9380 103rd St #172 · Jacksonville, FL 32210

$65,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 133 Days on market

Manufactured home Built 2026 Good condition $62/sqft · 34% above area Est $49k · 34% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Appreciation +2.5/10.0
• ARV discount +0.0/15.0
• Manufactured-home adj. -5.3

Listing remarks

Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as a swimming pool, a picnic area / pavilion / grill, and a playground. 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

• Picnic area
• Swimming pool
• Modern bathroom

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES
• SWIMMING POOL
• PICNIC AREA
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $66k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $58k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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); 675 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 67d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $456 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Recommended offer $57,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.86% ✓
• Cap rate: 15.64%
• Cash-on-cash: 33.37%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (median comp): $49,162
• List price: $65,900
• Delta: 34.05%
• Verdict: OVERPRICED
• Comps: 5 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%)	6mo	$186,000	$181	50
8231 Susie St #0	1.45mi	3/2.0	1,153 (+9%)	3mo	$195,000	$169	47
8506 Susie St	1.11mi	3/1.0	968 (-8%)	6mo	$135,000	$139	42
8640 Susie St	0.96mi	3/1.0	938 (-11%)	1mo	$137,000	$146	42
5938 Brannon Ave	1.29mi	2/1.5 (-1)	1,146 (+8%)	6mo	$100,000	$87	39
5717 Kinkaid Rd	1.18mi	3/2.0	1,204 (+14%)	5mo	$205,000	$170	37
8757 Susie St	0.84mi	3/2.0	1,202 (+14%)	6mo	$242,000	$201	37
8570 Cheryl Ann Ln	0.93mi	3/2.0	1,209 (+14%)	5mo	$250,020	$207	37
8466 Buttercup St	1.15mi	3/2.0	1,205 (+14%)	6mo	$245,000	$203	36
8414 Buttercup St	1.25mi	3/2.0	1,253 (+19%)	5mo	$236,740	$189	36
8252 Buttercup St	1.42mi	2/2.0 (-1)	924 (-12%)	5mo	$48,000	$52	35
8410 Buttercup St	1.25mi	3/2.0	1,253 (+19%)	6mo	$219,990	$176	35

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: 27.6%
• Equity multiple: 2.13×
• Total profit: $20,933
• Equity at exit: $9,826

10-year hold

• IRR: 34.6%
• Equity multiple: 4.03×
• Total profit: $56,000
• Equity at exit: $5,698

Cash invested: $18,452 (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: 11 active
• Median asking: $75,700 ($66/sqft)
• Median days on market: 40 d
• This list price: 45% of active listings are priced below it
• ARV vs active asking: -29.2% vs 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: 675
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$346
• Tax est. 1.5%: −$82 /mo · $988/yr
• Insurance: −$27
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $513

Break-even live

Break-even rent $576

Max offer price $65,900

Occupancy floor 53%

Sensitivity live

Price	-10% $559	-5% $536	+0% $513	+5% $490	+10% $468
Rent	-10% $416	-5% $465	+0% $513	+5% $562	+10% $610
Rate	-1.0pp $546	-0.5pp $530	base $513	+0.5pp $496	+1.0pp $479

