1023 Brandywine St · Jacksonville, FL 32208

$105,500

2 bd · 1.0 ba · 932 sqft · SingleFamily public records · 251 Days on market

Built 1944 7,405 sqft lot Est $114k · 7% under

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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 +25.1/30.0
• ARV discount +10.7/15.0
• DSCR +8.2/10.0
• 1% rule +6.8/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Starter home or investment property with tenant in place! Rented through June 2015 at $600/Month. Fenced Yard with Garage. Property sold ''As Is.''

Key facts

• Remodeled bathroom
• Strong rental market
• Turnkey opportunity

Tags

• REMODELED BATHROOM
• UPDATED KITCHEN COUNTERTOPS
• WASHER AND DRYER HOOKUPS
• STRONG RENTAL MARKET
• TURNKEY OPPORTUNITY

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Additional parking
• Utilities: Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence
• Exterior features: Approximately 0.17-acre lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $93k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Zoned schools: Grasp Academy (math 18% / reading 14%, grade F, #2,130 of 2,144 statewide, top 99%, 271 students, 52% FRL); Joseph Stilwell Middle School (math 31% / reading 33%, grade F, #448 of 571 statewide, top 79%, 612 students, 68% FRL); Jean Ribault High School (math 22% / reading 25%, grade F, #533 of 667 statewide, top 80%, 1,385 students, 71% FRL).
• Zoned-school proficiency averages 24% at this address vs 46% district-wide (-22 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.4%/yr); 294 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $729 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.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $25k; list at $106k implies a 322% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.18% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $113,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1012 Brandywine St	0.03mi	3/1.0 (+1)	945 (+1%)	6mo	$115,000	$122	86
8053 Lexington Dr	0.25mi	3/1.0 (+1)	954 (+2%)	3mo	$85,000	$89	77
928 Brandywine St	0.10mi	3/1.0 (+1)	1,008 (+8%)	11mo	$120,000	$119	68
8004 Delaware Ave	0.14mi	3/1.0 (+1)	1,064 (+14%)	1mo	$60,000	$56	64
937 Stark St	0.10mi	2/1.0	800 (-14%)	10mo	$124,500	$156	64
825 Gates St	0.50mi	2/1.0	837 (-10%)	4mo	$134,000	$160	57
7632 Lueders Ave	0.40mi	3/1.0 (+1)	1,024 (+10%)	6mo	$144,000	$141	55
8135 Paul Jones Dr	0.32mi	3/2.0 (+1)	840 (-10%)	6mo	$176,000	$210	55
7848 Tory Pl N	0.46mi	2/1.0	1,047 (+12%)	7mo	$91,100	$87	52
8728 1st Ave	0.69mi	3/1.0 (+1)	972 (+4%)	9mo	$35,000	$36	48
815 Cornwallis Dr	0.45mi	3/1.0 (+1)	1,042 (+12%)	8mo	$85,000	$82	48
8608 2nd Ave	0.66mi	3/2.0 (+1)	1,045 (+12%)	4mo	$155,000	$148	37

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-5,784
• Equity at exit: $15,730

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $197
• Equity at exit: $9,122

Cash invested: $29,540 (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 32208

• Home prices YoY: -33.6%
• Rents YoY: -1.4%
• Active inventory: 294
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,247 high
• Mortgage (P&I): −$553
• Tax from tax record: −$154 /mo · $1,845/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $234

Break-even live

Break-even rent $951

Max offer price $105,500

Occupancy floor 76%

Sensitivity live

Price	-10% $294	-5% $264	+0% $234	+5% $205	+10% $175
Rent	-10% $136	-5% $185	+0% $234	+5% $284	+10% $333
Rate	-1.0pp $288	-0.5pp $261	base $234	+0.5pp $207	+1.0pp $179

