8112 Devoe St · Jacksonville, FL 32220

$190,000

2 bd · 1.0 ba · 1,038 sqft · SingleFamily public records · 74 Days on market

Built 1953 7,840 sqft lot Est $200k · 5% 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 +17.7/30.0
• ARV discount +9.8/15.0
• DSCR +5.5/10.0
• Livability +4.2/5.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement! Charming 2-bedroom, 1-bath home perfect as a starter property or investment opportunity. Features include an upgraded bathroom, newer roof (2020), AC (2018), and updated windows (2024). Enjoy convenient access to shopping, restaurants, and major expressways. Don't miss this opportunity—schedule your showing today!

Key facts

• Replaced roof
• Major updates
• Installed a/c system

Tags

• NEWLY RENOVATED
• CONVENIENTLY LOCATED
• MAJOR UPDATES
• REPLACED ROOF
• INSTALLED A/C SYSTEM
• REPLACED ELECTRIC WATER HEATER

Property features AI

Finance

• HOA & community: Sidewalks; Not a senior community

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One story; Residential use
• Construction: Shingle roof
• Exterior features: Covered front porch; Chain link fence; Corner lot; City street frontage; Asphalt road surface

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (10.6% below list).
• Recommended offer: $170k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Thomas Jefferson Elementary (math 60% / reading 55%, grade C+, #764 of 2,144 statewide, top 36%, 446 students, 57% FRL); Charger Academy (math 33% / reading 26%, grade F, #469 of 571 statewide, top 84%, 961 students, 71% FRL); Edward H. White High School (math 31% / reading 25%, grade F, #464 of 667 statewide, top 70%, 1,538 students, 64% FRL).
• Market conditions: 112 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 74 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $37k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $190k implies a 100% gain — meaningful room to come down on a strong offer.

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 $169,942 (10.6% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 0.89% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $200,334
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
461 Hammond Blvd	0.22mi	3/2.0 (+1)	1,032 (-1%)	2mo	$199,000	$193	78
8146 Hammond Blvd	0.25mi	2/1.0	1,116 (+8%)	4mo	$170,000	$152	73
989 E Frost St	0.53mi	2/2.0	1,054 (+2%)	8mo	$239,000	$227	62
7637 Hammond Blvd	0.64mi	3/1.0 (+1)	1,028 (-1%)	2mo	$215,000	$209	62
761 Trambley Dr E	0.52mi	3/2.0 (+1)	1,070 (+3%)	8mo	$125,000	$117	55
8427 Perryman Ln N	0.42mi	3/2.0 (+1)	1,092 (+5%)	15mo	$215,000	$197	50
357 McCargo St S	0.28mi	3/3.0 (+1)	1,152 (+11%)	12mo	$218,000	$189	46
7639 Hillside Dr	0.66mi	3/1.5 (+1)	1,026 (-1%)	18mo	$230,000	$224	45
107 Devoe St	0.71mi	3/2.0 (+1)	1,190 (+15%)	6mo	$210,000	$176	28
7622 Hammond Blvd	0.64mi	3/2.0 (+1)	1,156 (+11%)	19mo	$220,000	$190	26
7779 W Beaver St	0.67mi	3/1.0 (+1)	1,160 (+12%)	22mo	$205,000	$177	26
8452 Perkins Ct	0.64mi	3/2.0 (+1)	1,146 (+10%)	23mo	$275,000	$240	24

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.60×
• Total profit: $-21,119
• Equity at exit: $28,330

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-6,078
• Equity at exit: $16,428

Cash invested: $53,200 (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 32220

• Home prices YoY: -18.1%
• Active inventory: 112
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$996
• Tax from tax record: −$114 /mo · $1,373/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $153

Break-even live

Break-even rent $1,506

Max offer price $190,000

Occupancy floor 86%

Sensitivity live

Price	-10% $260	-5% $206	+0% $153	+5% $99	+10% $45
Rent	-10% $18	-5% $85	+0% $153	+5% $220	+10% $287
Rate	-1.0pp $248	-0.5pp $201	base $153	+0.5pp $103	+1.0pp $53

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7847 Mariner St Jacksonville, FL	3.0	2.0	1209	$1,599	$1.32	25d	1	0.39mi
7841 Mariner St Jacksonville, FL	3.0	2.0	1209	$1,625	$1.34	19d	1	0.40mi
8054 Graff Ln Jacksonville, FL	3.0	2.0	1117	$1,699	$1.52	3d	1	0.72mi
8640 Rockland Dr Jacksonville, FL	1.0	1.0	1100	$2,000	$1.82	25d	1	0.77mi
863 Westgate Dr Jacksonville, FL	3.0	2.0	1287	$1,800	$1.40	19d	1	0.85mi
909 Westgate Dr Jacksonville, FL	3.0	1.5	1051	$1,595	$1.52	6d	1	0.90mi
1116 Palisades Dr Jacksonville, FL	3.0	2.0	1161	$1,550	$1.34	4d	1	0.98mi
8311 Santman Ct Jacksonville, FL	3.0	2.0	1268	$1,400	$1.10	25d	1	1.00mi
8331 Old Plank Rd Jacksonville, FL	3.0	2.0	1080	$1,595	$1.48	19d	1	1.02mi
7777 Normandy Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1040	$1,610	$1.55	5d	19	1.37mi
7010 Arques Rd Jacksonville, FL	3.0	1.0	1428	$1,595	$1.12	15d	1	1.38mi
7010 Arques Rd Jacksonville, FL	3.0	1.0	1428	$1,595	$1.12	13d	1	1.38mi
1485 Fouraker Rd Jacksonville, FL	1.0–3.0	1.0–2.0	947	$1,682	$1.78	4d	55	1.39mi
1484 Bloomingdale Rd Jacksonville, FL	3.0	2.0	1266	$1,899	$1.50	6d	1	1.46mi

