6182 Hill View Ct · Jacksonville, FL 32244

$170,000

4 bd · 2.0 ba · 2,024 sqft · SingleFamily public records · 103 Days on market

Built 1972 9,147 sqft lot Est $300k · 43% 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 +19.5/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +6.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't wait to check out this FULLY REMODELED POOL home in Jacksonville! With brand new LVP flooring throughout the living space and new carpet in each bedroom, this home is perfect for the new home feel! The kitchen has new appliances, granite countertops and a modern white washed brick accent. The pool has a new liner and is in prestigious condition for summer vacation! This 4/2 home is spacious and waiting for the right family to move into!

Key facts

• 9,147 sq ft lot
• 2 parking spots
• Pool

Property features AI

Finance

• Financial info: Tax information available (annual tax listed separately)
• HOA & community: Not a senior community

Exterior

• Parking: Detached carport with 2 spaces
• Utilities: Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Used for residential purposes
• Exterior features: Private in-ground pool; Lot approximately 0.21 acres

Interior

• Kitchen: No appliances listed
• Bedrooms: Four bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open living room on the main level; Total of 1 room listed
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Market conditions: Rents rising (+2.2%/yr); 353 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 37% of the median local income ($62k/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 $5k 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 103 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 1.12% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $299,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6277 Cranberry Ln W	0.40mi	4/2.0	1,927 (-5%)	5mo	$280,000	$145	69
5828 Wending Dr	0.43mi	4/2.0	2,106 (+4%)	6mo	$306,500	$146	68
6170 George Wood Ln E	0.51mi	4/2.0	1,759 (-13%)	2mo	$309,020	$176	53
6266 Cranberry Ln W	0.46mi	4/2.0	1,812 (-10%)	12mo	$320,000	$177	51
5932 Naughton Ln	0.35mi	4/2.0	1,737 (-14%)	14mo	$249,900	$144	49
5822 Rover Dr	0.51mi	3/2.0 (-1)	1,736 (-14%)	9mo	$187,000	$108	40
6541 Arancio Dr W	0.62mi	3/2.0 (-1)	1,732 (-14%)	2mo	$256,000	$148	40
6046 Gulf Rd N	0.59mi	4/3.0	1,728 (-15%)	6mo	$260,000	$150	40
7017 Sonora Dr N	0.74mi	5/2.5 (+1)	1,864 (-8%)	11mo	$255,000	$137	36
7685 Arancio Dr	0.71mi	3/2.0 (-1)	1,724 (-15%)	6mo	$299,900	$174	32
7954 Volvo St	0.72mi	5/3.0 (+1)	1,814 (-10%)	11mo	$305,000	$168	31
7928 Triumph Ln	0.71mi	3/2.0 (-1)	1,751 (-14%)	13mo	$217,000	$124	28

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 · 2.25% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-16,531
• Equity at exit: $25,348

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-3,823
• Equity at exit: $14,698

Cash invested: $47,600 (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 32244

• Home prices YoY: -17.8%
• Rents YoY: 2.2%
• Active inventory: 353
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,898 high
• Mortgage (P&I): −$891
• Tax from tax record: −$344 /mo · $4,123/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $194

Break-even live

Break-even rent $1,653

Max offer price $170,000

Occupancy floor 85%

Sensitivity live

Price	-10% $290	-5% $242	+0% $194	+5% $145	+10% $97
Rent	-10% $44	-5% $119	+0% $194	+5% $269	+10% $344
Rate	-1.0pp $279	-0.5pp $237	base $194	+0.5pp $150	+1.0pp $105

