131 Brazil Nut Cir #247 · Jacksonville, FL 32218

$241,990

3 bd · 2.5 ba · 1,560 sqft · Townhouse · 82 Days on market

Built 2025 Est $261k · 7% under $161/mo HOA · 7% of rent ↓ 12% since listing

---

Why this score? — see what drove the D 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 +11.8/30.0
• ARV discount +10.7/15.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to our Brand New Community. .. The Landings at Pecan Park. This 3 Bed, 2.5 bath, adorable paired home, 1560 ft. MARCH MOVE IN!! Quartz in the kitchen, primary bathroom and secondary bathroom. LVP flooring everywhere except the bedrooms, Bonus room loft , Shaw carpet in the bedrooms, upstairs hallway and stairs. Whirlpool Stainless steel appliances in Fridge, Microwave, Dishwasher, Range/Oven, Washer/Dryer and a big backyard. This community being in the heart of the River City Marketplace is secluded, has a dog park, playground and a beautiful entrance for walking. Model homes opened daily 10-5:30. Fridays and Sundays 12-5:30. Colors and Options may vary.

Key facts

• Big backyard
• Lvp flooring
• Bonus room loft

Tags

• QUARTZ IN THE KITCHEN
• LVP FLOORING
• BONUS ROOM LOFT
• BIG BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $242k.

Deal economics

• At list price, monthly cash flow is $-67 ($-801/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (7.6% below list).
• Recommended offer: $224k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Oceanway Elementary School (math 58% / reading 47%, grade C-, #976 of 2,144 statewide, top 46%, 637 students, 51% FRL); Oceanway School (math 34% / reading 33%, grade F, #428 of 571 statewide, top 76%, 927 students, 51% FRL); First Coast High School (math 18% / reading 33%, grade F, #499 of 667 statewide, top 75%, 2,117 students, 49% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents soft (-0.4%/yr); 735 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 39% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $7k 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 82 days — a 6% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Recommended offer $223,617 (7.6% 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 82 days. Have you received any prior offers? Is the seller open to a 8% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $260,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
239 Brazil Nut Cir	0.12mi	3/2.5	1,560 (0%)	4mo	$259,990	$167	92
225 Brazil Nut Cir	0.10mi	3/2.5	1,556 (-0%)	4mo	$259,990	$167	92
199 Brazil Nut Cir	0.08mi	3/2.5	1,560 (0%)	6mo	$259,990	$167	92
235 Brazil Nut Cir	0.11mi	3/2.5	1,560 (0%)	4mo	$261,990	$168	91
229 Brazil Nut Cir	0.11mi	3/2.5	1,560 (0%)	5mo	$259,990	$167	91
255 Brazil Nut Cir	0.13mi	3/2.5	1,560 (0%)	4mo	$239,990	$154	91
219 Brazil Nut Cir	0.10mi	3/2.5	1,560 (0%)	6mo	$250,000	$160	91
245 Brazil Nut Cir	0.12mi	3/2.5	1,560 (0%)	5mo	$239,990	$154	90
249 Brazil Nut Cir	0.13mi	3/2.5	1,560 (0%)	5mo	$239,990	$154	90
265 Brazil Nut Cir	0.14mi	3/2.5	1,560 (0%)	5mo	$255,000	$163	89
269 Brazil Nut Cir	0.15mi	3/2.5	1,560 (0%)	5mo	$255,000	$163	89
14463 MacAdamia Ln	0.11mi	3/2.5	1,429 (-8%)	3mo	$264,990	$185	78

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: -22.0%
• Equity multiple: 0.26×
• Total profit: $-49,885
• Equity at exit: $36,081

10-year hold

• IRR: -26.9%
• Equity multiple: -0.09×
• Total profit: $-73,701
• Equity at exit: $20,923

Cash invested: $67,757 (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 32218

• Home prices YoY: -25.7%
• Rents YoY: -0.4%
• Active inventory: 735
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,236 high
• Mortgage (P&I): −$1,269
• Tax est. 1.5%: −$302 /mo · $3,630/yr
• Insurance: −$101
• HOA: −$161
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-67

Break-even live

Break-even rent $2,321

Max offer price $232,330

Occupancy floor 98%

Sensitivity live

Price	-10% $100	-5% $17	+0% $-67	+5% $-150	+10% $-234
Rent	-10% $-243	-5% $-155	+0% $-67	+5% $22	+10% $110
Rate	-1.0pp $55	-0.5pp $-5	base $-67	+0.5pp $-129	+1.0pp $-193

