5627 Belafonte Dr · Jacksonville, FL 32209

$120,000

3 bd · 1.0 ba · 782 sqft · SingleFamily public records · 21 Days on market

Built 1955 7,405 sqft lot Est $124k · at est.

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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 +20.8/30.0
• ARV discount +9.1/15.0
• DSCR +6.6/10.0
• 1% rule +5.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property offered for sale AS-IS. Located at 5627 Belafonte Dr, this home presents an investment opportunity in an established neighborhood with convenient access to major roadways, shopping, and employment centers. Features a functional layout and strong potential for rental or resale. Buyer to verify all & complete their own due diligence.

Key facts

• Convenient access
• Desirable location
• 7,405 sq ft lot

Tags

• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS
• DESIRABLE LOCATION

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking
• Utilities: Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; Used for residential purposes
• Exterior features: Lot size approximately 0.17 acres; No private pool

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric range

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• Market conditions: Rents rising (+1.8%/yr); 399 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• At $1,227/mo this rent would consume 48% of the median local household income ($31k/yr) (locally 2921% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 21 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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: 1.02% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $124,338
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5612 Belafonte Dr	0.04mi	3/1.0	818 (+5%)	5mo	$130,000	$159	86
3114 Breve Dr	0.16mi	3/2.0	782 (0%)	3mo	$145,900	$187	86
5740 Brait Ave #5	0.10mi	3/1.0	782 (0%)	12mo	$103,000	$132	85
5607 Poitier Dr	0.24mi	3/1.0	782 (0%)	13mo	$176,800	$226	78
2726 Eventide Dr	0.41mi	2/1.0 (-1)	782 (0%)	7mo	$70,000	$90	70
2603 Sunny Acres Dr N	0.48mi	3/1.0	854 (+9%)	4mo	$105,000	$123	59
2736 Lippia Rd	0.55mi	3/1.0	856 (+10%)	0mo	$62,500	$73	58
3057 Brasque Dr	0.16mi	3/1.0	854 (+9%)	23mo	$159,000	$186	58
4105 Katanga Dr N	0.71mi	3/1.0	874 (+12%)	1mo	$122,500	$140	46
5545 Silverdale Ave	0.56mi	3/1.0	890 (+14%)	12mo	$150,000	$169	40
6272 Pettiford Dr	0.62mi	3/1.0	861 (+10%)	20mo	$135,000	$157	37
4158 Lockhart Dr	0.70mi	3/1.0	888 (+14%)	12mo	$145,000	$163	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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-10,339
• Equity at exit: $17,892

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,218
• Equity at exit: $10,375

Cash invested: $33,600 (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 32209

• Home prices YoY: -22.1%
• Rents YoY: 1.8%
• Active inventory: 399
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,227 high
• Mortgage (P&I): −$629
• Tax from tax record: −$124 /mo · $1,492/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $166

Break-even live

Break-even rent $1,017

Max offer price $120,000

Occupancy floor 81%

Sensitivity live

Price	-10% $234	-5% $200	+0% $166	+5% $132	+10% $98
Rent	-10% $69	-5% $117	+0% $166	+5% $214	+10% $263
Rate	-1.0pp $226	-0.5pp $196	base $166	+0.5pp $135	+1.0pp $103

