2483 Whispering Woods Blvd #3 · Jacksonville, FL 32246

$187,500

3 bd · 2.0 ba · 1,128 sqft · Townhouse public records · 44 Days on market

Built 1983 Est $236k · 20% 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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +4.3/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for investors looking to generate rental income. This 3-bedroom, 2-bath townhome in Whispering Woods offers no HOA fees, maximizing flexibility and return potential, along with a private fenced backyard for added tenant appeal. The home features fresh interior paint and durable vinyl plank flooring throughout the main living areas for low-maintenance living. The kitchen includes granite countertops, tile backsplash, updated cabinetry, and convenient indoor laundry. The primary bedroom offers two closets and a walk-in shower. A partially enclosed flex space off the living room provides versatility for a home office, gym, or additional living area. Major systems including the A/C and water heater were replaced in 2019. Additional features include a Ring doorbell, exterior camera, motion sensors, and a storage shed. Conveniently located near shopping, dining, and the beaches, this property offers strong rental appeal with no HOA restrictions.

Key facts

• Great location
• Updated kitchen
• Fresh interior paint

Tags

• GREAT LOCATION
• NO HOA RULES
• FRESH INTERIOR PAINT
• DURABLE VINYL PLANK FLOORING
• UPDATED KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Unfurnished unit; Residential use
• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public sewer; Sewer connected; Water connected
• Home design: Townhouse; Property is attached; Faces west; Entry level: 1
• Construction: Frame and stucco construction; Shingle roof
• Exterior features: Side porch; Fenced yard; Shed(s); Located on a dead-end street

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Living Room; One total room
• Laundry & utility: In-unit laundry with electric dryer hookup

🏷️ Possibly a rental listed for sale. The $187,500 price doesn't fit this home's estimated sale value (~$235,752) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $188k.

Deal economics

• At list price, monthly cash flow is $52 ($624/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 $174k (7.2% below list).
• Recommended offer: $174k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Brookview Elementary School (math 47% / reading 40%, grade F, #1,345 of 2,144 statewide, top 64%, 426 students, 70% FRL); Kernan Middle School (math 48% / reading 50%, grade C-, #265 of 571 statewide, top 48%, 1,136 students, 47% FRL); Sandalwood High School (math 53% / reading 46%, grade D, #179 of 667 statewide, top 29%, 2,771 students, 42% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents soft (-2.4%/yr); 213 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 44 days — a 3% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $173,940 (7.2% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
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: 0.93% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $235,752
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2411 Ironstone Dr W	0.31mi	3/2.0	1,199 (+6%)	2mo	$230,000	$192	74
10773 Ironstone Dr S #2	0.28mi	3/2.0	1,199 (+6%)	11mo	$192,500	$161	67
11754 White Horse Rd	0.40mi	2/2.0 (-1)	1,052 (-7%)	2mo	$230,000	$219	64
2375 Ironstone Dr E	0.37mi	2/2.0 (-1)	1,073 (-5%)	8mo	$235,000	$219	63
2381 Ironstone Dr E	0.36mi	3/2.0	1,199 (+6%)	12mo	$225,000	$188	63
2243 Ironstone Dr E	0.49mi	3/2.0	1,199 (+6%)	8mo	$220,000	$183	60
2485 Green Spring Dr	0.12mi	2/2.0 (-1)	1,033 (-8%)	18mo	$253,000	$245	60
11745 White Horse Rd	0.37mi	2/2.0 (-1)	1,052 (-7%)	18mo	$220,000	$209	51
10763 Ironstone Dr N	0.52mi	2/2.0 (-1)	1,073 (-5%)	21mo	$245,000	$228	45
2565 White Horse Rd E	0.45mi	3/2.0	1,277 (+13%)	18mo	$275,000	$215	42
11311 Estancia Villa Cir #1405	0.53mi	2/2.5 (-1)	1,287 (+14%)	8mo	$215,900	$168	38

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: -17.9%
• Equity multiple: 0.39×
• Total profit: $-32,125
• Equity at exit: $27,957