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: $60,498
• Closing costs: $7,260
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Brazil Nut Cir Jacksonville, FL	3.0	2.5	1560	$2,200	$1.41	9d	1	0.05mi
14884 Praline Ct Jacksonville, FL	4.0	2.5	2180	$2,300	$1.06	12d	1	0.11mi
14522 Macadamia Ln Jacksonville, FL	3.0	2.5	1556	$2,300	$1.48	25d	1	0.16mi
14757 Cashew Ave Jacksonville, FL	3.0	2.0	1519	$2,100	$1.38	16d	1	0.18mi
14742 Cashew Ave Jacksonville, FL	4.0	2.5	2103	$3,200	$1.52	25d	1	0.22mi
14635 Macadamia Ln Jacksonville, FL	3.0	2.0	1857	$2,100	$1.13	25d	1	0.30mi
14695 Macadamia Ln Jacksonville, FL	4.0	3.0	2009	$2,400	$1.19	25d	1	0.31mi
302 Bernard Rd Jacksonville, FL	2.0	2.0	2000	$1,950	$0.97	25d	1	0.31mi
14416 Gossett St Jacksonville, FL	3.0	2.0	1196	$2,100	$1.76	25d	1	0.61mi
14355 N Main St Jacksonville, FL	1.0–3.0	1.0–2.0	1068	$2,675	$2.50	3d	43	0.69mi
14228 Gossett St Jacksonville, FL	4.0	2.0	1759	$1,948	$1.11	25d	1	0.80mi
14119 River Station Ln Jacksonville, FL	2.0–3.0	2.5	1641	$1,999	$1.22	5d	15	0.91mi
15584 Moss Hollow Dr Jacksonville, FL	3.0	2.0	1789	$950	$0.53	25d	1	0.95mi
14041 Hyatt Rd Jacksonville, FL	1.0–2.0	1.0–2.0	962	$2,009	$2.09	4d	49	0.95mi
15670 Coulter Ct Jacksonville, FL	4.0	3.0	2128	$2,300	$1.08	25d	1	1.06mi
15662 Chir Pine Dr Jacksonville, FL	4.0	2.0	1913	$2,350	$1.23	6d	1	1.14mi
13949 Gossett St Jacksonville, FL	3.0	2.0	1470	$1,800	$1.22	25d	1	1.21mi
225 Duval Station Rd Jacksonville, FL	1.0–2.0	1.0–2.0	1119	$1,700	$1.52	12d	1	1.29mi
13919 Ridgewick Dr Jacksonville, FL	3.0	2.0	1679	$2,065	$1.23	23d	1	1.31mi
685 Tree Swallow Ct Jacksonville, FL	3.0	2.0	1719	$2,100	$1.22	9d	1	1.32mi
13791 Sanwick Ct Jacksonville, FL	3.0	2.0	1900	$1,961	$1.03	25d	1	1.37mi

HOA detail

• Monthly dues: $161 · $1,932/yr
• Likely covers: pool

Listing history 4 events

1. 2025-06-13
   status Pending
2. 2025-05-18
   price $241,990
3. 2025-04-30
   price $289,990
4. 2025-03-23
   listed $274,990 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: $26,834
• − Mortgage interest: −$13,555
• − Property taxes: −$3,630
• − Insurance: −$1,210
• − Repairs & maintenance: −$2,147
• − Management: −$2,147
• − HOA: −$1,932
• − Depreciation: −$7,040
• Taxable loss: −$4,826
• Est. tax savings @ 24.0%: +$1,158
• After-tax cash flow: $357/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): 72,905
• Household income: $69,638
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 2289.0

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 0.64)
• Race & ethnicity: Black 48% White 35% Hispanic / Latino 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 1% Tagalog/Filipino 1%

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: ▼ -90.73%
• Current HPI: 262.2329
• Rent YoY: ▼ -0.40%
• 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

-12.0% since first listed

4 events — show timeline

• 2025-06-13 Pending — realMLS
• 2025-05-18 Price Changed $241,990 realMLS
• 2025-04-30 Price Changed $289,990 realMLS
• 2025-03-23 Listed $274,990 realMLS