8456 Boysenberry Ln W · Jacksonville, FL 32244

$209,000

3 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 59 Days on market

Built 1983 0.32 ac lot Est $287k · 27% under ↓ 8% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• Livability +4.2/5.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• DSCR +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Sleeping Beauty! Tiled floors, stone fireplace, spacious and private rear yard. This house has unlimited potential, don't wait come see this rare opportunity today. Sold As-Is. Seller/Agent makes no representations / warranties expressed or implied as to condition of property.

Key facts

• Tiled floors
• Private rear yard
• Stone fireplace

Tags

• TILED FLOORS
• STONE FIREPLACE
• PRIVATE REAR YARD

Property features AI

Finance

• Financial info: Tax information provided (amount and year excluded per instructions)
• HOA & community: Not a senior community

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer; Electricity available
• Home design: Single family residence; Entry level is 1; Faces east
• Construction: Construction details not specified
• Exterior features: Private pool: No; Other detached structures on the property

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has cooling (type not specified)
• Interior features: Fireplace (1)
• Laundry & utility: Unfurnished (no built-in laundry information provided)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $-73 ($-880/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (10.8% below list).
• Recommended offer: $186k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Market conditions: Rents rising (+2.2%/yr); 349 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 ($62k/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 $1k of loan paydown is wiped out by about $6k 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 59 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,423 (10.8% 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. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $287,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7353 Boysenberry Ct	0.10mi	3/2.0	1,446 (-5%)	1mo	$299,000	$207	86
7345 Amandas Crossing Dr S	0.49mi	3/2.0	1,526 (-0%)	1mo	$265,000	$174	76
7318 Amandas Crossing Dr S	0.47mi	3/2.0	1,526 (-0%)	3mo	$279,000	$183	76
7150 Fire Fly Dr	0.55mi	3/2.0	1,567 (+3%)	2mo	$285,000	$182	68
8623 Bishopswood Dr	0.36mi	3/2.0	1,408 (-8%)	2mo	$315,000	$224	68
7440 Sweet Rose Ln	0.54mi	3/2.0	1,442 (-6%)	1mo	$260,000	$180	64
8149 Coralberry Ln	0.67mi	3/2.0	1,464 (-4%)	1mo	$275,000	$188	61
8335 Fire Fly Ln	0.51mi	3/2.0	1,395 (-9%)	1mo	$288,990	$207	61
7193 Eagles Perch Dr	0.49mi	3/2.0	1,710 (+12%)	1mo	$272,000	$159	56
8305 Coralberry Ln	0.60mi	3/2.0	1,350 (-12%)	2mo	$299,000	$221	51
8330 Pepperwood Dr	0.61mi	3/2.0	1,302 (-15%)	1mo	$285,900	$220	46
6830 Candyroot Ct	0.59mi	4/2.0 (+1)	1,705 (+12%)	3mo	$296,000	$174	46

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 · 2.25% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.32×
• Total profit: $-39,843
• Equity at exit: $31,163

10-year hold

• IRR: -14.1%
• Equity multiple: 0.21×
• Total profit: $-45,984
• Equity at exit: $18,071

Cash invested: $58,520 (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 32244

• Home prices YoY: -17.8%
• Rents YoY: 2.2%
• Active inventory: 349
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$363 /mo · $4,356/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-73

