10460 Gailwood Cir E · Jacksonville, FL 32218

$95,000

2 bd · 1.0 ba · 660 sqft · SingleFamily public records · 18 Days on market

Built 1953 Est $127k · 25% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this charming home in the heart of the Highlands! Concrete block home with new paint, new carpet, new kitchen, new bathroom, new tile in bathroom, new central heating and air, and new front door. Large fenced backyard, with a new wood deck.

Key facts

• Spacious lot
• Shopping
• Dining

Tags

• SPACIOUS LOT
• MAJOR HIGHWAYS
• SHOPPING
• DINING

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Other parking
• Utilities: Public sewer; Sewer connected; Water available
• Home design: Single family residence; One story; Entry level: 1; Faces east; Currently used as multi-family
• Construction: Block construction; Shingle roof
• Exterior features: Back yard fencing; Chain link fencing; Additional fencing; Shed(s); Few trees on the lot; City street frontage; Asphalt road surface

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Open floor plan
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 soft (-0.4%/yr); 733 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $657 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $72k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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: 1.48% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.25%
• DSCR: 1.90
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $127,380
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10471 Keuka Dr	0.11mi	2/1.0	672 (+2%)	8mo	$70,000	$104	85
10481 Pinehurst Dr	0.18mi	2/1.0	672 (+2%)	11mo	$145,000	$216	80
10528 Wooster Dr	0.08mi	2/1.0	750 (+14%)	1mo	$145,000	$193	73
10635 Briarcliff Rd E	0.31mi	2/1.0	672 (+2%)	22mo	$82,000	$122	64

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: 9.0%
• Equity multiple: 1.34×
• Total profit: $9,101
• Equity at exit: $14,165

10-year hold

• IRR: 15.5%
• Equity multiple: 2.09×
• Total profit: $28,911
• Equity at exit: $8,214

Cash invested: $26,600 (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 32218

• Home prices YoY: -25.7%
• Rents YoY: -0.4%
• Active inventory: 733
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$498
• Tax from tax record: −$125 /mo · $1,497/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $449

Break-even live

Break-even rent $839

Max offer price $95,000

Occupancy floor 63%

Sensitivity live

Price	-10% $503	-5% $476	+0% $449	+5% $422	+10% $395
Rent	-10% $338	-5% $393	+0% $449	+5% $505	+10% $560
Rate	-1.0pp $497	-0.5pp $473	base $449	+0.5pp $424	+1.0pp $399

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1333 Dunn Ave Jacksonville, FL	2.0	1.0	576	$1,185	$2.06	3d	16	0.29mi
1601 Dunn Ave Jacksonville, FL	1.0–3.0	1.0–2.0	852	$1,282	$1.50	4d	12	0.37mi
11011 Harts Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1052	$1,385	$1.32	3d	23	0.95mi
10535 Lem Turner Rd Jacksonville, FL	1.0–4.0	1.0–2.0	1012	$1,279	$1.26	4d	40	1.33mi
2445 Dunn Ave Jacksonville, FL	1.0–3.0	1.0–2.0	850	$1,496	$1.76	3d	11	1.37mi
1000 Island Point Dr Jacksonville, FL	1.0–3.0	1.0–2.0	949	$1,376	$1.45	3d	9	1.44mi

Listing history 12 events

1. 2026-06-21
   days on market $95,000 Active 18 DOM
2. 2026-06-18
   days on market $95,000 Active 15 DOM
3. 2026-06-17
   days on market $95,000 Active 14 DOM
4. 2026-06-16
   days on market $95,000 Active 13 DOM
5. 2026-06-15
   days on market $95,000 Active 12 DOM
6. 2026-06-13
   days on market $95,000 Active 10 DOM
7. 2026-06-13
   days on market $95,000 Active 9 DOM
8. 2026-06-10
   days on market $95,000 Active 6 DOM
9. 2026-06-08
   days on market $95,000 Active 5 DOM
10. 2026-06-07
    days on market $95,000 Active 4 DOM
11. 2026-06-05
    remarks 529-char remark
12. 2026-06-05
    listed $95,000 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: $1,497 · $125/mo
• Projected year-2 tax: $1,497 · $125/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: $16,884
• − Mortgage interest: −$5,321
• − Property taxes: −$1,497
• − Insurance: −$475
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$2,764
• Taxable income: $4,125
• Est. tax owed @ 24.0%: −$990
• After-tax cash flow: $4,397/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): 72,905
• Household income: $69,638
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 2289.0

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 0.64)
• Race & ethnicity: Black 48% White 35% Hispanic / Latino 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 1% 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: ▼ -90.73%
• Current HPI: 262.2329
• Rent YoY: ▼ -0.40%
• 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

+251.9% since first listed

15 events — show timeline

• 2026-05-29 Listed $95,000 realMLS
• 2007-08-28 Sold (Public Records) $72,000 Public Records
• 2007-05-30 Listing Removed — realMLS
• 2007-03-23 Listed $79,900 realMLS
• 2007-01-09 Sold (Public Records) $55,000 Public Records
• 2006-12-21 Listing Removed — realMLS
• 2006-12-15 Sold (MLS) $46,000 realMLS
• 2006-10-03 Listed $47,500 realMLS
• 2003-11-24 Sold (Public Records) $69,900 Public Records
• 2002-09-19 Sold (Public Records) $34,200 Public Records
• 2002-09-13 Sold (MLS) $34,200 realMLS
• 2002-03-29 Listed $41,500 realMLS
• 2000-11-21 Sold (Public Records) $40,000 Public Records
• 1992-11-20 Sold (Public Records) $31,500 Public Records
• 1987-03-01 Sold (Public Records) $27,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,497 · +25.6% YoY. Source: county tax records.