for your first home, downsizing, or simply seeking an affordable place to call home, this property provides a great opportunity. Enjoy the convenience of community living with a close walk to the pool, park, and community center. While still being close to shopping, dining, major highways, and everything Jacksonville has to offer. With a peaceful setting, you'll love coming home each day. Also, with this Florida heat you can enjoy the nice AC updated a year ag

Key facts

• Built 1993
• Listed 14 days

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Assigned parking
• Utilities: Electricity available; Water available
• Home design: Manufactured home (double wide)
• Exterior features: Deck; Front porch

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Primary bathroom with separate tub and shower; Accessible approach with ramp
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $835 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 16.4% 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); 217 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $688 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 + 2.1% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $99,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.94% ✓
• Cap rate: 16.36%
• Cash-on-cash: 35.95%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $139,689
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10546 Normandy Blvd	0.63mi	2/1.0 (-1)	1,508 (-10%)	21mo	$125,000	$83	27

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 · 2.12% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 2.27×
• Total profit: $35,372
• Equity at exit: $14,836

10-year hold

• IRR: 37.4%
• Equity multiple: 4.32×
• Total profit: $92,550
• Equity at exit: $8,603

Cash invested: $27,860 (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 32221

• Home prices YoY: -19.2%
• Rents YoY: 2.1%
• Active inventory: 217
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $835

Break-even live

Break-even rent $870

Max offer price $99,500

Occupancy floor 52%

Sensitivity live

Price	-10% $903	-5% $869	+0% $835	+5% $800	+10% $766
Rent	-10% $682	-5% $759	+0% $835	+5% $911	+10% $987
Rate	-1.0pp $885	-0.5pp $860	base $835	+0.5pp $809	+1.0pp $783

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2081 Chaffee Rd S #72 Jacksonville, FL	2.0	2.0	1216	$1,309	$1.08	24d	1	0.03mi
2081 Chaffee Rd S Unit 43 Jacksonville, FL	4.0	2.0	1904	$1,829	$0.96	5d	1	0.03mi
2081 Chaffee Rd S #19 Jacksonville, FL	3.0	2.0	1152	$1,619	$1.41	24d	1	0.05mi
2120 Blair Rd Jacksonville, FL	3.0	2.0	1272	$1,675	$1.32	24d	1	0.49mi
2167 Kistlers Ridge Way Jacksonville, FL	4.0	2.0	1456	$1,900	$1.30	15d	1	0.67mi
2210 Kistlers Ridge Way Jacksonville, FL	4.0	2.0	1456	$1,846	$1.27	24d	1	0.74mi
2012 James Wilson Way Jacksonville, FL	3.0	2.5	2038	$1,989	$0.98	13d	1	0.84mi
2625 Fox Creek Dr Jacksonville, FL	4.0	2.0	2018	$2,040	$1.01	24d	1	0.89mi
1916 Constitutional Republic Pl Jacksonville, FL	4.0	2.5	1975	$2,029	$1.03	2d	1	1.03mi
2514 Paris Mill Rd Jacksonville, FL	3.0	2.0	1974	$2,096	$1.06	8d	1	1.07mi
11269 Revolutionary Way Jacksonville, FL	3.0	2.0	1716	$1,919	$1.12	8d	1	1.09mi
10355 Shelby Creek Rd S Jacksonville, FL	4.0	2.0	1917	$2,100	$1.10	21d	1	1.10mi
1832 James Madison Ct Jacksonville, FL	3.0	2.0	1716	$2,010	$1.17	15d	1	1.12mi
1916 Allegiance Pl Jacksonville, FL	2.0–3.0	2.5	1439	$2,100	$1.46	4d	12	1.15mi
1362 Panther Preserve Pkwy Jacksonville, FL	3.0	2.0	1599	$2,400	$1.50	18d	1	1.22mi
1433 Royal Dornoch Dr Jacksonville, FL	4.0	3.0	1860	$2,400	$1.29	24d	1	1.28mi
11242 Panther Creek Pkwy Jacksonville, FL	3.0	2.0	1529	$2,100	$1.37	5d	1	1.29mi
2274 Tyson Lake Dr Jacksonville, FL	3.0	2.0	1710	$1,975	$1.15	3d	1	1.36mi
1951 April Oaks Dr Jacksonville, FL	4.0	2.0	1705	$1,879	$1.10	4d	1	1.41mi
10161 Meadow Pointe Dr Jacksonville, FL	3.0	2.0	1810	$2,035	$1.12	17d	1	1.45mi
11561 Admirals Cove Dr Jacksonville, FL	3.0	2.5	1780	$2,100	$1.18	17d	1	1.48mi

Listing history 11 events

1. 2026-06-18
   days on market $99,500 Active 14 DOM
2. 2026-06-17
   days on market $99,500 Active 13 DOM
3. 2026-06-16
   days on market $99,500 Active 12 DOM
4. 2026-06-15
   days on market $99,500 Active 11 DOM
5. 2026-06-13
   days on market $99,500 Active 9 DOM
6. 2026-06-13
   pricedays on market $99,500 Active 8 DOM
7. 2026-06-09
   days on market $110,000 Active 5 DOM
8. 2026-06-08
   days on market $110,000 Active 4 DOM
9. 2026-06-07
   days on market $110,000 Active 3 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $110,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,123
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$2,895
• Taxable income: $8,965
• Est. tax owed @ 24.0%: −$2,152
• After-tax cash flow: $7,864/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 · 13 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with recent updates, offering a comfortable and inviting living space in a well-maintained community.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and property value
• Resale Replace carpet — Fresh carpet improves comfort and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and property value ↑
• Resale Replace carpet — Fresh carpet improves comfort and aesthetics ↑

ⓘ 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): 32,833
• Household income: $82,969
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 516.0

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 48% Black 33% Hispanic / Latino 9% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Italian 3% Slovak 2% Hispanic 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 2% Vietnamese 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: ▼ -62.74%
• Current HPI: 263.7591
• Rent YoY: ▲ 2.12%
• 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

1 event — show timeline

• 2026-06-01 Listed $110,000 realMLS