10291 Normanwood Ct · Jacksonville, FL 32221

$206,000

4 bd · 2.0 ba · 2,124 sqft · SingleFamily public records · 23 Days on market

Built 2007 6,534 sqft lot Est $325k · 37% under $58/mo HOA · 3% of rent

---

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 +18.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +5.7/10.0
• 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

* * * Highest & Best Hold Period active - expires 06/22/2026 02:00 PM EST * * * Bring your contractor, your toolkit, and your imagination--this one won't last long! This 4/2 offers a split-bedroom plan with vaulted ceiling(s), walk-in closets, a spacious living room, and a family room w/ fireplace. Additional features include separate eating-space kitchen w/ breakfast bar, an indoor laundry area, and a fenced rear yard. This property is priced to sell. Schedule your showing today. ~ This property may qualify for Seller Financing (Vendee).

Key facts

• Split-bedroom plan
• Indoor laundry area
• Walk-in closets

Tags

• SPLIT-BEDROOM PLAN
• WALK-IN CLOSETS
• SPACIOUS LIVING ROOM
• SEPARATE EATING-SPACE KITCHEN
• BREAKFAST BAR
• INDOOR LAUNDRY AREA

Property features AI

Finance

• HOA & community: Homeowners association (Weston Ranch HOA); Association fee $175 quarterly

Exterior

• Parking: Attached garage; 2-car garage
• Security: Owned security system; Smoke detectors
• Utilities: Public sewer; Electricity connected; Sewer connected; Water available
• Home design: Single family residence; Used as single family residential
• Construction: Frame and stucco construction; Other construction materials noted
• Exterior features: Patio; Porch; Fenced backyard with wood fencing; Located on a cul-de-sac; City street frontage with asphalt road

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Breakfast bar; Breakfast nook; Ceiling fans; Eat-in kitchen; Entrance foyer; Split bedroom floorplan; Walk-in closets; Gas fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $206k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $206k).
• Recommended offer: $203k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 14 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).
• This rent runs 33% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 23 days — a 2% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,910 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.12% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $324,972
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1914 McGirts Bluff Ct	0.13mi	4/2.0	2,038 (-4%)	6mo	$270,000	$132	82
2039 Patriot Walk Dr	0.45mi	4/2.0	2,124 (0%)	5mo	$315,000	$148	75
9814 Patriot Ridge Dr	0.46mi	3/2.0 (-1)	2,133 (+0%)	6mo	$327,000	$153	67
9819 Patriot Ridge Dr	0.44mi	4/2.0	2,193 (+3%)	10mo	$295,000	$135	65
9874 Patriot Ridge Dr	0.33mi	4/3.0	2,314 (+9%)	4mo	$365,000	$158	62
2390 Mallory Hills Rd	0.67mi	3/2.0 (-1)	2,059 (-3%)	5mo	$361,000	$175	55
10333 Sugar Grove Rd	0.57mi	3/2.0 (-1)	1,914 (-10%)	1mo	$309,000	$161	51
9839 Soldier Ct	0.40mi	3/2.0 (-1)	1,909 (-10%)	12mo	$286,000	$150	50
2019 Patriot Ridge Rd	0.49mi	4/2.0	1,816 (-14%)	6mo	$280,000	$154	48
10377 Shelby Creek Rd N	0.67mi	3/2.0 (-1)	1,895 (-11%)	2mo	$340,000	$179	44
2015 Carter Landing Blvd	0.69mi	4/2.5	2,393 (+13%)	8mo	$310,000	$130	38
9658 Freefall Rd	0.73mi	3/2.5 (-1)	2,393 (+13%)	2mo	$346,600	$145	36

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-23,484
• Equity at exit: $30,715

10-year hold

• IRR: -3.5%
• Equity multiple: 0.78×
• Total profit: $-12,804
• Equity at exit: $17,811