10-year hold

• IRR: -17.4%
• Equity multiple: 0.18×
• Total profit: $-43,235
• Equity at exit: $16,212

Cash invested: $52,500 (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 32246

• Rents YoY: -2.4%
• Active inventory: 213
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$983
• Tax from tax record: −$261 /mo · $3,129/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $52

Break-even live

Break-even rent $1,674

Max offer price $187,500

Occupancy floor 92%

Sensitivity live

Price	-10% $158	-5% $105	+0% $52	+5% $-1	+10% $-54
Rent	-10% $-85	-5% $-17	+0% $52	+5% $121	+10% $189
Rate	-1.0pp $146	-0.5pp $100	base $52	+0.5pp $3	+1.0pp $-46

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: $46,875
• Closing costs: $5,625
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2530 Whispering Woods Blvd #4 Jacksonville, FL	3.0	2.0	1152	$1,495	$1.30	25d	1	0.10mi
2530 Whispering Woods Blvd Jacksonville, FL	3.0	2.0	1152	$1,495	$1.30	19d	1	0.10mi
2368 Bitternut Way Jacksonville, FL	2.0	2.0	1073	$1,800	$1.68	21d	1	0.33mi
2360 Bitternut Way Jacksonville, FL	3.0	2.0	1199	$2,200	$1.83	25d	1	0.34mi
11486 Kimberly Forest Dr Jacksonville, FL	3.0	2.0	1312	$1,950	$1.49	25d	1	0.47mi
2472 Fernside Rd Jacksonville, FL	3.0	1.5	1054	$1,625	$1.54	25d	1	0.66mi
10930 Whitly Ct Jacksonville, FL	3.0	2.0	956	$1,750	$1.83	19d	1	0.66mi
2429 Seabury Pl N Jacksonville, FL	2.0	1.0	876	$1,350	$1.54	6d	1	0.73mi
11555 Beach Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	950	$2,274	$2.39	4d	9	0.87mi
10334 Bradley Rd Jacksonville, FL	3.0	2.0	1153	$1,980	$1.72	9d	1	0.91mi
2152 Glen Gardner Dr Jacksonville, FL	2.0	1.0	720	$1,400	$1.94	13d	1	0.99mi
1700 Mindanao Dr Jacksonville, FL	2.0	1.0	1075	$1,446	$1.35	3d	6	1.28mi
2847 Lantana Lakes Dr W Jacksonville, FL	3.0	2.0	1396	$2,195	$1.57	25d	1	1.41mi
11110 Atlantic Blvd Jacksonville, FL	2.0	2.0	925	$1,475	$1.59	4d	1	1.48mi
11110 Atlantic Blvd Jacksonville, FL	3.0	2.0	1100	$1,570	$1.43	5d	1	1.48mi
3451 Saland Way Jacksonville, FL	2.0–3.0	2.0	1070	$1,425	$1.33	14d	1	1.49mi

Listing history 35 events

1. 2026-06-21
   days on market $187,500 Active 44 DOM
2. 2026-06-18
   days on market $187,500 Active 41 DOM
3. 2026-06-17
   days on market $187,500 Active 40 DOM
4. 2026-06-16
   days on market $187,500 Active 39 DOM
5. 2026-06-15
   days on market $187,500 Active 38 DOM
6. 2026-06-13
   days on market $187,500 Active 35 DOM
7. 2026-06-10
   days on market $187,500 Active 32 DOM
8. 2026-06-08
   days on market $187,500 Active 31 DOM
9. 2026-06-07
   days on market $187,500 Active 30 DOM
10. 2026-06-05
    days on market $187,500 Active 27 DOM
11. 2026-06-03
    days on market $187,500 Active 26 DOM
12. 2026-06-02
    days on market $187,500 Active 25 DOM
13. 2026-06-01
    days on market $187,500 Active 24 DOM
14. 2026-05-31
    days on market $187,500 Active 23 DOM
15. 2026-05-08
    listed $190,000 Active
16. 2026-03-28
    historical 971-char remark

