9380 103rd St #39 · Jacksonville, FL 32210

$44,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 16 Days on market

Manufactured home Built 2026 Fair condition $43/sqft · 57% below area

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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
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Appreciation +2.5/10.0
• Condition / age +2.0/5.0
• Manufactured-home adj. -5.7

Listing remarks

* THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 2 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a basketball court, a playground, and community events, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Basketball court
• Community events
• Playground

Tags

• BASKETBALL COURT
• PLAYGROUND
• COMMUNITY EVENTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.6% 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.
• Zoned schools: Gregory Drive Elementary School (math 26% / reading 23%, grade F, #2,037 of 2,144 statewide, top 96%, 530 students, 76% FRL); Charger Academy (math 33% / reading 26%, grade F, #469 of 571 statewide, top 84%, 961 students, 71% FRL); Westside High School (math 26% / reading 19%, grade F, #539 of 667 statewide, top 81%, 1,583 students, 63% FRL) — zoned schools average 70% FRL vs 49% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 46% district-wide (-20 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 (+2.1%/yr); 568 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 36d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $310 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 + 2.1% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Recommended offer $44,226 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.70% ✓
• Cap rate: 23.57%
• Cash-on-cash: 61.71%
• DSCR: 3.75
• GRM: 3.1

CMA / ARV

• ARV (median comp): $104,726
• List price: $44,900
• Delta: -57.13%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8534 Osteen St	1.05mi	2/2.0 (-1)	1,027 (-3%)	5mo	$186,000	$181	51
8231 Susie St #0	1.45mi	3/2.0	1,153 (+9%)	2mo	$195,000	$169	48
8145 Maple St	1.46mi	3/2.0	1,152 (+9%)	5mo	$160,000	$139	45
8506 Susie St	1.11mi	3/1.0	968 (-8%)	5mo	$135,000	$139	43
5938 Brannon Ave	1.29mi	2/1.5 (-1)	1,146 (+8%)	5mo	$100,000	$87	40
5717 Kinkaid Rd	1.18mi	3/2.0	1,204 (+14%)	4mo	$205,000	$170	38
8757 Susie St	0.84mi	3/2.0	1,202 (+14%)	4mo	$242,000	$201	38
8570 Cheryl Ann Ln	0.93mi	3/2.0	1,209 (+14%)	3mo	$250,020	$207	38
8466 Buttercup St	1.15mi	3/2.0	1,205 (+14%)	5mo	$245,000	$203	38
8414 Buttercup St	1.25mi	3/2.0	1,253 (+19%)	3mo	$236,740	$189	37
8252 Buttercup St	1.42mi	2/2.0 (-1)	924 (-12%)	4mo	$48,000	$52	36
8410 Buttercup St	1.25mi	3/2.0	1,253 (+19%)	5mo	$219,990	$176	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 · 2.11% rent growth · sell at horizon

5-year hold

• IRR: 59.6%
• Equity multiple: 3.61×
• Total profit: $32,847
• Equity at exit: $6,695

10-year hold

• IRR: 64.0%
• Equity multiple: 7.15×
• Total profit: $77,369
• Equity at exit: $3,882

Cash invested: $12,572 (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 →

Active competition Active MLS

• For sale now: 9 active
• Median asking: $65,900 ($62/sqft)
• Median days on market: 87 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +58.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32210

• Rents YoY: 2.1%
• Active inventory: 568
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,211 high
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $647

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 42%

Sensitivity live

Price	-10% $678	-5% $662	+0% $647	+5% $631	+10% $616
Rent	-10% $551	-5% $599	+0% $647	+5% $694	+10% $742
Rate	-1.0pp $669	-0.5pp $658	base $647	+0.5pp $635	+1.0pp $623