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: $26,375
• Closing costs: $3,165
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Saratoga Blvd Jacksonville, FL	3.0	1.0	930	$1,250	$1.34	25d	1	0.21mi
8253 Lexington Dr Jacksonville, FL	3.0	1.0	910	$1,330	$1.46	25d	1	0.29mi
7927 Reid Ave Jacksonville, FL	3.0	1.0	1055	$1,500	$1.42	25d	1	0.39mi
7350 Linda Dr Jacksonville, FL	1.0	1.0	954	$795	$0.83	9d	1	0.57mi
8642 2nd Ave Jacksonville, FL	3.0	2.0	1074	$1,245	$1.16	3d	1	0.70mi
8617 3rd Ave Jacksonville, FL	3.0	1.0	1048	$1,200	$1.15	12d	1	0.70mi
1244 Ida St Apt 4 Jacksonville, FL	1.0	1.0	686	$900	$1.31	25d	1	0.72mi
8663 5th Ave Jacksonville, FL	2.0	1.0	720	$1,045	$1.45	25d	1	0.81mi
1000 Island Point Dr Jacksonville, FL	1.0–3.0	1.0–2.0	949	$1,376	$1.45	4d	9	0.83mi
800 Broward Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1028	$1,368	$1.33	3d	42	0.94mi
7210 Elwood Ave Jacksonville, FL	2.0	1.0	831	$995	$1.20	23d	1	0.97mi
7511 N Shore Dr Jacksonville, FL	2.0	1.0	1014	$1,350	$1.33	6d	1	0.98mi
9131 Jefferson Ave Jacksonville, FL	3.0	1.0	910	$1,350	$1.48	6d	1	1.05mi
9017 6th Ave Jacksonville, FL	2.0	1.0	1038	$1,098	$1.06	25d	1	1.08mi
346 W 68th St Jacksonville, FL	3.0	1.0	1114	$1,385	$1.24	6d	1	1.08mi
780 Island Point Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1164	$1,771	$1.52	5d	16	1.09mi
1975 Rugby Rd Jacksonville, FL	2.0	1.0	992	$1,100	$1.11	9d	1	1.11mi
7124 Lorain St Jacksonville, FL	3.0	1.0	864	$1,043	$1.21	5d	1	1.12mi
9050 7th Ave Jacksonville, FL	3.0	1.0	896	$1,485	$1.66	25d	1	1.16mi
961 Dorchester St Jacksonville, FL	2.0	1.0	884	$1,025	$1.16	5d	1	1.17mi
2312 Palmdale St Jacksonville, FL	3.0	2.0	972	$1,231	$1.27	25d	1	1.24mi
1567 Rutledge Ave Jacksonville, FL	3.0	2.0	1050	$1,113	$1.06	25d	1	1.25mi
535 W 59th St Jacksonville, FL	3.0	2.0	816	$1,395	$1.71	9d	1	1.29mi
1059 Glencarin St Jacksonville, FL	2.0	1.0	645	$897	$1.39	6d	1	1.30mi
851 Broxton St Unit 851 Jacksonville, FL	1.0	1.0	700	$875	$1.25	19d	1	1.40mi
385 Duray Ct Jacksonville, FL	3.0	1.0	932	$1,250	$1.34	22d	1	1.41mi
9248 9th Ave Jacksonville, FL	2.0	1.0	646	$995	$1.54	25d	1	1.41mi
1136 Maynard St Jacksonville, FL	2.0	1.0	919	$1,045	$1.14	25d	1	1.42mi
356 Duray Ct Jacksonville, FL	3.0	2.0	1070	$1,425	$1.33	16d	1	1.43mi
6460 Lanark Ave Jacksonville, FL	2.0	1.0	708	$1,095	$1.55	25d	1	1.47mi
1536 W 45th St Jacksonville, FL	2.0	1.0	800	$1,050	$1.31	25d	1	1.49mi

Listing history 21 events

1. 2026-05-31
   days on market $105,500 Active 251 DOM
2. 2026-03-13
   price $105,500
3. 2026-02-16
   status Active
4. 2026-01-30
   historical Active Under Contract
5. 2026-01-20
   status Active
6. 2026-01-07
   historical
7. 2025-12-18
   price $109,500
8. 2025-09-08
   listed $110,000 Active
9. 2018-10-30
   soldstatus $25,000 Sold
10. 2018-09-28
    status Pending
11. 2018-06-14
    price $62,900
12. 2018-06-12
    listed $64,500 Active
13. 2015-06-22
    soldstatus $21,088 Sold 150-char remark

    Show marketing remark (150 chars)

    Starter home or investment property with tenant in place! Rented through June 2015 at $600/Month. Fenced Yard with Garage. Property sold ''As Is.''

14. 2015-05-18
    status Pending 150-char remark

    Show marketing remark (150 chars)

    Starter home or investment property with tenant in place! Rented through June 2015 at $600/Month. Fenced Yard with Garage. Property sold ''As Is.''

15. 2015-05-13
    historical Active - Contingent 150-char remark

    Show marketing remark (150 chars)

    Starter home or investment property with tenant in place! Rented through June 2015 at $600/Month. Fenced Yard with Garage. Property sold ''As Is.''

16. 2015-04-13
    listed $24,500 Active 150-char remark

    Show marketing remark (150 chars)

    Starter home or investment property with tenant in place! Rented through June 2015 at $600/Month. Fenced Yard with Garage. Property sold ''As Is.''

17. 2009-05-13
    historical
18. 2009-05-08
    soldstatus $20,050
19. 2009-02-15
    listed $22,500
20. 2002-04-12
    soldstatus $35,000
21. 1980-10-01
    soldstatus $23,500

ⓘ 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: $1,845 · $154/mo
• Projected year-2 tax: $1,845 · $154/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 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: $14,969
• − Mortgage interest: −$5,910
• − Property taxes: −$1,845
• − Insurance: −$528
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$3,069
• Taxable income: $1,223
• Est. tax owed @ 24.0%: −$293
• After-tax cash flow: $2,520/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): 32,699
• Household income: $41,324
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1765.0

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 (77%)
• Race & ethnicity: Black 77% White 16% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -110.56%
• Current HPI: 217.9706
• Rent YoY: ▼ -1.36%
• 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

+348.9% since first listed

20 events — show timeline

• 2026-03-13 Price Changed $105,500 realMLS
• 2026-02-16 Relisted — realMLS
• 2026-01-30 Contingent — realMLS
• 2026-01-20 Relisted — realMLS
• 2026-01-07 Listing Removed — realMLS
• 2025-12-18 Price Changed $109,500 realMLS
• 2025-09-08 Listed $110,000 realMLS
• 2018-10-30 Sold (MLS) $25,000 realMLS
• 2018-09-28 Pending — realMLS
• 2018-06-14 Price Changed $62,900 realMLS
• 2018-06-12 Listed $64,500 realMLS
• 2015-06-22 Sold (MLS) $21,088 realMLS
• 2015-05-18 Pending — realMLS
• 2015-05-13 Contingent — realMLS
• 2015-04-13 Listed $24,500 realMLS
• 2009-05-13 Listing Removed — realMLS
• 2009-05-08 Sold (MLS) $20,050 realMLS
• 2009-02-15 Listed $22,500 realMLS
• 2002-04-12 Sold (Public Records) $35,000 Public Records
• 1980-10-01 Sold (Public Records) $23,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,845 · +17.5% YoY. Source: county tax records.