    Show marketing remark (971 chars)

    Great opportunity for investors looking to generate rental income. This 3-bedroom, 2-bath townhome in Whispering Woods offers no HOA fees, maximizing flexibility and return potential, along with a private fenced backyard for added tenant appeal. The home features fresh interior paint and durable vinyl plank flooring throughout the main living areas for low-maintenance living. The kitchen includes granite countertops, tile backsplash, updated cabinetry, and convenient indoor laundry. The primary bedroom offers two closets and a walk-in shower. A partially enclosed flex space off the living room provides versatility for a home office, gym, or additional living area. Major systems including the A/C and water heater were replaced in 2019. Additional features include a Ring doorbell, exterior camera, motion sensors, and a storage shed. Conveniently located near shopping, dining, and the beaches, this property offers strong rental appeal with no HOA restrictions.

17. 2025-12-11
    price $205,000 971-char remark

    Show marketing remark (971 chars)

    Great opportunity for investors looking to generate rental income. This 3-bedroom, 2-bath townhome in Whispering Woods offers no HOA fees, maximizing flexibility and return potential, along with a private fenced backyard for added tenant appeal. The home features fresh interior paint and durable vinyl plank flooring throughout the main living areas for low-maintenance living. The kitchen includes granite countertops, tile backsplash, updated cabinetry, and convenient indoor laundry. The primary bedroom offers two closets and a walk-in shower. A partially enclosed flex space off the living room provides versatility for a home office, gym, or additional living area. Major systems including the A/C and water heater were replaced in 2019. Additional features include a Ring doorbell, exterior camera, motion sensors, and a storage shed. Conveniently located near shopping, dining, and the beaches, this property offers strong rental appeal with no HOA restrictions.

18. 2025-11-23
    price $210,000 971-char remark

    Show marketing remark (971 chars)

    Great opportunity for investors looking to generate rental income. This 3-bedroom, 2-bath townhome in Whispering Woods offers no HOA fees, maximizing flexibility and return potential, along with a private fenced backyard for added tenant appeal. The home features fresh interior paint and durable vinyl plank flooring throughout the main living areas for low-maintenance living. The kitchen includes granite countertops, tile backsplash, updated cabinetry, and convenient indoor laundry. The primary bedroom offers two closets and a walk-in shower. A partially enclosed flex space off the living room provides versatility for a home office, gym, or additional living area. Major systems including the A/C and water heater were replaced in 2019. Additional features include a Ring doorbell, exterior camera, motion sensors, and a storage shed. Conveniently located near shopping, dining, and the beaches, this property offers strong rental appeal with no HOA restrictions.

19. 2025-10-19
    listed $215,000 Active 971-char remark

    Show marketing remark (971 chars)

    Great opportunity for investors looking to generate rental income. This 3-bedroom, 2-bath townhome in Whispering Woods offers no HOA fees, maximizing flexibility and return potential, along with a private fenced backyard for added tenant appeal. The home features fresh interior paint and durable vinyl plank flooring throughout the main living areas for low-maintenance living. The kitchen includes granite countertops, tile backsplash, updated cabinetry, and convenient indoor laundry. The primary bedroom offers two closets and a walk-in shower. A partially enclosed flex space off the living room provides versatility for a home office, gym, or additional living area. Major systems including the A/C and water heater were replaced in 2019. Additional features include a Ring doorbell, exterior camera, motion sensors, and a storage shed. Conveniently located near shopping, dining, and the beaches, this property offers strong rental appeal with no HOA restrictions.

20. 2021-08-06
    soldstatus $173,000
21. 2021-08-04
    soldstatus $173,000 Sold 184-char remark

    Show marketing remark (184 chars)

    Almost completely updated townhome with NO HOA and a fenced-in backyard. Extremely conveniently located 15 minutes from the beach, Mayport, and downtown Jax. Townhome is on one level.

