125 Woodside Dr · Bellair-Meadowbrook Terrace, FL 32073

$139,900

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 8 Days on market

Built 1958 0.27 ac lot Est $202k · 31% under

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Why this score? — see what drove the C+ 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.4/10.0
• Schools +5.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This block construction home is being remodelled, and has a brand new roof, bath, and new fixtures, including ceramic tile floors throughout.

Key facts

• Spacious front yard
• Open laundry area
• Family room

Tags

• FAMILY ROOM
• SEPARATE LIVING ROOM
• OPEN LAUNDRY AREA
• SPACIOUS FRONT YARD
• SPACIOUS BACK YARD

Property features AI

Finance

• Other: Lot size approximately 0.27 acres
• HOA & community: Not a senior community

Exterior

• Parking: Carport (1 space); Other parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One story
• Construction: Shingle roof
• Exterior features: Wood fencing; One-level lot

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 4 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 8 total rooms; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Cap rate 8.0% vs local median 4.3% in Bellair-Meadowbrook Terrace — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Clay (suburban): math 58% / reading 59% proficiency, ranked #14 of 73 in FL (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: W E Cherry Elementary School (math 58% / reading 57%, grade C+, #764 of 2,144 statewide, top 36%, 641 students, 100% FRL); Orange Park Junior High School (math 38% / reading 45%, grade F, #348 of 571 statewide, top 62%, 744 students, 100% FRL); Orange Park High School (math 30% / reading 47%, grade F, #321 of 667 statewide, top 49%, 1,810 students, 100% FRL) — zoned schools average 100% FRL vs 35% district-wide (65 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 46% at this address vs 58% district-wide (-13 pts) — the specific schools serving this property underperform the Clay average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 260 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,876 units permitted in Clay County in 2024 (14 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Clay County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 25y ago 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 $58k; list at $140k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.04% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.97%
• DSCR: 1.27
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $201,996
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Brighton Ave	0.13mi	3/1.0	1,196 (+7%)	0mo	$132,000	$110	82
213 Hilltop Dr	0.31mi	3/1.0	1,084 (-3%)	4mo	$145,000	$134	77
454 Ameca Ave	0.27mi	3/2.0	1,204 (+8%)	6mo	$175,000	$145	65
344 Blairmore Blvd	0.33mi	4/2.0 (+1)	1,173 (+5%)	3mo	$150,000	$128	64
1954 Hazelnut Run E	0.46mi	2/2.0 (-1)	1,131 (+1%)	4mo	$204,500	$181	64
295 Blairmore Blvd E	0.28mi	3/1.5	1,256 (+12%)	1mo	$205,000	$163	63
337 Sonora Dr	0.28mi	4/2.0 (+1)	1,200 (+8%)	4mo	$258,900	$216	62
205 Noel Rd	0.38mi	3/1.5	1,227 (+10%)	3mo	$245,000	$200	61
258 Capella Rd	0.66mi	3/1.5	1,132 (+1%)	6mo	$180,000	$159	60
1968 Swallow Run W	0.51mi	3/2.0	1,219 (+9%)	0mo	$259,900	$213	56
324 Auriga Dr	0.68mi	3/2.0	1,212 (+9%)	5mo	$243,000	$200	46
434 Blairmore Blvd W	0.61mi	3/1.5	954 (-14%)	0mo	$175,000	$183	45

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: -10.5%
• Equity multiple: 0.63×
• Total profit: $-14,527
• Equity at exit: $20,860

10-year hold

• IRR: -6.0%
• Equity multiple: 0.66×
• Total profit: $-13,152
• Equity at exit: $12,096

Cash invested: $39,172 (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 32073

• Rents YoY: -0.9%
• Active inventory: 260
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,461 high
• Mortgage (P&I): −$734
• Tax from tax record: −$168 /mo · $2,012/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $195

Break-even live

Break-even rent $1,215

Max offer price $139,900

Occupancy floor 82%

Sensitivity live

Price	-10% $274	-5% $234	+0% $195	+5% $155	+10% $116
Rent	-10% $79	-5% $137	+0% $195	+5% $253	+10% $310
Rate	-1.0pp $265	-0.5pp $230	base $195	+0.5pp $159	+1.0pp $122