Listing history 12 events

1. 2026-05-16
   price $190,000
2. 2026-05-06
   price $198,000
3. 2026-04-15
   price $220,000
4. 2026-03-14
   listed $227,000 Active
5. 2026-01-15
   soldstatus $95,000
6. 2026-01-07
   soldstatus $95,000 Closed 340-char remark

   Show marketing remark (340 chars)

   Price Improvement! Charming 2-bedroom, 1-bath home perfect as a starter property or investment opportunity. Features include an upgraded bathroom, newer roof (2020), AC (2018), and updated windows (2024). Enjoy convenient access to shopping, restaurants, and major expressways. Don't miss this opportunity—schedule your showing today!

7. 2025-12-15
   status Pending 340-char remark

   Show marketing remark (340 chars)

   Price Improvement! Charming 2-bedroom, 1-bath home perfect as a starter property or investment opportunity. Features include an upgraded bathroom, newer roof (2020), AC (2018), and updated windows (2024). Enjoy convenient access to shopping, restaurants, and major expressways. Don't miss this opportunity—schedule your showing today!

8. 2025-12-02
   price $140,000 340-char remark

   Show marketing remark (340 chars)

   Price Improvement! Charming 2-bedroom, 1-bath home perfect as a starter property or investment opportunity. Features include an upgraded bathroom, newer roof (2020), AC (2018), and updated windows (2024). Enjoy convenient access to shopping, restaurants, and major expressways. Don't miss this opportunity—schedule your showing today!

9. 2025-11-14
   price $150,000 340-char remark

   Show marketing remark (340 chars)

   Price Improvement! Charming 2-bedroom, 1-bath home perfect as a starter property or investment opportunity. Features include an upgraded bathroom, newer roof (2020), AC (2018), and updated windows (2024). Enjoy convenient access to shopping, restaurants, and major expressways. Don't miss this opportunity—schedule your showing today!

10. 2025-09-22
    price $155,000 340-char remark

    Show marketing remark (340 chars)

    Price Improvement! Charming 2-bedroom, 1-bath home perfect as a starter property or investment opportunity. Features include an upgraded bathroom, newer roof (2020), AC (2018), and updated windows (2024). Enjoy convenient access to shopping, restaurants, and major expressways. Don't miss this opportunity—schedule your showing today!

11. 2025-08-12
    price $165,000 340-char remark

    Show marketing remark (340 chars)

    Price Improvement! Charming 2-bedroom, 1-bath home perfect as a starter property or investment opportunity. Features include an upgraded bathroom, newer roof (2020), AC (2018), and updated windows (2024). Enjoy convenient access to shopping, restaurants, and major expressways. Don't miss this opportunity—schedule your showing today!

12. 2025-08-01
    listed $175,000 Active 340-char remark

    Show marketing remark (340 chars)

    Price Improvement! Charming 2-bedroom, 1-bath home perfect as a starter property or investment opportunity. Features include an upgraded bathroom, newer roof (2020), AC (2018), and updated windows (2024). Enjoy convenient access to shopping, restaurants, and major expressways. Don't miss this opportunity—schedule your showing today!

ⓘ 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: $1,373 · $114/mo
• Projected year-2 tax: $1,577 · $131/mo
• Expected delta: +$204/yr (+$17/mo · 14.9%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,393
• − Mortgage interest: −$10,643
• − Property taxes: −$1,373
• − Insurance: −$950
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$5,527
• Taxable loss: −$1,363
• Est. tax savings @ 24.0%: +$327
• After-tax cash flow: $2,158/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): 12,298
• Household income: $81,792
• Rent vs Own: 13.7% rent · 86.3% own
• Severe rent burden: 177.0

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 0.58)
• Race & ethnicity: White 61% Black 19% Hispanic / Latino 11% Two or more races 11% Asian 5%
• Hispanic origin (detail): Cuban 7%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 8% · Canada
• Languages at home: 95% English-only · Spanish 4% Arabic 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: ▼ -64.90%
• Current HPI: 293.7943
• Rent YoY: —
• 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

+8.6% since first listed

12 events — show timeline

• 2026-05-16 Price Changed $190,000 realMLS
• 2026-05-06 Price Changed $198,000 realMLS
• 2026-04-15 Price Changed $220,000 realMLS
• 2026-03-14 Listed $227,000 realMLS
• 2026-01-15 Sold (Public Records) $95,000 Public Records
• 2026-01-07 Sold (MLS) $95,000 realMLS
• 2025-12-15 Pending — realMLS
• 2025-12-02 Price Changed $140,000 realMLS
• 2025-11-14 Price Changed $150,000 realMLS
• 2025-09-22 Price Changed $155,000 realMLS
• 2025-08-12 Price Changed $165,000 realMLS
• 2025-08-01 Listed $175,000 realMLS

Property tax history

+11.0%/yr

Latest (2025): $1,373 · +16.8% YoY. Source: county tax records.