10749 Waterfield Rd · Jacksonville, FL 32210

$224,990

3 bd · 2.5 ba · 1,429 sqft · Townhouse · 15 Days on market

Built 2026 Poor condition 3,827 sqft lot $138/mo HOA · 8% of rent

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Why this score? — see what drove the D- 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 +11.3/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.3/10.0
• Rent growth +3.0/5.0
• 1% rule +2.8/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The charming porch entry of the two-story Crescent plan leads into an airy kitchen with a center island and walk-in pantry, perfect for home chefs and entertaining guests. A dining area is just steps away, seamlessly connecting to a welcoming great room that completes the open-concept layout. Upstairs, you'll find three generously sized bedrooms, including an impressive owner's suite featuring a large walk-in closet and a private bath with dual vanities. A conveniently located laundry area adds everyday ease. With thoughtful design and modern finishes, the Crescent offers both comfort and style.

Key facts

• Airy kitchen
• Dining area
• Porch entry

Tags

• PORCH ENTRY
• AIRY KITCHEN
• CENTER ISLAND
• WALK-IN PANTRY
• DINING AREA
• GREAT ROOM

Property features AI

Finance

• Other: Lot approximately 0.09 acres (about 356 m²); Asphalt road access; PUD zoning
• Financial info: Total annual fees listed as $1,660
• HOA & community: Has HOA (association name: X); Quarterly association fee ($415); Monthly equivalent HOA amount listed as $138.33; Community mailbox; Pets allowed

Exterior

• Parking: Attached garage with garage door opener (1-car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Sewer connected; Water connected
• Home design: Townhouse; Residential property; Under construction (projected completion June 22, 2026); Two levels; North-facing
• Construction: New construction; Shingle roof; Slab foundation; Built by WJHFL LLC (model: CRESCENT)
• Exterior features: Patio; Porch; Other exterior features

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Disposal; Gas water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Open floorplan; Living room/dining room combo; Solid surface counters; Thermostat; Walk-in closet(s); Smoke detector(s)
• Laundry & utility: Dedicated laundry room

🏗️ New construction. The $224,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $234,356.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $225k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (18.7% below list).
• Recommended offer: $183k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.9% 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: Westview K-8 (math 38% / reading 29%, grade F, #1,758 of 2,144 statewide, top 83%, 1,222 students, 63% FRL); Joseph Stilwell Middle School (math 31% / reading 33%, grade F, #448 of 571 statewide, top 79%, 612 students, 68% FRL); Edward H. White High School (math 31% / reading 25%, grade F, #464 of 667 statewide, top 70%, 1,538 students, 64% FRL) — zoned schools average 65% FRL vs 49% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 46% district-wide (-14 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); 441 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 36% of the median local income ($61k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($222k) 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.

Recommended offer $183,003 (18.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $234,356
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10698 Waterfield Rd	0.06mi	3/2.5	1,432 (+0%)	2mo	$224,990	$157	95
10700 Waterfield Rd	0.06mi	3/2.5	1,432 (+0%)	2mo	$222,000	$155	95
10702 Waterfield Rd	0.06mi	3/2.5	1,432 (+0%)	2mo	$235,000	$164	95
10692 Waterfield Rd	0.07mi	3/2.5	1,429 (0%)	2mo	$215,000	$150	95
5433 Arrow Ln	0.14mi	3/2.5	1,395 (-2%)	0mo	$224,490	$161	89
5429 Arrow Ln	0.13mi	3/2.5	1,395 (-2%)	2mo	$235,990	$169	88
5447 Arrow Ln	0.18mi	3/2.5	1,395 (-2%)	2mo	$235,990	$169	86
5548 Arrow Ln	0.19mi	3/2.5	1,395 (-2%)	2mo	$236,490	$170	86
5534 Arrow Ln	0.19mi	3/2.5	1,395 (-2%)	2mo	$235,490	$169	85
5510 Arrow Ln	0.19mi	3/2.5	1,395 (-2%)	3mo	$235,490	$169	85
5435 Arrow Ln	0.14mi	2/2.5 (-1)	1,395 (-2%)	2mo	$223,990	$161	83
5445 Arrow Ln	0.16mi	2/2.5 (-1)	1,395 (-2%)	2mo	$223,490	$160	82

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: -19.8%
• Equity multiple: 0.31×
• Total profit: $-45,069
• Equity at exit: $34,943

10-year hold

• IRR: -14.6%
• Equity multiple: 0.19×
• Total profit: $-52,908
• Equity at exit: $20,263

Cash invested: $65,620 (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 32210