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Woodside Dr Orange Park, FL	3.0	1.0	1080	$1,200	$1.11	25d	1	0.08mi
342 Linden Ln Orange Park, FL	2.0	1.0	891	$1,200	$1.35	25d	1	0.10mi
198 Arora Blvd Orange Park, FL	1.0–2.0	1.0–2.0	890	$1,494	$1.68	3d	20	0.22mi
295 Blairmore Blvd Orange Park, FL	3.0	1.5	960	$1,650	$1.72	3d	1	0.29mi
482 Bentwood Ln Unit C Orange Park, FL	2.0	1.5	920	$995	$1.08	14d	1	0.40mi
222 Blairmore Blvd Orange Park, FL	2.0–3.0	1.0–2.0	1000	$1,300	$1.30	3d	9	0.41mi
470 Crabapple Ct Unit D Orange Park, FL	2.0	1.5	920	$1,175	$1.28	25d	1	0.47mi
470 Crabapple Ct Unit D Orange Park, FL	2.0	1.5	920	$1,175	$1.28	16d	1	0.47mi
476 Lombard St Unit 2D Orange Park, FL	2.0	1.5	960	$1,195	$1.24	25d	1	0.48mi
803 Meadowbrook Dr Unit C Orange Park, FL	2.0	1.0	850	$1,150	$1.35	9d	1	0.48mi
1967 Bluebird Run W Orange Park, FL	3.0	2.0	1461	$1,860	$1.27	5d	1	0.52mi
808 Meadowbrook Dr Unit C Orange Park, FL	2.0	1.0	876	$1,300	$1.48	25d	1	0.52mi
460 Bentwood Ln Unit C Orange Park, FL	2.0	1.5	922	$1,050	$1.14	25d	1	0.60mi
453 Bentwood Ln Unit B Orange Park, FL	2.0	1.5	921	$1,000	$1.09	25d	1	0.62mi
459 Lombard St Orange Park, FL	2.0	2.0	920	$1,250	$1.36	25d	1	0.64mi
459 Lombard St Unit 1B Orange Park, FL	2.0	1.5	920	$1,250	$1.36	25d	1	0.64mi
417 Gano Ave Orange Park, FL	3.0	2.0	1360	$1,900	$1.40	25d	1	0.66mi
2020 Wells Rd Orange Park, FL	1.0–3.0	1.0–2.0	1167	$1,595	$1.37	23d	8	0.73mi
435 Sigsbee Rd Orange Park, FL	3.0	2.0	1469	$1,800	$1.23	25d	1	0.73mi
495 Sigsbee Rd Orange Park, FL	3.0	2.0	1248	$1,675	$1.34	25d	1	0.79mi
2150 Spencer Rd Orange Park, FL	2.0	1.0	1140	$1,304	$1.14	4d	4	0.79mi
1800 Kingsley Ave Orange Park, FL	1.0–3.0	1.0–2.0	987	$1,450	$1.47	25d	1	0.98mi
1747 Papaya Dr N Orange Park, FL	3.0	2.0	1273	$1,895	$1.49	9d	1	1.12mi
8550 Argyle Business Loop Jacksonville, FL	3.0	2.5	1486	$1,675	$1.13	15d	1	1.13mi
8550 Argyle Business Loop Jacksonville, FL	2.0–3.0	2.5–3.0	1331	$1,675	$1.26	4d	2	1.15mi
8550 Argyle Business Loop Jacksonville, FL	3.0	2.5	1486	$1,735	$1.17	18d	3	1.15mi
8500 Argyle Business Loop Jacksonville, FL	1.0–3.0	1.0–2.0	921	$1,475	$1.60	25d	1	1.22mi
8529 Sturbridge Cir W Jacksonville, FL	2.0	2.5	1264	$1,550	$1.23	25d	1	1.25mi
8562 Sturbridge Cir W Jacksonville, FL	2.0	2.5	1408	$1,620	$1.15	6d	1	1.28mi
8550 Sturbridge Cir W Jacksonville, FL	2.0	1.5	1206	$1,500	$1.24	9d	1	1.29mi
85 Debarry Ave Orange Park, FL	2.0	2.5	1170	$1,295	$1.11	25d	1	1.30mi
1517 Slash Pine Ct Orange Park, FL	3.0	2.0	1313	$1,845	$1.41	6d	1	1.32mi
8412 Long Meadow Cir N Jacksonville, FL	2.0	2.0	1020	$1,196	$1.17	16d	1	1.45mi
8412 Long Meadow Cir N Jacksonville, FL	2.0	2.0	1020	$1,196	$1.17	16d	1	1.45mi
227 Kettering Ct Orange Park, FL	3.0	2.0	1265	$1,600	$1.26	9d	1	1.45mi
330 Canoe Cir Orange Park, FL	3.0	2.0	1299	$1,950	$1.50	9d	1	1.48mi
7091 Beechfern Ln S Jacksonville, FL	3.0	2.0	1360	$1,699	$1.25	18d	1	1.49mi

Listing history 26 events

1. 2026-05-20
   status Pending
2. 2026-05-11
   listed $139,900 Active
3. 2026-04-19
   historical $1,750
4. 2026-04-16
   listed $1,750
5. 2026-04-16
   historical $1,750
6. 2026-04-12
   price $1,750
7. 2026-04-08
   price $1,800
8. 2026-04-05
   price $1,795
9. 2026-03-29
   price $1,790
10. 2026-03-23
    price $1,795
11. 2026-03-18
    price $1,790
12. 2026-03-15
    price $1,785
13. 2026-03-10
    price $1,780
14. 2026-02-28
    listed $1,775
15. 2019-08-07
    soldstatus $58,500
16. 2009-04-30
    historical 143-char remark

    Show marketing remark (143 chars)

    This block construction home is being remodelled, and has a brand new roof, bath, and new fixtures, including ceramic tile floors throughout.

