8029 Chateau Dr S · Jacksonville, FL 32221

$104,900

3 bd · 2.0 ba · 1,346 sqft · SingleFamily public records · 1 Days on market

Built 1958 8,515 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Great find! 3-bed, 2-bath block home with 1,346 sq ft of living space on a 0.20-acre lot! Enjoy a private in-ground pool with a resurfaced deck and gazebo, perfect for entertaining. Built in 1958, this home features a den, a fairly updated kitchen, double-pane windows, tile & wood flooring throughout, and a master bath with a Jacuzzi tub. Recent updates include a 200-amp panel, newer fence, 2-year-old HVAC, and 4-year-old metal roof. Requires some remodeling to make it move-in ready. With great bones and a prime outdoor setup, this property is ready to shine!

Key facts

• 8,515 sq ft lot
• Parking
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 15.3% 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 (+2.1%/yr); 217 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); 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 $725 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 + 2.1% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $50k; list at $105k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $104,900

Questions for the listing agent

1. Built in 1958 — 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: 1.78% ✓
• Cap rate: 15.35%
• Cash-on-cash: 32.33%
• DSCR: 2.44
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $219,398
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7947 Chateau Dr	0.08mi	3/2.0	1,500 (+11%)	5mo	$220,000	$147	73
8323 Grampell Dr	0.39mi	3/2.0	1,302 (-3%)	8mo	$264,000	$203	69
8411 Grampell Dr	0.51mi	3/2.0	1,430 (+6%)	3mo	$269,000	$188	64
1515 W Pointer Dr W	0.53mi	3/2.0	1,449 (+8%)	2mo	$275,000	$190	61
7687 Spring Branch Ct	0.60mi	3/2.0	1,281 (-5%)	6mo	$274,000	$214	59
1507 Brittany Ct	0.47mi	3/2.0	1,470 (+9%)	6mo	$255,000	$173	58
2212 Fouraker Rd	0.75mi	3/1.5	1,363 (+1%)	8mo	$110,000	$81	54
7943 Lorient Dr	0.71mi	4/2.0 (+1)	1,374 (+2%)	8mo	$216,000	$157	52
2141 Monteau Dr	0.74mi	4/2.0 (+1)	1,398 (+4%)	3mo	$190,000	$136	52
1929 Constant Dr	0.46mi	3/2.0	1,541 (+14%)	4mo	$212,000	$138	51
2103 Limoges Dr E	0.71mi	4/2.0 (+1)	1,495 (+11%)	2mo	$182,000	$122	42
7713 Lookout Point Dr	0.73mi	3/2.0	1,527 (+13%)	8mo	$249,500	$163	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 · 2.12% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 2.08×
• Total profit: $31,765
• Equity at exit: $15,641

10-year hold

• IRR: 33.5%
• Equity multiple: 3.93×
• Total profit: $85,957
• Equity at exit: $9,070

Cash invested: $29,372 (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 32221

• Home prices YoY: -19.2%
• Rents YoY: 2.1%
• Active inventory: 217
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,872 high
• Mortgage (P&I): −$550
• Tax from tax record: −$94 /mo · $1,122/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $791

