7915 103rd St #501 · Jacksonville, FL 32210

$29,400

2 bd · 1.0 ba · 832 sqft · Manufactured · 194 Days on market

Built 2025 Est $43k · 32% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

* THIS IS A RESALE LISTING * This welcoming, well-maintained 1 bedroom, 1 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a picnic area / pavilion / grill, a clubhouse, and a playground, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Picnic area
• Clubhouse
• Playground

Tags

• PICNIC AREA
• CLUBHOUSE
• PLAYGROUND

Property features AI

Finance

• Financial info: List price $29,400

Exterior

• Utilities: Electric heating and central air
• Home design: Condominium (unit at 7915 103rd St #501, Jacksonville, FL 32210); Spec inventory, plan 92423; Active listing

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Living area approximately 832

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $29k.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 36.3% 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: Gregory Drive Elementary School (math 26% / reading 23%, grade F, #2,037 of 2,144 statewide, top 96%, 530 students, 76% FRL); Charger Academy (math 33% / reading 26%, grade F, #469 of 571 statewide, top 84%, 961 students, 71% FRL); Westside High School (math 26% / reading 19%, grade F, #539 of 667 statewide, top 81%, 1,583 students, 63% FRL) — zoned schools average 70% FRL vs 49% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 46% district-wide (-20 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.1%/yr); 441 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $203 of loan paydown is wiped out by about $882 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 + 2.1% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Recommended offer $25,872 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 4.04% ✓
• Cap rate: 36.31%
• Cash-on-cash: 107.21%
• DSCR: 5.77
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $43,264
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8252 Buttercup St	0.46mi	2/2.0	924 (+11%)	2mo	$48,000	$52	55

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 · 2.11% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.99×
• Total profit: $41,042
• Equity at exit: $4,384

10-year hold

• IRR: —
• Equity multiple: 12.16×
• Total profit: $91,877
• Equity at exit: $2,542

Cash invested: $8,232 (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 32210

• Rents YoY: 2.1%
• Active inventory: 441
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,188 high
• Mortgage (P&I): −$154
• Tax est. 1.5%: −$37 /mo · $441/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $735

Break-even live

Break-even rent $257

Max offer price $29,400

Occupancy floor 33%

Sensitivity live

Price	-10% $756	-5% $746	+0% $735	+5% $725	+10% $715
Rent	-10% $642	-5% $689	+0% $735	+5% $782	+10% $829
Rate	-1.0pp $750	-0.5pp $743	base $735	+0.5pp $728	+1.0pp $720