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5355 New Kings Rd Unit 21 Jacksonville, FL	2.0	1.0	700	$800	$1.14	5d	1	0.43mi
2904 Lippia Rd Jacksonville, FL	4.0	1.0	964	$1,400	$1.45	24d	1	0.43mi
5355 New Kings Rd Unit 10 Jacksonville, FL	2.0	1.0	528	$775	$1.47	24d	1	0.50mi
5428 Bunche Dr Jacksonville, FL	3.0	1.0	900	$1,600	$1.78	24d	1	0.54mi
4294 Katanga Dr N Jacksonville, FL	3.0	1.0	864	$1,450	$1.68	24d	1	0.54mi
4144 Katanga Dr N Jacksonville, FL	3.0	1.0	1114	$1,095	$0.98	24d	1	0.63mi
5326 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,200	$1.33	24d	1	0.69mi
5217 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,250	$1.39	8d	1	0.72mi
5531 Agra Ct Jacksonville, FL	3.0	1.0	988	$1,295	$1.31	15d	1	0.77mi
6601 Cleveland Rd Jacksonville, FL	3.0	1.0	896	$1,400	$1.56	24d	1	0.85mi
2661 W 25th St Jacksonville, FL	4.0	2.0	1031	$1,350	$1.31	24d	1	0.89mi
5035 Campenella Dr Jacksonville, FL	3.0	1.0	875	$1,095	$1.25	24d	1	0.91mi
4236 Homer Rd N Jacksonville, FL	3.0	1.0	888	$1,250	$1.41	12d	1	1.00mi
2540 W 25th St Jacksonville, FL	3.0	1.5	854	$1,295	$1.52	15d	1	1.02mi
2268 W 44th St Jacksonville, FL	3.0	2.0	1077	$1,440	$1.34	5d	1	1.03mi
2221 W 39th St Jacksonville, FL	2.0	1.0	675	$800	$1.19	24d	1	1.08mi
5306 Paris Ave Jacksonville, FL	3.0	1.0	944	$1,150	$1.22	24d	1	1.11mi
3997 Leonnie Rd Unit 1 Jacksonville, FL	2.0	1.0	840	$950	$1.13	8d	1	1.12mi
4211 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$995	$1.18	24d	1	1.12mi
2171 W 40th St Jacksonville, FL	2.0	1.0	700	$950	$1.36	24d	1	1.14mi
4253 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$975	$1.16	24d	1	1.16mi
3516 Penton St Jacksonville, FL	3.0	1.0	1000	$1,350	$1.35	24d	1	1.18mi
6114 Strawflower Pl Jacksonville, FL	3.0	1.0	1030	$1,200	$1.17	24d	1	1.19mi
2185 Benedict Rd Unit 2187 Jacksonville, FL	2.0	1.0	630	$995	$1.58	11d	1	1.21mi
2185 Benedict Rd Jacksonville, FL	2.0	1.0	630	$995	$1.58	24d	1	1.21mi
5141 Shenandoah Ave Jacksonville, FL	1.0–3.0	1.0–2.0	950	$1,200	$1.26	3d	4	1.21mi
2627 Wylene St Jacksonville, FL	2.0	2.0	594	$1,400	$2.36	24d	1	1.22mi
4177 Lorenzo Ct Unit 4 Jacksonville, FL	2.0	1.0	840	$945	$1.12	3d	1	1.23mi
6705 Gaspar Cir E Jacksonville, FL	3.0	1.5	1116	$1,254	$1.12	18d	1	1.26mi
4543 Moncrief Rd W Jacksonville, FL	2.0	1.0	950	$1,075	$1.13	8d	1	1.26mi
2050 W 40th St Jacksonville, FL	3.0	1.0	1010	$1,350	$1.34	17d	1	1.29mi
2092 Benedict Rd Jacksonville, FL	3.0	1.0	816	$1,095	$1.34	24d	1	1.29mi
6718 Gaspar Cir W Jacksonville, FL	3.0	2.0	1068	$1,305	$1.22	24d	1	1.33mi
3138 W 15th St Jacksonville, FL	2.0	1.0	734	$1,150	$1.57	8d	1	1.34mi
3138 W 15th St Jacksonville, FL	2.0	1.0	734	$1,150	$1.57	24d	1	1.34mi
5236 Wabash Blvd Jacksonville, FL	2.0	1.0	712	$999	$1.40	21d	1	1.35mi
4440 Ken Knight Dr N Jacksonville, FL	2.0	1.0	716	$650	$0.91	15d	1	1.41mi
1959 W 45th St Jacksonville, FL	2.0	1.0	895	$1,245	$1.39	15d	1	1.44mi
4655 Ken Knight Dr N Jacksonville, FL	2.0	1.0	646	$600	$0.93	24d	1	1.44mi
2854 Wickwire St Jacksonville, FL	2.0	1.0	948	$1,300	$1.37	5d	1	1.44mi

Listing history 15 events

1. 2026-06-21
   days on market $120,000 Active 21 DOM
2. 2026-06-18
   days on market $120,000 Active 18 DOM
3. 2026-06-17
   days on market $120,000 Active 17 DOM
4. 2026-06-16
   days on market $120,000 Active 16 DOM
5. 2026-06-15
   days on market $120,000 Active 15 DOM
6. 2026-06-13
   days on market $120,000 Active 13 DOM
7. 2026-06-13
   days on market $120,000 Active 12 DOM
8. 2026-06-10
   days on market $120,000 Active 9 DOM
9. 2026-06-08
   days on market $120,000 Active 8 DOM
10. 2026-06-07
    days on market $120,000 Active 7 DOM
11. 2026-06-05
    days on market $120,000 Active 4 DOM
12. 2026-06-03
    days on market $120,000 Active 3 DOM
13. 2026-06-02
    days on market $120,000 Active 2 DOM
14. 2026-06-01
    remarks 699-char remark
15. 2026-06-01
    listed $120,000 Active 1 DOM

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,492 · $124/mo
• Projected year-2 tax: $1,492 · $124/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,724
• − Mortgage interest: −$6,722
• − Property taxes: −$1,492
• − Insurance: −$600
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,491
• Taxable income: $64
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $1,973/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: 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): 34,657
• Household income: $30,514
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2921.0

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: Predominantly Black (88%)
• Race & ethnicity: Black 88% White 5% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -53.92%
• Current HPI: 189.5977
• Rent YoY: ▲ 1.81%
• 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

+10334.8% since first listed

10 events — show timeline

• 2026-05-29 Listed $120,000 realMLS
• 2026-05-08 Listing Removed — realMLS
• 2026-02-21 Relisted — realMLS
• 2025-12-20 Listing Removed — realMLS
• 2025-12-17 Listed $120,000 realMLS
• 2024-11-13 Rental Removed $1,300 APPFOLIO
• 2024-09-17 Price Changed $1,300 APPFOLIO
• 2024-08-07 Listed for Rent $1,200 APPFOLIO
• 2023-12-19 Rental Removed $1,150 APPFOLIO
• 2023-12-02 Listed for Rent $1,150 APPFOLIO

Property tax history

+7.1%/yr

Latest (2025): $1,492 · +12.1% YoY. Source: county tax records.