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6241 Cranberry Ln E Jacksonville, FL	4.0	2.0	2112	$1,350	$0.64	24d	1	0.27mi
6019 Blank Dr Jacksonville, FL	3.0	2.0	1520	$1,500	$0.99	24d	1	0.56mi
7952 118th St Jacksonville, FL	4.0	2.5	1407	$1,895	$1.35	11d	1	0.74mi
7952 118th St Jacksonville, FL	4.0	2.5	1407	$1,895	$1.35	8d	1	0.74mi
6869 Southern Oaks Dr W Jacksonville, FL	3.0	2.0	1660	$1,861	$1.12	15d	1	0.76mi
6109 Sage Willow Way Jacksonville, FL	4.0	2.0	1760	$1,921	$1.09	22d	1	0.83mi
6850 Rhapsody Rd Jacksonville, FL	3.0	2.5	1970	$1,995	$1.01	24d	1	0.84mi
6478 Silk Leaf Ln Jacksonville, FL	3.0	2.0	1682	$1,985	$1.18	24d	1	0.86mi
6649 Georgia Jack Dr Jacksonville, FL	4.0	2.0	1664	$2,100	$1.26	24d	1	0.92mi
5905 Renault Dr W Jacksonville, FL	4.0	2.0	1524	$1,850	$1.21	24d	1	0.93mi
6263 Toyota Dr Jacksonville, FL	3.0	2.0	1663	$1,835	$1.10	8d	1	0.95mi
6553 Big Stone Dr Jacksonville, FL	4.0	2.0	1900	$2,300	$1.21	24d	1	1.02mi
8121 Cheryl Ann Ln Unit Le Sabre Townhouse Jacksonville, FL	3.0	2.5	1601	$1,950	$1.22	5d	1	1.03mi
6117 Hannah Stables Ct Jacksonville, FL	4.0	2.0	1891	$2,010	$1.06	24d	1	1.04mi
7364 Strato Rd Jacksonville, FL	3.0	2.0	1412	$1,750	$1.24	24d	1	1.04mi
4781 Playschool Dr Jacksonville, FL	3.0	2.5	1548	$1,495	$0.97	8d	1	1.13mi
6648 Gentle Oaks Dr E Jacksonville, FL	3.0	2.0	1412	$1,690	$1.20	2d	1	1.15mi
8180 Metto Rd Jacksonville, FL	4.0	2.5	1665	$1,859	$1.12	17d	1	1.16mi
8236 Hot Springs Dr N Jacksonville, FL	3.0	2.0	1734	$1,865	$1.08	8d	1	1.17mi
7379 Edenfield Park Rd Jacksonville, FL	3.0	2.5	2215	$2,000	$0.90	22d	1	1.18mi
7851 Playschool Ln Jacksonville, FL	3.0	3.0	1508	$1,600	$1.06	24d	1	1.21mi
8325 Homeport Ct Jacksonville, FL	3.0	2.0	1518	$1,575	$1.04	18d	1	1.23mi
6428 Hannah Stables Dr Jacksonville, FL	3.0	2.0	1613	$1,800	$1.12	2d	1	1.23mi
8134 Rocky Creek Dr Jacksonville, FL	3.0	2.0	1689	$1,250	$0.74	15d	1	1.27mi
7875 Melvin Rd Jacksonville, FL	3.0	2.5	1464	$1,650	$1.13	5d	1	1.32mi
7911 Melvin Rd Jacksonville, FL	3.0	2.5	1471	$1,740	$1.18	2d	1	1.33mi
8518 Maple St Jacksonville, FL	3.0	2.0	1460	$1,623	$1.11	17d	1	1.47mi
6815 Bambi Ln Jacksonville, FL	3.0	2.0	1528	$1,495	$0.98	22d	1	1.49mi

Listing history 17 events

1. 2026-04-13
   price $170,000
2. 2026-02-12
   listed $200,000 Active
3. 2022-08-11
   soldstatus $310,000
4. 2022-08-05
   soldstatus $310,000 Sold 446-char remark

   Show marketing remark (446 chars)

   Don't wait to check out this FULLY REMODELED POOL home in Jacksonville! With brand new LVP flooring throughout the living space and new carpet in each bedroom, this home is perfect for the new home feel! The kitchen has new appliances, granite countertops and a modern white washed brick accent. The pool has a new liner and is in prestigious condition for summer vacation! This 4/2 home is spacious and waiting for the right family to move into!

5. 2022-08-05
   soldstatus $310,000

   Show marketing remark (446 chars)

   Don't wait to check out this FULLY REMODELED POOL home in Jacksonville! With brand new LVP flooring throughout the living space and new carpet in each bedroom, this home is perfect for the new home feel! The kitchen has new appliances, granite countertops and a modern white washed brick accent. The pool has a new liner and is in prestigious condition for summer vacation! This 4/2 home is spacious and waiting for the right family to move into!