Break-even live

Break-even rent $870

Max offer price $104,900

Occupancy floor 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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7810 Spring Branch Dr S Jacksonville, FL	3.0	2.0	1284	$1,960	$1.53	1d	1	0.42mi
8001 Ridgehill View Rd Jacksonville, FL	4.0	2.0	1526	$1,845	$1.21	10d	1	0.43mi
1512 Rebecca Dr Jacksonville, FL	3.0	2.0	1694	$1,895	$1.12	14d	1	0.46mi
1485 Fouraker Rd Jacksonville, FL	1.0–3.0	1.0–2.0	947	$1,965	$2.07	2d	55	0.46mi
1936 Constant Dr Jacksonville, FL	3.0	2.0	1124	$1,645	$1.46	23d	1	0.49mi
2002 Constant Dr Jacksonville, FL	3.0	1.0	1038	$1,580	$1.52	4d	1	0.52mi
7777 Normandy Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1040	$1,999	$1.92	3d	19	0.53mi
7963 Lemans Dr Jacksonville, FL	3.0	1.5	1068	$1,349	$1.26	23d	1	0.64mi
2050 Monteau Dr Jacksonville, FL	4.0	2.0	1178	$1,348	$1.14	16d	1	0.65mi
1484 Bloomingdale Rd Jacksonville, FL	3.0	2.0	1266	$1,899	$1.50	4d	1	0.70mi
2141 Monteau Dr Jacksonville, FL	4.0	2.0	1398	$1,600	$1.14	23d	1	0.78mi
2145 Bourget Dr Jacksonville, FL	4.0	2.0	1174	$1,595	$1.36	7d	1	0.79mi
8642 Hammond Forest Dr Jacksonville, FL	3.0	2.0	1773	$1,900	$1.07	17d	1	0.84mi
8642 Hammond Forest Dr Jacksonville, FL	3.0	2.0	1773	$1,900	$1.07	7d	1	0.84mi
2225 Corot Dr Jacksonville, FL	4.0	2.0	1330	$1,596	$1.20	14d	1	0.85mi
2248 Patou Dr Jacksonville, FL	4.0	1.0	1338	$1,625	$1.21	20d	1	0.86mi
8311 Santman Ct Jacksonville, FL	3.0	2.0	1268	$1,400	$1.10	23d	1	0.87mi
1116 Palisades Dr Jacksonville, FL	3.0	2.0	1161	$1,550	$1.34	3d	1	1.02mi
2419 Winterwood Cir E Jacksonville, FL	3.0	2.0	1530	$1,715	$1.12	20d	1	1.05mi
2433 Justin Rd E Jacksonville, FL	3.0	2.0	1540	$1,745	$1.13	14d	1	1.08mi
8054 Graff Ln Jacksonville, FL	3.0	2.0	1117	$1,699	$1.52	1d	1	1.08mi
2444 Justin Rd E Jacksonville, FL	3.0	2.0	1124	$1,393	$1.24	23d	1	1.10mi
8267 Pear Rd Jacksonville, FL	3.0	2.0	1120	$1,550	$1.38	23d	1	1.12mi
8240 Pear Rd Jacksonville, FL	3.0	2.0	1182	$1,595	$1.35	10d	1	1.12mi
8697 Elmo Ln Jacksonville, FL	4.0	2.5	1500	$1,975	$1.32	23d	1	1.15mi
2505 Lourdes Dr W Jacksonville, FL	3.0	2.0	1300	$1,850	$1.42	23d	1	1.15mi
7178 Conant Ave Jacksonville, FL	2.0	1.0	996	$1,000	$1.00	17d	1	1.23mi
7705 Peace Ln Jacksonville, FL	3.0	2.0	1849	$2,100	$1.14	4d	1	1.27mi
8255 Yolanda Ct Jacksonville, FL	4.0	2.0	1658	$1,595	$0.96	23d	1	1.29mi
7147 Eudine Dr N Jacksonville, FL	3.0	2.0	1456	$1,585	$1.09	23d	1	1.33mi
8252 Yolanda Ct Jacksonville, FL	3.0	2.0	1306	$1,789	$1.37	3d	1	1.33mi
2584 Spring Lake Rd Jacksonville, FL	4.0	2.0	1298	$2,300	$1.77	4d	1	1.34mi
7188 Koleda Dr Jacksonville, FL	4.0	2.0	1473	$1,327	$0.90	3d	1	1.34mi
9101 Normandy Blvd Jacksonville, FL	2.0–3.0	1.0–2.0	994	$1,629	$1.64	3d	1	1.34mi
7233 Eudine Dr S Jacksonville, FL	3.0	1.5	884	$1,345	$1.52	4d	1	1.36mi
7152 Koleda Dr Jacksonville, FL	4.0	1.0	1110	$1,300	$1.17	14d	1	1.37mi
7152 Koleda Dr Jacksonville, FL	3.0	1.0	1110	$1,300	$1.17	3d	1	1.37mi
2234 Firestone Rd Jacksonville, FL	4.0	2.0	1110	$2,000	$1.80	14d	1	1.39mi
7076 Queen of Hearts Ct Jacksonville, FL	3.0	2.0	1131	$1,500	$1.33	14d	1	1.41mi
2512 Sadler Trace Way Jacksonville, FL	3.0	2.5	1404	$1,750	$1.25	23d	1	1.42mi