17. 2009-02-21
    listed $120,000 143-char remark

    Show marketing remark (143 chars)

    This block construction home is being remodelled, and has a brand new roof, bath, and new fixtures, including ceramic tile floors throughout.

18. 2009-01-31
    historical 175-char remark

    Show marketing remark (175 chars)

    This block construction home is being remodelled, and has a brand new roof, will have a new kitchen, bath, and numerous new fixtures, including ceramic tile floors throughout.

19. 2008-06-05
    listed $130,000 175-char remark

    Show marketing remark (175 chars)

    This block construction home is being remodelled, and has a brand new roof, will have a new kitchen, bath, and numerous new fixtures, including ceramic tile floors throughout.

20. 2001-04-20
    soldstatus $65,000
21. 2001-04-18
    soldstatus $65,000
22. 2001-02-25
    listed $65,000
23. 2001-02-13
    historical
24. 2001-01-15
    listed $63,900
25. 1998-03-18
    soldstatus $56,900
26. 1995-08-21
    soldstatus $45,500

ⓘ 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: $2,012 · $168/mo
• Projected year-2 tax: $2,012 · $168/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,536
• − Mortgage interest: −$7,837
• − Property taxes: −$2,012
• − Insurance: −$700
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$4,070
• Taxable income: $112
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $2,311/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: Clay
• NCES district ID: 1200300
• Math proficiency: 58% ▼ -8.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $59,379
• Composite: 50.73/100
• National rank: #1815
• State rank: #14 of 73 in FL

Livability — Bellair-Meadowbrook Terrace

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Bellair-Meadowbrook Terrace, FL
• County: Clay County · 208,450 people
• City population: 42,825
• Metro: Jacksonville, FL
• Population (ZIP): 43,561
• Household income: $76,455
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 1544.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 230,495 people
• By 2030: 242,427 · +5.2%
• By 2040: 262,244 · +13.8%
• By 2050: 275,148 · +19.4%
• By 2075: 295,397 · +28.2%
• By 2100: 287,592 · +24.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Black 18% Hispanic / Latino 12% Two or more races 10% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 2%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam, Jamaica
• Languages at home: 88% English-only · Spanish 8% Tagalog/Filipino 1% French/Haitian/Cajun 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: +3.6pp toward D · 2008: -42.8pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+37.1 2016: R+44.3 2012: R+45.8 2008: R+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -188.76%
• Current HPI: 289.8735
• Rent YoY: ▼ -0.87%
• 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

+207.5% since first listed

26 events — show timeline

• 2026-05-20 Pending — realMLS
• 2026-05-11 Listed $139,900 realMLS
• 2026-04-19 Rental Removed $1,750 ZUMPER1
• 2026-04-16 Listed for Rent $1,750 ZUMPER1
• 2026-04-16 Rental Removed $1,750 RENTPROGRESS
• 2026-04-12 Price Changed $1,750 RENTPROGRESS
• 2026-04-08 Price Changed $1,800 RENTPROGRESS
• 2026-04-05 Price Changed $1,795 RENTPROGRESS
• 2026-03-29 Price Changed $1,790 RENTPROGRESS
• 2026-03-23 Price Changed $1,795 RENTPROGRESS
• 2026-03-18 Price Changed $1,790 RENTPROGRESS
• 2026-03-15 Price Changed $1,785 RENTPROGRESS
• 2026-03-10 Price Changed $1,780 RENTPROGRESS
• 2026-02-28 Listed for Rent $1,775 RENTPROGRESS
• 2019-08-07 Sold (Public Records) $58,500 Public Records
• 2009-04-30 Listing Removed — realMLS
• 2009-02-21 Listed $120,000 realMLS
• 2009-01-31 Listing Removed — realMLS
• 2008-06-05 Listed $130,000 realMLS
• 2001-04-20 Sold (Public Records) $65,000 Public Records
• 2001-04-18 Sold (MLS) $65,000 realMLS
• 2001-02-25 Listed $65,000 realMLS
• 2001-02-13 Listing Removed — realMLS
• 2001-01-15 Listed $63,900 realMLS
• 1998-03-18 Sold (Public Records) $56,900 Public Records
• 1995-08-21 Sold (Public Records) $45,500 Public Records

Property tax history

+7.3%/yr

Latest (2025): $2,012 · +3.2% YoY. Source: county tax records.