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: $16,475
• Closing costs: $1,977
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9455 103rd St Jacksonville, FL	1.0–4.0	1.0–2.0	1090	$1,695	$1.55	0d	41	0.48mi
9359 103rd St Jacksonville, FL	2.0–3.0	2.0	1088	$1,559	$1.43	0d	1	0.53mi
9732 Chirping Way Jacksonville, FL	3.0	2.0	1410	$1,745	$1.24	87d	1	0.54mi
9541 103rd St Jacksonville, FL	1.0–3.0	1.0–2.0	1040	$1,756	$1.69	0d	26	0.55mi
5690 Chirping Way W Jacksonville, FL	3.0	2.0	1336	$1,740	$1.30	0d	1	0.73mi
5437 Tellaro Ln Unit 1 Jacksonville, FL	3.0	2.5	1395	$1,795	$1.29	115d	1	0.79mi
5229 Walkers Ridge Dr Jacksonville, FL	3.0	2.5	1497	$1,795	$1.20	119d	1	0.80mi
5565 Connie Jean Rd Jacksonville, FL	1.0–2.0	1.0	630	$1,200	$1.90	4d	2	0.80mi
9956 Somerset Grove Ln Jacksonville, FL	3.0	2.0	1168	$1,590	$1.36	62d	1	0.80mi
5470 Broad Bridge Way Unit 1 Jacksonville, FL	3.0	3.0	1395	$1,700	$1.22	9d	1	0.86mi
8727 Osteen St Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	67d	1	0.86mi
5216 Brighton Park Ln Jacksonville, FL	3.0	2.5	1472	$1,650	$1.12	0d	1	0.91mi
4711 Cinnamon Fern Dr Jacksonville, FL	3.0	2.0	1196	$1,695	$1.42	63d	1	0.94mi
8518 Maple St Jacksonville, FL	3.0	2.0	1460	$1,575	$1.08	67d	1	1.01mi
8630 Buttercup St Jacksonville, FL	3.0	2.0	1230	$1,448	$1.18	81d	1	1.01mi
8515 Maple St Jacksonville, FL	3.0	2.0	1255	$1,499	$1.19	98d	1	1.02mi
8472 Fury Dr Jacksonville, FL	4.0	2.0	1326	$1,780	$1.34	119d	1	1.02mi
8632 Mc Glothlin St Unit 1 Jacksonville, FL	2.0	1.0	802	$900	$1.12	63d	1	1.02mi
5937 Camaro Dr W Jacksonville, FL	3.0	1.5	1052	$1,595	$1.52	119d	1	1.02mi
8498 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,386	$1.05	67d	1	1.06mi
8466 April St Jacksonville, FL	3.0	2.0	1229	$1,576	$1.28	67d	1	1.07mi
8493 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,381	$1.04	116d	1	1.08mi
8480 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,350	$1.02	9d	1	1.09mi
8474 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,319	$1.00	9d	1	1.09mi
8485 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,381	$1.04	119d	1	1.09mi
8460 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,400	$1.06	81d	1	1.11mi
8410 Maple St Jacksonville, FL	4.0	2.0	1445	$1,534	$1.06	9d	1	1.14mi
8443 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,381	$1.04	103d	1	1.14mi
8436 McGirts Village Ln Unit 9F Jacksonville, FL	2.0	2.5	1299	$1,248	$0.96	81d	1	1.14mi
8441 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,409	$1.06	87d	1	1.15mi
8441 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,319	$1.00	9d	1	1.15mi
8419 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,349	$1.02	68d	1	1.17mi
8402 McGirts Village Ln Unit 7E Jacksonville, FL	2.0	2.5	1319	$1,198	$0.91	103d	1	1.19mi
8353 Homeport Ct Jacksonville, FL	3.0	2.5	1281	$1,725	$1.35	9d	1	1.21mi
8341 Homeport Ct Jacksonville, FL	3.0	2.5	1296	$1,800	$1.39	119d	1	1.23mi
8329 Homeport Ct Jacksonville, FL	3.0	2.5	1281	$1,645	$1.28	62d	1	1.24mi
10350 103rd St Jacksonville, FL	2.0	2.0	1170	$1,508	$1.29	5d	15	1.30mi
8368 Geoffrey Ct Jacksonville, FL	3.0	1.5	1104	$1,730	$1.57	119d	1	1.32mi
8255 Cheryl Ann Ln Jacksonville, FL	3.0	2.0	1310	$1,395	$1.06	6d	1	1.33mi
5028 Brannon Ave Jacksonville, FL	3.0	1.0	1125	$1,660	$1.48	4d	1	1.37mi

Property features AI

Finance

• Financial info: List price $77,600

Exterior

• Home design: Spec home, Plan 93751Located at 9380 103rd St #172, Jacksonville, FL 32210
• Exterior features: Living area of 1,056

Interior

• Bedrooms: 3 bedrooms
• Heating & cooling: Electric heatingCentral air conditioning
• Interior features: 2 total bathrooms