Listing history 7 events

1. 2025-12-30
   status Pending
2. 2025-12-29
   listed $104,900 Active
3. 2025-01-06
   price $125,000 569-char remark

   Show marketing remark (569 chars)

   Great find! 3-bed, 2-bath block home with 1,346 sq ft of living space on a 0.20-acre lot! Enjoy a private in-ground pool with a resurfaced deck and gazebo, perfect for entertaining. Built in 1958, this home features a den, a fairly updated kitchen, double-pane windows, tile & wood flooring throughout, and a master bath with a Jacuzzi tub. Recent updates include a 200-amp panel, newer fence, 2-year-old HVAC, and 4-year-old metal roof. Requires some remodeling to make it move-in ready. With great bones and a prime outdoor setup, this property is ready to shine!

4. 2025-01-06
   historical 569-char remark

   Show marketing remark (569 chars)

   Great find! 3-bed, 2-bath block home with 1,346 sq ft of living space on a 0.20-acre lot! Enjoy a private in-ground pool with a resurfaced deck and gazebo, perfect for entertaining. Built in 1958, this home features a den, a fairly updated kitchen, double-pane windows, tile & wood flooring throughout, and a master bath with a Jacuzzi tub. Recent updates include a 200-amp panel, newer fence, 2-year-old HVAC, and 4-year-old metal roof. Requires some remodeling to make it move-in ready. With great bones and a prime outdoor setup, this property is ready to shine!

5. 2024-11-21
   listed $199,000 Active 569-char remark

   Show marketing remark (569 chars)

   Great find! 3-bed, 2-bath block home with 1,346 sq ft of living space on a 0.20-acre lot! Enjoy a private in-ground pool with a resurfaced deck and gazebo, perfect for entertaining. Built in 1958, this home features a den, a fairly updated kitchen, double-pane windows, tile & wood flooring throughout, and a master bath with a Jacuzzi tub. Recent updates include a 200-amp panel, newer fence, 2-year-old HVAC, and 4-year-old metal roof. Requires some remodeling to make it move-in ready. With great bones and a prime outdoor setup, this property is ready to shine!

6. 1998-06-09
   soldstatus $49,600
7. 1993-08-10
   soldstatus $52,500

ⓘ 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: $1,122 · $94/mo
• Projected year-2 tax: $1,122 · $94/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 3/10 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: $22,461
• − Mortgage interest: −$5,876
• − Property taxes: −$1,122
• − Insurance: −$524
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$3,052
• Taxable income: $8,293
• Est. tax owed @ 24.0%: −$1,990
• After-tax cash flow: $7,506/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): 32,833
• Household income: $82,969
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 516.0

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 48% Black 33% Hispanic / Latino 9% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Italian 3% Slovak 2% Hispanic 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 2% Vietnamese 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: ▼ -62.74%
• Current HPI: 263.7591
• Rent YoY: ▲ 2.12%
• 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

+99.8% since first listed

7 events — show timeline

• 2025-12-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-29 Listed $104,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-06 Price Changed $125,000 realMLS
• 2025-01-06 Listing Removed — realMLS
• 2024-11-21 Listed $199,000 realMLS
• 1998-06-09 Sold (Public Records) $49,600 Public Records
• 1993-08-10 Sold (Public Records) $52,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,122 · +21.9% YoY. Source: county tax records.