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: $7,350
• Closing costs: $882
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5150 Playpen Dr Jacksonville, FL	2.0–3.0	2.0	1137	$1,200	$1.05	0d	2	0.07mi
5224 Westchase Ct #3 Jacksonville, FL	2.0	1.0	776	$896	$1.15	22d	1	0.24mi
5144 Westchase Ct Unit 1 Jacksonville, FL	2.0	1.0	750	$800	$1.07	25d	1	0.24mi
5136 Westchase Ct Unit 2 Jacksonville, FL	2.0	1.0	729	$950	$1.30	25d	1	0.25mi
5324 Westchase Ct Jacksonville, FL	2.0	1.0	729	$995	$1.36	6d	1	0.25mi
8050 103rd St Jacksonville, FL	1.0–3.0	1.0–2.0	1025	$1,250	$1.22	3d	11	0.25mi
5332 Westchase Ct Unit 1 Jacksonville, FL	2.0	1.0	900	$1,450	$1.61	16d	1	0.25mi
5120 Westchase Ct #1 Jacksonville, FL	2.0	1.5	729	$945	$1.30	25d	1	0.25mi
5018 Westchase Ct Unit 3 Jacksonville, FL	2.0	1.0	729	$995	$1.36	25d	1	0.27mi
5147 Westchase Ct Apt 1 Jacksonville, FL	2.0	1.0	729	$950	$1.30	25d	1	0.29mi
5327 Westchase Ct Unit 2 Jacksonville, FL	2.0	1.0	728	$1,150	$1.58	16d	1	0.29mi
5035 Westchase Ct Apt 2 Jacksonville, FL	2.0	1.0	800	$1,195	$1.49	9d	1	0.29mi
5128 Indian Lakes Ct Jacksonville, FL	2.0	2.0	926	$995	$1.07	14d	1	0.32mi
5143 Indian Lakes Ct Jacksonville, FL	2.0	2.0	926	$995	$1.07	0d	1	0.36mi
5143 Indian Lakes Ct Jacksonville, FL	2.0	2.0	920	$995	$1.08	14d	1	0.36mi
5122 Ricker Rd Unit 2 Jacksonville, FL	2.0	2.0	926	$995	$1.07	25d	1	0.40mi
7607 Indian Lakes Dr #1 Jacksonville, FL	2.0	2.0	926	$986	$1.06	18d	1	0.41mi
7978 Renault Dr Jacksonville, FL	3.0	2.0	1080	$1,850	$1.71	25d	1	0.47mi
5521 Ricker Rd Jacksonville, FL	1.0–2.0	1.0	700	$1,200	$1.71	0d	16	0.52mi
5770 Brannon Ave Unit 2 Jacksonville, FL	2.0	2.0	800	$1,095	$1.37	9d	1	0.65mi
4448 Jade Dr E Jacksonville, FL	3.0	1.5	1048	$1,329	$1.27	5d	1	0.82mi
4463 Melvin Cir W Jacksonville, FL	3.0	1.0	782	$1,780	$2.28	23d	1	0.88mi
5937 Camaro Dr W Jacksonville, FL	3.0	1.5	1052	$1,595	$1.52	25d	1	0.93mi
7262 Kivler Dr Jacksonville, FL	3.0	1.0	759	$1,499	$1.97	25d	1	0.93mi
7656 Mailes Ct Unit 202 Jacksonville, FL	2.0	2.0	1040	$1,225	$1.18	25d	1	0.98mi
7650 Mailes Ct #101 Jacksonville, FL	2.0	2.0	1051	$1,200	$1.14	25d	1	0.99mi
7632 Mailes Ct Jacksonville, FL	2.0	2.0	1040	$1,290	$1.24	9d	1	1.00mi
7655 Mailes Ct Jacksonville, FL	2.0	2.0	1040	$1,365	$1.31	9d	1	1.01mi
7655 Mailes Ct Jacksonville, FL	2.0	2.0	1040	$1,365	$1.31	6d	2	1.01mi
7619 Mailes Ct Jacksonville, FL	2.0	2.0	1040	$1,365	$1.31	6d	1	1.04mi
5928 Firestone Rd Jacksonville, FL	1.0–3.0	1.0–2.0	969	$1,325	$1.37	0d	12	1.05mi
5816 Sonora Dr W Jacksonville, FL	3.0	1.0	975	$1,580	$1.62	19d	1	1.17mi
8368 Geoffrey Ct Jacksonville, FL	3.0	1.5	1104	$1,730	$1.57	25d	1	1.18mi
6418 Ricker Rd Jacksonville, FL	2.0	1.0	732	$1,150	$1.57	5d	1	1.24mi
3670 Kirkpatrick Cir Unit 14 Jacksonville, FL	2.0	2.0	1118	$1,350	$1.21	19d	1	1.31mi
3680 Kirkpatrick Cir Jacksonville, FL	2.0	2.0	1029	$1,222	$1.19	13d	2	1.32mi
3680 Kirkpatrick Cir Jacksonville, FL	2.0	2.0	1118	$1,245	$1.11	25d	1	1.32mi
3680 Kirkpatrick Cir Unit 16-13 Jacksonville, FL	2.0	2.0	940	$1,195	$1.27	25d	1	1.32mi
6870 103rd St Jacksonville, FL	1.0–2.0	1.0–1.5	825	$1,075	$1.30	5d	14	1.36mi
3631 Kirkpatrick Cir Jacksonville, FL	2.0–3.0	2.0	1137	$1,250	$1.10	9d	2	1.38mi

Taxation est. · year 1

• Rental income: $14,258
• − Mortgage interest: −$1,647
• − Property taxes: −$441
• − Insurance: −$147
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$855
• Taxable income: $8,887
• Est. tax owed @ 24.0%: −$2,133
• After-tax cash flow: $6,693/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): 65,729
• Household income: $61,050
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 3605.0

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 0.65)
• Race & ethnicity: White 43% Black 38% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Hispanic 2% Italian 1%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 7% French/Haitian/Cajun 2% 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: ▼ -314.81%
• Current HPI: 281.2688
• Rent YoY: ▲ 2.11%
• 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