Listing history 50 events

1. 2026-09-23
   days on market $65,900 Active 133 DOM
2. 2026-09-22
   days on market $65,900 Active 132 DOM
3. 2026-09-21
   days on market $65,900 Active 131 DOM
4. 2026-09-19
   days on market $65,900 Active 129 DOM
5. 2026-09-18
   days on market $65,900 Active 128 DOM
6. 2026-09-17
   days on market $65,900 Active 127 DOM
7. 2026-09-16
   days on market $65,900 Active 126 DOM
8. 2026-09-15
   days on market $65,900 Active 125 DOM
9. 2026-09-14
   days on market $65,900 Active 124 DOM
10. 2026-09-13
    days on market $65,900 Active 123 DOM
11. 2026-09-12
    days on market $65,900 Active 122 DOM
12. 2026-09-11
    days on market $65,900 Active 121 DOM
13. 2026-09-05
    days on market $65,900 Active 115 DOM
14. 2026-09-04
    days on market $65,900 Active 114 DOM
15. 2026-08-31
    days on market $65,900 Active 110 DOM
16. 2026-08-29
    days on market $65,900 Active 108 DOM
17. 2026-08-28
    days on market $65,900 Active 107 DOM
18. 2026-08-27
    days on market $65,900 Active 106 DOM
19. 2026-08-25
    days on market $65,900 Active 104 DOM
20. 2026-08-24
    days on market $65,900 Active 103 DOM
21. 2026-08-23
    days on market $65,900 Active 102 DOM
22. 2026-08-22
    days on market $65,900 Active 101 DOM
23. 2026-08-21
    days on market $65,900 Active 100 DOM
24. 2026-08-20
    days on market $65,900 Active 99 DOM
25. 2026-08-19
    days on market $65,900 Active 98 DOM
26. 2026-08-18
    days on market $65,900 Active 97 DOM
27. 2026-08-17
    days on market $65,900 Active 96 DOM
28. 2026-08-16
    days on market $65,900 Active 95 DOM
29. 2026-08-15
    days on market $65,900 Active 94 DOM
30. 2026-08-14
    days on market $65,900 Active 93 DOM
31. 2026-08-13
    days on market $65,900 Active 92 DOM
32. 2026-08-12
    days on market $65,900 Active 91 DOM
33. 2026-08-11
    days on market $65,900 Active 90 DOM
34. 2026-08-10
    days on market $65,900 Active 89 DOM
35. 2026-08-09
    days on market $65,900 Active 88 DOM
36. 2026-08-08
    days on market $65,900 Active 87 DOM
37. 2026-08-07
    days on market $65,900 Active 86 DOM
38. 2026-08-06
    days on market $65,900 Active 85 DOM
39. 2026-08-05
    days on market $65,900 Active 84 DOM
40. 2026-08-04
    days on market $65,900 Active 83 DOM
41. 2026-08-03
    days on market $65,900 Active 82 DOM
42. 2026-07-31
    days on market $65,900 Active 79 DOM
43. 2026-07-30
    days on market $65,900 Active 78 DOM
44. 2026-07-30
    days on market $65,900 Active 77 DOM
45. 2026-07-28
    days on market $65,900 Active 76 DOM
46. 2026-07-24
    days on market $65,900 Active 72 DOM
47. 2026-07-23
    days on market $65,900 Active 71 DOM
48. 2026-07-22
    days on market $65,900 Active 70 DOM
49. 2026-07-21
    pricedays on market $65,900 Active 69 DOM
50. 2026-07-18
    days on market $78,100 Active 66 DOM

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

Taxation est. · year 1

• Rental income: $14,712
• − Mortgage interest: −$3,691
• − Property taxes: −$988
• − Insurance: −$330
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$1,917
• Taxable income: $5,432
• Est. tax owed @ 24.0%: −$1,304
• After-tax cash flow: $4,854/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 · 5 photos

Good 80/100 None rehab

This brand new 3-bedroom, 2-bathroom home is move-in ready with modern finishes and a clean, well-maintained appearance. Potential buyers and renters will appreciate the fresh paint, smart home devices, and potential for outdoor living space.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Install smart home devices — Smart home devices can increase convenience and appeal to potential buyers/renters. ↑
• Both Add decorative elements to bathrooms — Decorative elements can make bathrooms more inviting and appealing to potential buyers/renters. ↑
• Both Upgrade countertops in kitchen — Upgrading countertops can add value and appeal to potential buyers/renters. ↑
• Both Add a small outdoor patio or deck — An outdoor space can increase the home's appeal and functionality for both buyers and renters. ↑

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 Joseph Stilwell Middle School F FL #448/571 Nat'l #8,317/14,009 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

Property features AI

Finance

• Financial info: List price $77,600

Exterior

• Home design: Spec home, Plan 93751Located at 9380 103rd St #172, Jacksonville, FL 32210
• Exterior features: Living area of 1,056

Interior

• Bedrooms: 3 bedrooms
• Heating & cooling: Electric heatingCentral air conditioning
• Interior features: 2 total bathrooms