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: $11,225
• Closing costs: $1,347
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9455 103rd St Jacksonville, FL	1.0–4.0	1.0–2.0	1090	$1,596	$1.46	17d	18	0.48mi
9359 103rd St Jacksonville, FL	2.0–3.0	1.0–2.0	928	$1,399	$1.51	15d	1	0.53mi
9732 Chirping Way Jacksonville, FL	3.0	2.0	1410	$1,745	$1.24	41d	1	0.54mi
9541 103rd St Jacksonville, FL	1.0–3.0	1.0–2.0	1040	$1,702	$1.64	16d	29	0.55mi
5437 Tellaro Ln Unit 1 Jacksonville, FL	3.0	2.5	1395	$1,795	$1.29	69d	1	0.79mi
5229 Walkers Ridge Dr Jacksonville, FL	3.0	2.5	1497	$1,795	$1.20	72d	1	0.80mi
5565 Connie Jean Rd Jacksonville, FL	1.0–2.0	1.0	630	$1,100	$1.75	17d	2	0.80mi
9956 Somerset Grove Ln Jacksonville, FL	3.0	2.0	1168	$1,590	$1.36	16d	1	0.80mi
8727 Osteen St Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	20d	1	0.86mi
5216 Brighton Park Ln Jacksonville, FL	3.0	2.5	1472	$1,795	$1.22	59d	1	0.91mi
4711 Cinnamon Fern Dr Jacksonville, FL	3.0	2.0	1196	$1,695	$1.42	17d	1	0.94mi
8518 Maple St Jacksonville, FL	3.0	2.0	1460	$1,575	$1.08	20d	1	1.01mi
8630 Buttercup St Jacksonville, FL	3.0	2.0	1230	$1,448	$1.18	35d	1	1.01mi
8515 Maple St Jacksonville, FL	3.0	2.0	1255	$1,499	$1.19	52d	1	1.02mi
8472 Fury Dr Jacksonville, FL	4.0	2.0	1326	$1,780	$1.34	72d	1	1.02mi
8632 Mc Glothlin St Unit 1 Jacksonville, FL	2.0	1.0	802	$900	$1.12	17d	1	1.02mi
5937 Camaro Dr W Jacksonville, FL	3.0	1.5	1052	$1,595	$1.52	72d	1	1.02mi
8498 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,386	$1.05	20d	1	1.06mi
8466 April St Jacksonville, FL	3.0	2.0	1229	$1,576	$1.28	20d	1	1.07mi
8493 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,381	$1.04	70d	1	1.08mi
8474 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,381	$1.04	22d	1	1.09mi
8485 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,381	$1.04	72d	1	1.09mi
8460 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,400	$1.06	35d	1	1.11mi
8443 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,381	$1.04	56d	1	1.14mi
8436 McGirts Village Ln Unit 9F Jacksonville, FL	2.0	2.5	1299	$1,248	$0.96	35d	1	1.14mi
8441 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,369	$1.03	20d	1	1.15mi
8441 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,409	$1.06	41d	1	1.15mi
8419 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,349	$1.02	22d	1	1.17mi
8402 McGirts Village Ln Unit 7E Jacksonville, FL	2.0	2.5	1319	$1,198	$0.91	56d	1	1.19mi
8341 Homeport Ct Jacksonville, FL	3.0	2.5	1296	$1,800	$1.39	72d	1	1.23mi
8329 Homeport Ct Jacksonville, FL	3.0	2.5	1281	$1,645	$1.28	16d	1	1.24mi
5770 Brannon Ave Unit 2 Jacksonville, FL	2.0	2.0	800	$1,095	$1.37	56d	1	1.24mi
8368 Geoffrey Ct Jacksonville, FL	3.0	1.5	1104	$1,730	$1.57	72d	1	1.32mi
6069 Anglia Dr Jacksonville, FL	3.0	2.0	1204	$1,908	$1.58	20d	1	1.38mi
8148 Metto Rd Jacksonville, FL	3.0	2.0	1209	$1,576	$1.30	52d	1	1.45mi

Taxation est. · year 1

• Rental income: $14,535
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$1,306
• Taxable income: $7,490
• Est. tax owed @ 24.0%: −$1,798
• After-tax cash flow: $5,961/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 · 0 photos

Fair 40/100 Moderate rehab Est. rehab $26,400–$47,520 screening

This home requires significant updates to its kitchen, bathrooms, flooring, and exterior to improve its condition and value. A comprehensive renovation will significantly increase its resale and rental value.

Repairs flagged

• Major Kitchen countertops and cabinets — The countertops and cabinets are visibly worn and need replacement.
• Major Bathroom fixtures and tiles — The fixtures and tiles are dated and need updating.
• Major Flooring — The flooring is worn and may need replacement.
• Major Interior walls and paint — The walls show signs of wear and the paint is faded.
• Major Exterior siding and painting — The siding shows signs of wear and may need repainting or replacement.
• Major Windows — The windows appear old and may need replacement or caulking.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen will attract more buyers and increase the home's value. ↑
• Resale Bathroom updates — Up-to-date bathrooms will appeal to potential buyers and increase the home's value. ↑
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its value. ↑
• Resale Interior paint and wall repairs — Fresh paint and repairs will make the interior look new and increase the home's value. ↑
• Resale Exterior painting and siding repairs — A fresh coat of paint and repairs to the siding will enhance the home's curb appeal and increase its value. ↑
• Resale Window replacement — New windows will improve the home's energy efficiency and increase its value. ↑
• Rental HVAC system maintenance and potential upgrade — A well-maintained HVAC system will attract renters and improve the home's rental value. ↑
• Both Landscaping and curb appeal improvement — Enhanced landscaping and curb appeal will attract both buyers and renters and increase the home's value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Gregory Drive Elementary School F FL #2,037/2,144 Nat'l #30,133/41,679 Middle Charger Academy F FL #469/571 Nat'l #9,020/14,009 High Westside High School F FL #539/667 Nat'l #13,583/17,239

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

A Composite livability gradescore 83/100

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 · 1,013,010 people
• City population: 979,034
• Metro: Jacksonville, FL
• Population (ZIP): 65,729
• Household income: $61,050
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 43% Black 38% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Hispanic 2% Italian 1%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 7% French/Haitian/Cajun 2% Tagalog/Filipino 1%

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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: ▼ -314.81%
• Current HPI: 281.2688
• Rent YoY: ▲ 2.11%
• Metro: Jacksonville, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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