22. 2021-06-29
    status Pending 184-char remark

    Show marketing remark (184 chars)

    Almost completely updated townhome with NO HOA and a fenced-in backyard. Extremely conveniently located 15 minutes from the beach, Mayport, and downtown Jax. Townhome is on one level.

23. 2021-06-19
    historical Active - Contingent 184-char remark

    Show marketing remark (184 chars)

    Almost completely updated townhome with NO HOA and a fenced-in backyard. Extremely conveniently located 15 minutes from the beach, Mayport, and downtown Jax. Townhome is on one level.

24. 2021-06-18
    status Active 184-char remark

    Show marketing remark (184 chars)

    Almost completely updated townhome with NO HOA and a fenced-in backyard. Extremely conveniently located 15 minutes from the beach, Mayport, and downtown Jax. Townhome is on one level.

25. 2021-06-17
    historical Active - Contingent 184-char remark

    Show marketing remark (184 chars)

    Almost completely updated townhome with NO HOA and a fenced-in backyard. Extremely conveniently located 15 minutes from the beach, Mayport, and downtown Jax. Townhome is on one level.

26. 2021-06-13
    listed $165,000 Active 184-char remark

    Show marketing remark (184 chars)

    Almost completely updated townhome with NO HOA and a fenced-in backyard. Extremely conveniently located 15 minutes from the beach, Mayport, and downtown Jax. Townhome is on one level.

27. 2019-10-14
    soldstatus $135,000
28. 2019-10-10
    soldstatus $135,000 Sold
29. 2019-09-20
    status Pending
30. 2019-08-23
    historical Active - Contingent
31. 2019-08-22
    price $137,000
32. 2019-08-22
    status Active
33. 2019-08-03
    status Pending
34. 2019-08-01
    listed $133,000 Active
35. 1983-12-01
    soldstatus $47,900

ⓘ 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: $3,129 · $261/mo
• Projected year-2 tax: $3,129 · $261/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,873
• − Mortgage interest: −$10,503
• − Property taxes: −$3,129
• − Insurance: −$938
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$5,455
• Taxable loss: −$2,490
• Est. tax savings @ 24.0%: +$598
• After-tax cash flow: $1,222/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): 62,562
• Household income: $80,963
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 2016.0

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 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 18% Two or more races 15% Black 14% Asian 10%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Cuban 2%
• Common ancestry: Italian 2% Romanian 2% Slovak 2%
• Foreign-born: 22% · Canada, Jamaica, Vietnam
• Languages at home: 73% English-only · Spanish 12% Other Indo-European 3% Tagalog/Filipino 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: ▼ -247.36%
• Current HPI: 282.8438
• Rent YoY: ▼ -2.35%
• 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

+296.7% since first listed

21 events — show timeline

• 2026-05-08 Listed $190,000 realMLS
• 2026-03-28 Listing Removed — realMLS
• 2025-12-11 Price Changed $205,000 realMLS
• 2025-11-23 Price Changed $210,000 realMLS
• 2025-10-19 Listed $215,000 realMLS
• 2021-08-06 Sold (Public Records) $173,000 Public Records
• 2021-08-04 Sold (MLS) $173,000 realMLS
• 2021-06-29 Pending — realMLS
• 2021-06-19 Contingent — realMLS
• 2021-06-18 Relisted — realMLS
• 2021-06-17 Contingent — realMLS
• 2021-06-13 Listed $165,000 realMLS
• 2019-10-14 Sold (Public Records) $135,000 Public Records
• 2019-10-10 Sold (MLS) $135,000 realMLS
• 2019-09-20 Pending — realMLS
• 2019-08-23 Contingent — realMLS
• 2019-08-22 Price Changed $137,000 realMLS
• 2019-08-22 Relisted — realMLS
• 2019-08-03 Pending — realMLS
• 2019-08-01 Listed $133,000 realMLS
• 1983-12-01 Sold (Public Records) $47,900 Public Records

Property tax history

+25.5%/yr

Latest (2025): $3,129 · +8.5% YoY. Source: county tax records.