6. 2022-08-05
   listed $310,000

   Show marketing remark (446 chars)

   Don't wait to check out this FULLY REMODELED POOL home in Jacksonville! With brand new LVP flooring throughout the living space and new carpet in each bedroom, this home is perfect for the new home feel! The kitchen has new appliances, granite countertops and a modern white washed brick accent. The pool has a new liner and is in prestigious condition for summer vacation! This 4/2 home is spacious and waiting for the right family to move into!

7. 2022-07-26
   status Pending 446-char remark

   Show marketing remark (446 chars)

   Don't wait to check out this FULLY REMODELED POOL home in Jacksonville! With brand new LVP flooring throughout the living space and new carpet in each bedroom, this home is perfect for the new home feel! The kitchen has new appliances, granite countertops and a modern white washed brick accent. The pool has a new liner and is in prestigious condition for summer vacation! This 4/2 home is spacious and waiting for the right family to move into!

8. 2022-07-13
   status Active 446-char remark

   Show marketing remark (446 chars)

   Don't wait to check out this FULLY REMODELED POOL home in Jacksonville! With brand new LVP flooring throughout the living space and new carpet in each bedroom, this home is perfect for the new home feel! The kitchen has new appliances, granite countertops and a modern white washed brick accent. The pool has a new liner and is in prestigious condition for summer vacation! This 4/2 home is spacious and waiting for the right family to move into!

9. 2022-06-25
   status Pending 446-char remark

   Show marketing remark (446 chars)

   Don't wait to check out this FULLY REMODELED POOL home in Jacksonville! With brand new LVP flooring throughout the living space and new carpet in each bedroom, this home is perfect for the new home feel! The kitchen has new appliances, granite countertops and a modern white washed brick accent. The pool has a new liner and is in prestigious condition for summer vacation! This 4/2 home is spacious and waiting for the right family to move into!

10. 2022-06-21
    listed $315,000 Active 446-char remark

    Show marketing remark (446 chars)

    Don't wait to check out this FULLY REMODELED POOL home in Jacksonville! With brand new LVP flooring throughout the living space and new carpet in each bedroom, this home is perfect for the new home feel! The kitchen has new appliances, granite countertops and a modern white washed brick accent. The pool has a new liner and is in prestigious condition for summer vacation! This 4/2 home is spacious and waiting for the right family to move into!

11. 2022-04-07
    soldstatus $157,500
12. 2022-03-17
    soldstatus $157,500 Sold
13. 2022-02-21
    historical
14. 2022-02-21
    listed $157,500
15. 2005-12-31
    historical
16. 2005-08-22
    listed $159,500
17. 1996-03-08
    soldstatus $77,500

ⓘ 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: $4,123 · $344/mo
• Projected year-2 tax: $4,123 · $344/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,777
• − Mortgage interest: −$9,523
• − Property taxes: −$4,123
• − Insurance: −$850
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$4,945
• Taxable loss: −$308
• Est. tax savings @ 24.0%: +$74
• After-tax cash flow: $2,397/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): 63,592
• Household income: $62,204
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 2799.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 39% Black 35% Hispanic / Latino 15% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Romanian 1%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 9% Tagalog/Filipino 3% French/Haitian/Cajun 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: ▼ -64.22%
• Current HPI: 296.5375
• Rent YoY: ▲ 2.25%
• 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

+119.4% since first listed

17 events — show timeline

• 2026-04-13 Price Changed $170,000 realMLS
• 2026-02-12 Listed $200,000 realMLS
• 2022-08-11 Sold (Public Records) $310,000 Public Records
• 2022-08-05 Listed $310,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-05 Sold (MLS) $310,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-05 Sold (MLS) $310,000 realMLS
• 2022-07-26 Pending — realMLS
• 2022-07-13 Relisted — realMLS
• 2022-06-25 Pending — realMLS
• 2022-06-21 Listed $315,000 realMLS
• 2022-04-07 Sold (Public Records) $157,500 Public Records
• 2022-03-17 Sold (MLS) $157,500 realMLS
• 2022-02-21 Listed $157,500 realMLS
• 2022-02-21 Listing Removed — realMLS
• 2005-12-31 Listing Removed — realMLS
• 2005-08-22 Listed $159,500 realMLS
• 1996-03-08 Sold (Public Records) $77,500 Public Records

Property tax history

+16.6%/yr

Latest (2025): $4,123 · +6.9% YoY. Source: county tax records.