1318 Quiet Roost Pl · Green Cove Springs, FL 32043

$279,940

3 bd · 2.5 ba · 1,468 sqft · Land · 109 Days on market

Built 2026 Excellent condition $111/mo HOA · 5% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.8/30.0
• Schools +5.1/10.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• 1% rule +2.3/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Pearson townhome offers a smart and inviting design that makes the most of every square foot, delivering approximately 1,468 square feet of comfortable living space with three bedrooms and 2.5 bathrooms. This well-planned layout creates a sense of openness from the moment you enter, with the kitchen, dining area, and main living space flowing together to support both daily routines and special gatherings. The kitchen is designed as a true focal point, featuring an oversized bar that provides plenty of room for meal preparation, casual dining, and connecting with guests while you cook. Large sliding glass doors off the living area bring in an abundance of natural light, brightening the h

Key facts

• Well planned layout
• Natural light
• Oversized bar

Tags

• WELL PLANNED LAYOUT
• OVERSIZED BAR
• LARGE SLIDING GLASS DOORS
• NATURAL LIGHT
• SPACIOUS WALK IN CLOSET
• WELL APPOINTED BATHROOM

Property features AI

Finance

• HOA & community: Homeowners association with amenities; Community amenities include children's pool, dog park, fitness center, and playground; HOA fee charged quarterly ($334); CDD fee applies

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detector(s)
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Townhouse; Two levels; South-facing; Residential property
• Construction: Fiber cement and frame construction; Other construction materials; Shingle roof
• Exterior features: Patio; Smoke detectors; Community pool (not private)

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning (electric)
• Interior features: Kitchen island; Pantry; Smart home features; Walk-in closets; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $280k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-439 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (27.4% below list).
• Recommended offer: $203k (27.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#245 in FL, #3,868 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Clay (suburban): math 58% / reading 59% proficiency, ranked #14 of 73 in FL (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Charles E. Bennett Elementary School (math 41% / reading 39%, grade F, #1,491 of 2,144 statewide, top 70%, 624 students, 100% FRL); Green Cove Springs Junior High School (math 63% / reading 60%, grade B+, #124 of 571 statewide, top 22%, 799 students, 38% FRL); Clay High School (math 37% / reading 53%, grade D-, #228 of 667 statewide, top 35%, 1,666 students, 43% FRL) — zoned schools average 60% FRL vs 35% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 891 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,876 units permitted in Clay County in 2024 (14 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Clay 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 109 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $203,351 (27.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.72%
• DSCR: 0.70
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.46% rent growth · sell at horizon

5-year hold

• IRR: -30.9%
• Equity multiple: 0.00×
• Total profit: $-78,300
• Equity at exit: $41,740

10-year hold

• IRR: -51.6%
• Equity multiple: -0.58×
• Total profit: $-123,561
• Equity at exit: $24,204

Cash invested: $78,383 (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 32043

• Home prices YoY: -26.3%
• Rents YoY: 0.5%
• Active inventory: 891
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,199/yr
• Insurance: −$117
• HOA: −$111
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-439

Break-even live

Break-even rent $2,589

Max offer price $216,397

Occupancy floor —

Sensitivity live

Price	-10% $-246	-5% $-342	+0% $-439	+5% $-536	+10% $-633
Rent	-10% $-600	-5% $-519	+0% $-439	+5% $-359	+10% $-278
Rate	-1.0pp $-298	-0.5pp $-368	base $-439	+0.5pp $-512	+1.0pp $-585

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: $69,985
• Closing costs: $8,398
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4028 Pine Hill Pt Unit 4028 Green Cove Springs, FL	3.0	2.5	1306	$1,850	$1.42	25d	1	0.74mi
4019 Pine Hill Pt Unit 4019 Green Cove Springs, FL	3.0	2.5	1306	$1,850	$1.42	25d	1	0.75mi
4016 Pine Hill Pt Unit 4016 Green Cove Springs, FL	3.0	2.5	1306	$1,850	$1.42	25d	1	0.75mi
1507 Julia St Green Cove Springs, FL	3.0	2.0	1621	$2,020	$1.25	3d	1	0.89mi
806 Oak St Unit 14 Green Cove Springs, FL	2.0	2.0	1200	$1,600	$1.33	5d	1	1.33mi
806 Oak St Unit 10 Green Cove Springs, FL	2.0	1.0	1000	$1,400	$1.40	4d	1	1.33mi
806 Oak St Unit 10 Green Cove Springs, FL	2.0	1.0	1000	$1,400	$1.40	5d	1	1.33mi
806 Oak St Unit 14 Green Cove Springs, FL	2.0	2.0	1200	$1,600	$1.33	4d	1	1.33mi

HOA detail

• Monthly dues: $111 · $1,332/yr

Listing history 15 events

1. 2026-06-21
   days on market $279,940 Active 109 DOM
2. 2026-06-18
   days on market $279,940 Active 106 DOM
3. 2026-06-17
   days on market $279,940 Active 105 DOM
4. 2026-06-16
   days on market $279,940 Active 104 DOM
5. 2026-06-15
   days on market $279,940 Active 103 DOM
6. 2026-06-13
   days on market $279,940 Active 101 DOM
7. 2026-06-13
   days on market $279,940 Active 100 DOM
8. 2026-06-09
   days on market $279,940 Active 97 DOM
9. 2026-06-08
   days on market $279,940 Active 96 DOM
10. 2026-06-07
    pricedays on market $279,940 Active 95 DOM
11. 2026-06-03
    days on market $287,940 Active 91 DOM
12. 2026-06-02
    days on market $287,940 Active 90 DOM
13. 2026-06-01
    days on market $287,940 Active 89 DOM
14. 2026-05-31
    days on market $287,940 Active 88 DOM
15. 2026-03-04
    listed $287,940 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,402
• − Mortgage interest: −$15,681
• − Property taxes: −$4,199
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − HOA: −$1,332
• − Depreciation: −$8,144
• Taxable loss: −$10,258
• Est. tax savings @ 24.0%: +$2,462
• After-tax cash flow: $-2,808/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This Pearson townhome is in excellent condition with no visible repairs or maintenance needed. It offers a smart and inviting design with a good layout and well-maintained exterior and interior. The home is move-in ready and would benefit from some exterior painting and landscaping improvements to further enhance its curb appeal and rental value.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting to potential buyers.
• Rental Landscaping improvements — Well-maintained landscaping can attract more renters and make the home more appealing.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Rental Landscaping improvements — Well-maintained landscaping can attract more renters and make the home more appealing. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Clay
• NCES district ID: 1200300
• Math proficiency: 58% ▼ -8.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $59,379
• Composite: 50.73/100
• National rank: #1815
• State rank: #14 of 73 in FL

Livability — Green Cove Springs

• Score: 75/100
• State rank: #245
• US rank: #3868

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment C Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Green Cove Springs, FL
• County: Clay County · 208,450 people
• City population: 34,562
• Metro: Jacksonville, FL
• Population (ZIP): 34,562
• Household income: $84,145
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 449.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 230,495 people
• By 2030: 242,427 · +5.2%
• By 2040: 262,244 · +13.8%
• By 2050: 275,148 · +19.4%
• By 2075: 295,397 · +28.2%
• By 2100: 287,592 · +24.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: +3.6pp toward D · 2008: -42.8pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+37.1 2016: R+44.3 2012: R+45.8 2008: R+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.34%
• Current HPI: 301.3212
• Rent YoY: ▲ 0.46%
• 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

1 event — show timeline

• 2026-03-04 Listed $287,940 realMLS