Cash invested: $57,680 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,311 high
• Mortgage (P&I): −$1,080
• Tax from tax record: −$417 /mo · $5,002/yr
• Insurance: −$86
• HOA: −$58
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $185

Break-even live

Break-even rent $2,077

Max offer price $206,000

Occupancy floor 87%

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: $51,500
• Closing costs: $6,180
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9836 Marine Ct Jacksonville, FL	4.0	3.0	2286	$2,221	$0.97	23d	1	0.43mi
9670 Freefall Rd Jacksonville, FL	3.0	2.5	2109	$2,300	$1.09	14d	1	0.74mi
2081 Chaffee Rd S Unit 43 Jacksonville, FL	4.0	2.0	1904	$1,829	$0.96	4d	1	0.75mi
2514 Paris Mill Rd Jacksonville, FL	3.0	2.0	1974	$2,096	$1.06	7d	1	0.82mi
10355 Shelby Creek Rd S Jacksonville, FL	4.0	2.0	1917	$2,100	$1.10	20d	1	0.85mi
10367 Shelby Creek Rd S Jacksonville, FL	4.0	3.0	2470	$2,325	$0.94	16d	1	0.85mi
10161 Meadow Pointe Dr Jacksonville, FL	3.0	2.0	1810	$2,035	$1.12	16d	1	0.94mi
2625 Fox Creek Dr Jacksonville, FL	4.0	2.0	2018	$2,040	$1.01	23d	1	1.03mi
2167 Kistlers Ridge Way Jacksonville, FL	4.0	2.0	1456	$1,900	$1.30	14d	1	1.26mi
2210 Kistlers Ridge Way Jacksonville, FL	4.0	2.0	1456	$1,846	$1.27	23d	1	1.32mi
1258 Summit Oaks Dr W Jacksonville, FL	3.0	2.0	1925	$2,400	$1.25	14d	1	1.40mi
1299 Summit Oaks Dr E Jacksonville, FL	3.0	2.0	1610	$2,200	$1.37	1d	1	1.41mi
1266 Summit Oaks Dr E Jacksonville, FL	3.0	2.0	1632	$2,160	$1.32	2d	1	1.44mi
1242 Summit Oaks Dr E Jacksonville, FL	3.0	2.0	2010	$2,066	$1.03	7d	1	1.48mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 13 events

1. 2026-06-18
   days on market $206,000 Active 23 DOM
2. 2026-06-17
   remarks 553-char remark
3. 2026-06-17
   days on market $206,000 Active 22 DOM
4. 2026-06-16
   days on market $206,000 Active 21 DOM
5. 2026-06-16
   status $206,000 Active 20 DOM
6. 2026-06-03
   status $206,000 Pending 20 DOM
7. 2026-06-02
   days on market $206,000 Active Under Contract 20 DOM
8. 2026-06-01
   days on market $206,000 Active Under Contract 19 DOM
9. 2026-05-31
   days on market $206,000 Active Under Contract 18 DOM
10. 2026-05-21
    status Active
11. 2026-05-18
    status Pending
12. 2026-05-15
    historical Active Under Contract
13. 2026-05-09
    listed $206,000 Active

ⓘ 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: $5,002 · $417/mo
• Projected year-2 tax: $5,002 · $417/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 6/10 Major
• 🌡 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: $27,730
• − Mortgage interest: −$11,539
• − Property taxes: −$5,002
• − Insurance: −$1,030
• − Repairs & maintenance: −$2,218
• − Management: −$2,218
• − HOA: −$696
• − Depreciation: −$5,993
• Taxable loss: −$967
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $2,447/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

4 events — show timeline

• 2026-05-21 Relisted — realMLS
• 2026-05-18 Pending — realMLS
• 2026-05-15 Contingent — realMLS
• 2026-05-09 Listed $206,000 realMLS

Property tax history

+6.5%/yr

Latest (2025): $5,002 · +13.1% YoY. Source: county tax records.