Break-even live

Break-even rent $1,957

Max offer price $196,047

Occupancy floor 99%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8407 Rampart Rd Jacksonville, FL	3.0	2.0	1412	$1,885	$1.33	23d	1	0.17mi
8327 Argyle Corners Ct Jacksonville, FL	3.0	2.0	1257	$1,820	$1.45	3d	1	0.29mi
8418 Bottlebrush Ct Jacksonville, FL	4.0	2.0	1430	$1,930	$1.35	23d	1	0.30mi
7270 Argyle Corners Dr Jacksonville, FL	3.0	2.0	1136	$1,595	$1.40	14d	1	0.30mi
7091 Beechfern Ln S Jacksonville, FL	3.0	2.0	1360	$1,699	$1.25	16d	1	0.36mi
8341 Fire Fly Ln Jacksonville, FL	3.0	2.5	1676	$1,695	$1.01	23d	1	0.47mi
8341 Fire Fly Ln Jacksonville, FL	3.0	2.5	1676	$1,695	$1.01	4d	1	0.47mi
6828 Coralberry Ln S Jacksonville, FL	2.0	2.0	1108	$1,600	$1.44	7d	1	0.53mi
6828 Coralberry Ln S Jacksonville, FL	2.0	2.0	1100	$1,600	$1.45	14d	1	0.53mi
7974 Amandas Crossing Dr E Jacksonville, FL	3.0	2.0	1300	$1,790	$1.38	23d	1	0.55mi
8236 Weybridge Dr Jacksonville, FL	3.0	2.0	1506	$1,908	$1.27	20d	1	0.68mi
8340 Westover Ct Jacksonville, FL	3.0	2.0	1161	$1,800	$1.55	23d	1	0.70mi
6970 Tree Frog Ct Jacksonville, FL	3.0	2.0	1282	$1,725	$1.35	23d	1	0.73mi
8150 Loch Lomond Ln Unit NA Jacksonville, FL	3.0	2.0	1700	$2,000	$1.18	10d	1	0.73mi
7548 Allspice Cir S Jacksonville, FL	3.0	2.0	1260	$1,759	$1.40	7d	1	0.74mi
7835 Longhorn Cir E Jacksonville, FL	3.0	2.0	1218	$1,955	$1.61	4d	1	0.77mi
8176 Kilwinning Ln Jacksonville, FL	3.0	2.0	1519	$2,185	$1.44	14d	1	0.79mi
6931 Cane Grass Ln E Jacksonville, FL	3.0	2.0	2100	$2,300	$1.10	4d	1	0.81mi
8064 Honeysuckle Ln Jacksonville, FL	3.0	2.0	1279	$1,955	$1.53	1d	1	0.89mi
8562 Sturbridge Cir W Jacksonville, FL	2.0	2.5	1408	$1,620	$1.15	4d	1	0.91mi
8550 Sturbridge Cir W Jacksonville, FL	2.0	1.5	1206	$1,500	$1.24	7d	1	0.91mi
7760 Allspice Cir W Jacksonville, FL	3.0	2.0	1288	$1,800	$1.40	23d	1	0.93mi
8529 Sturbridge Cir W Jacksonville, FL	2.0	2.5	1264	$1,550	$1.23	23d	1	0.94mi
7559 Ginger Tea Trl W Jacksonville, FL	3.0	2.0	1437	$1,695	$1.18	17d	1	1.08mi
7740 Plantation Bay Dr Jacksonville, FL	1.0–3.0	1.0–2.0	927	$1,776	$1.92	3d	17	1.10mi
7940 Collins Bay Ct Jacksonville, FL	3.0	2.0	1554	$2,025	$1.30	20d	1	1.11mi
8550 Argyle Business Loop Jacksonville, FL	3.0	2.5	1486	$1,735	$1.17	16d	3	1.12mi
8550 Argyle Business Loop Jacksonville, FL	2.0–3.0	2.5–3.0	1331	$1,675	$1.26	2d	2	1.12mi
8550 Argyle Business Loop Jacksonville, FL	3.0	2.5	1486	$1,675	$1.13	14d	1	1.16mi
8106 Byrd Landing Ct Jacksonville, FL	4.0	2.5	1889	$2,315	$1.23	4d	1	1.20mi
6500 Lake Gray Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	972	$1,819	$1.87	1d	9	1.20mi
8321 Crosswind Rd Jacksonville, FL	3.0	2.0	1274	$1,750	$1.37	21d	1	1.23mi
8500 Argyle Business Loop Jacksonville, FL	1.0–3.0	1.0–2.0	921	$1,475	$1.60	23d	1	1.25mi
7811 Invermere Blvd N Jacksonville, FL	4.0	2.0	1831	$1,990	$1.09	20d	1	1.29mi
312 Turtle Dove Dr Orange Park, FL	4.0	2.0	1288	$1,950	$1.51	14d	1	1.37mi
7377 Benes Trl Jacksonville, FL	4.0	2.0	1861	$2,250	$1.21	23d	1	1.38mi
7565 Westland Oaks Dr Jacksonville, FL	3.0	2.0	1317	$2,000	$1.52	14d	1	1.39mi
8077 Cumberland Gap Trl Jacksonville, FL	3.0	2.5	1307	$1,750	$1.34	23d	1	1.39mi
2020 Wells Rd Orange Park, FL	1.0–3.0	1.0–2.0	1167	$1,595	$1.37	21d	8	1.40mi
8131 Cumberland Gap Trl Jacksonville, FL	3.0	2.0	1298	$1,624	$1.25	14d	1	1.41mi

Listing history 15 events

1. 2026-06-18
   days on market $209,000 Active 59 DOM
2. 2026-06-17
   days on market $209,000 Active 58 DOM
3. 2026-06-16
   days on market $209,000 Active 57 DOM
4. 2026-06-15
   days on market $209,000 Active 56 DOM
5. 2026-06-13
   days on market $209,000 Active 53 DOM
6. 2026-06-10
   days on market $209,000 Active 50 DOM
7. 2026-06-08
   days on market $209,000 Active 49 DOM
8. 2026-06-07
   days on market $209,000 Active 48 DOM
9. 2026-06-05
   pricedays on market $209,000 Active 45 DOM
10. 2026-06-03
    days on market $220,000 Active 44 DOM
11. 2026-06-02
    days on market $220,000 Active 43 DOM
12. 2026-06-01
    days on market $220,000 Active 42 DOM
13. 2026-05-31
    days on market $220,000 Active 41 DOM
14. 2026-05-02
    price $220,000
15. 2026-04-20
    listed $240,000 Active

ⓘ 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: $4,356 · $363/mo
• Projected year-2 tax: $4,356 · $363/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 8/10 Severe 7 d/yr ≥107°F today · 19 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,371
• − Mortgage interest: −$11,707
• − Property taxes: −$4,356
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$6,080
• Taxable loss: −$4,396
• Est. tax savings @ 24.0%: +$1,055
• After-tax cash flow: $175/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): 63,592
• Household income: $62,204
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 2799.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 39% Black 35% Hispanic / Latino 15% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Romanian 1%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 9% Tagalog/Filipino 3% French/Haitian/Cajun 2%

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: ▼ -64.22%
• Current HPI: 296.5375
• Rent YoY: ▲ 2.25%
• 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

-8.3% since first listed

2 events — show timeline

• 2026-05-02 Price Changed $220,000 realMLS
• 2026-04-20 Listed $240,000 realMLS

Property tax history

+13.9%/yr

Latest (2025): $4,356 · +10.6% YoY. Source: county tax records.