• Rents YoY: 2.1%
• Active inventory: 441
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,830 high
• Mortgage (P&I): −$1,229
• Tax from tax record: −$67 /mo · $798/yr
• Insurance: −$98
• HOA: −$138
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-85

Break-even live

Break-even rent $1,938

Max offer price $219,262

Occupancy floor 100%

Sensitivity live

Price	-10% $47	-5% $-19	+0% $-85	+5% $-152	+10% $-218
Rent	-10% $-230	-5% $-158	+0% $-85	+5% $-13	+10% $59
Rate	-1.0pp $33	-0.5pp $-26	base $-85	+0.5pp $-146	+1.0pp $-208

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: $58,589
• Closing costs: $7,031
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10628 Waterfield Rd Jacksonville, FL	3.0	2.5	1429	$1,900	$1.33	25d	1	0.15mi
4910 Samaritan Way Jacksonville, FL	1.0–2.0	1.0–2.0	966	$1,758	$1.82	4d	16	0.28mi
10281 Magnolia Hills Dr Jacksonville, FL	3.0	2.0	1564	$1,900	$1.21	25d	1	0.50mi
9956 Somerset Grove Ln Jacksonville, FL	3.0	2.0	1168	$1,675	$1.43	25d	1	1.03mi
5437 Tellaro Ln Unit 1 Jacksonville, FL	3.0	2.5	1395	$1,795	$1.29	22d	1	1.05mi
5216 Brighton Park Ln Jacksonville, FL	3.0	2.5	1472	$1,795	$1.22	12d	1	1.09mi
5138 Sawmill Point Way Jacksonville, FL	3.0	2.5	1780	$1,820	$1.02	25d	1	1.17mi
5229 Walkers Ridge Dr Jacksonville, FL	3.0	2.5	1497	$1,795	$1.20	25d	1	1.23mi
9732 Chirping Way Jacksonville, FL	3.0	2.0	1410	$1,800	$1.28	5d	1	1.33mi
6560 Sandlers Preserve Dr Jacksonville, FL	3.0	2.0	1824	$2,095	$1.15	9d	1	1.47mi
9541 103rd St Jacksonville, FL	1.0–3.0	1.0–2.0	1040	$1,668	$1.60	3d	21	1.50mi

HOA detail

• Monthly dues: $138 · $1,656/yr

Listing history 2 events

1. 2026-05-15
   listed $224,990 Active 602-char remark

   Show marketing remark (602 chars)

   The charming porch entry of the two-story Crescent plan leads into an airy kitchen with a center island and walk-in pantry, perfect for home chefs and entertaining guests. A dining area is just steps away, seamlessly connecting to a welcoming great room that completes the open-concept layout. Upstairs, you'll find three generously sized bedrooms, including an impressive owner's suite featuring a large walk-in closet and a private bath with dual vanities. A conveniently located laundry area adds everyday ease. With thoughtful design and modern finishes, the Crescent offers both comfort and style.

2. 2026-05-15
   listed $224,990 Active

   Show marketing remark (602 chars)

   The charming porch entry of the two-story Crescent plan leads into an airy kitchen with a center island and walk-in pantry, perfect for home chefs and entertaining guests. A dining area is just steps away, seamlessly connecting to a welcoming great room that completes the open-concept layout. Upstairs, you'll find three generously sized bedrooms, including an impressive owner's suite featuring a large walk-in closet and a private bath with dual vanities. A conveniently located laundry area adds everyday ease. With thoughtful design and modern finishes, the Crescent offers both comfort and style.

ⓘ 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: $798 · $67/mo
• Projected year-2 tax: $1,867 · $156/mo
• Expected delta: +$1,069/yr (+$89/mo · 133.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,960
• − Mortgage interest: −$13,128
• − Property taxes: −$798
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − HOA: −$1,656
• − Depreciation: −$6,818
• Taxable loss: −$5,125
• Est. tax savings @ 24.0%: +$1,230
• After-tax cash flow: $205/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 · 3 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including major work on the exterior siding and landscaping. Significant improvements are needed to increase its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both landscaping — Aesthetic improvement and increased curb appeal
• Both exterior siding — Structural improvement and increased curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both landscaping — Aesthetic improvement and increased curb appeal ↑
• Both exterior siding — Structural improvement and increased curb appeal ↑

ⓘ 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): 65,729
• Household income: $61,050
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 3605.0

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 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%

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

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

+0.0% since first listed

2 events — show timeline

• 2026-05-15 Listed $224,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-15 Listed $224,990 realMLS

Property tax history

-0.7%/yr

Latest (2025): $798 · -0.7% YoY. Source: county tax records.