7988 Waxwing Ave · Jacksonville, FL 32219

$190,000

4 bd · 2.0 ba · 1,764 sqft · SingleFamily public records · 102 Days on market

Built 1990 0.49 ac lot Est $277k · 31% 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic home remodeled roof is two years old, brand new A/C. Newly repainted, new refrigerator and stove, and dishwasher.

Key facts

• Open-concept layout
• 0.49 acre lot
• Built 1990

Tags

• OPEN-CONCEPT LAYOUT
• FULLY FENCED BACKYARD
• SPACIOUS PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Zoned schools: Jean Ribault Middle School (math 28% / reading 24%, grade F, #506 of 571 statewide, top 89%, 679 students, 78% FRL); Jean Ribault High School (math 22% / reading 25%, grade F, #533 of 667 statewide, top 80%, 1,385 students, 71% FRL) — zoned schools average 74% FRL vs 49% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 46% district-wide (-21 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 546 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% of the median local income ($72k/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 102 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $20k (10%) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $276,948
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7581 Dove Rd	0.51mi	4/2.0	1,760 (-0%)	2mo	$287,500	$163	74
5985 Dunmire Ave	0.31mi	4/2.5	1,665 (-6%)	6mo	$268,017	$161	69
6463 Leona St	0.32mi	3/2.0 (-1)	1,813 (+3%)	10mo	$267,000	$147	67
5918 N John F Kennedy Dr	0.48mi	4/2.0	1,743 (-1%)	12mo	$274,000	$157	65
7836 Smart Ave	0.72mi	3/2.0 (-1)	1,813 (+3%)	7mo	$285,000	$157	51
7842 Smart Ave	0.72mi	3/2.0 (-1)	1,813 (+3%)	12mo	$284,900	$157	47
5812 Gilchrist Oaks Ct	0.72mi	4/2.0	1,820 (+3%)	19mo	$290,000	$159	45
7924 Longspur Ave	0.70mi	3/1.0 (-1)	1,582 (-10%)	5mo	$58,000	$37	37
7620 Owl Rd	0.55mi	3/3.0 (-1)	1,568 (-11%)	13mo	$237,500	$151	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.68×
• Total profit: $-17,180
• Equity at exit: $28,330

10-year hold

• IRR: -4.2%
• Equity multiple: 0.76×
• Total profit: $-12,804
• Equity at exit: $16,428

Cash invested: $53,200 (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 32219

• Home prices YoY: -22.3%
• Rents YoY: -0.2%
• Active inventory: 546
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,045 high
• Mortgage (P&I): −$996
• Tax from tax record: −$233 /mo · $2,792/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $307

Break-even live

Break-even rent $1,656

Max offer price $190,000

Occupancy floor 80%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8367 Tubman Ct Jacksonville, FL	4.0	1.5	1398	$1,790	$1.28	17d	1	0.82mi
9340 Sibbald Rd Jacksonville, FL	4.0	2.0	1228	$1,606	$1.31	4d	1	1.08mi
4895 Churchill Dr Jacksonville, FL	3.0	2.0	1303	$1,900	$1.46	23d	1	1.29mi
9504 Evesham Rd Jacksonville, FL	4.0	2.0	1966	$1,645	$0.84	23d	1	1.32mi
4910 Rhode Island Dr N Jacksonville, FL	3.0	2.0	1300	$1,696	$1.30	23d	1	1.48mi

Listing history 23 events

1. 2026-02-25
   status Pending
2. 2026-02-13
   price $190,000
3. 2026-01-26
   price $195,000
4. 2026-01-05
   price $200,000
5. 2025-11-16
   listed $210,000 Active
6. 2021-08-25
   soldstatus $213,000
7. 2021-08-10
   soldstatus $213,000
8. 2021-08-10
   listed $213,000
9. 2021-08-06
   soldstatus $213,000 Sold 123-char remark

   Show marketing remark (123 chars)

   Fantastic home remodeled roof is two years old, brand new A/C. Newly repainted, new refrigerator and stove, and dishwasher.

10. 2021-08-06
    soldstatus $213,000

    Show marketing remark (123 chars)

    Fantastic home remodeled roof is two years old, brand new A/C. Newly repainted, new refrigerator and stove, and dishwasher.

11. 2021-06-21
    status Pending 123-char remark

    Show marketing remark (123 chars)

    Fantastic home remodeled roof is two years old, brand new A/C. Newly repainted, new refrigerator and stove, and dishwasher.

12. 2021-06-16
    historical Active - Contingent 123-char remark

    Show marketing remark (123 chars)

    Fantastic home remodeled roof is two years old, brand new A/C. Newly repainted, new refrigerator and stove, and dishwasher.

13. 2021-06-04
    price $215,000 123-char remark

    Show marketing remark (123 chars)

    Fantastic home remodeled roof is two years old, brand new A/C. Newly repainted, new refrigerator and stove, and dishwasher.

14. 2021-05-28
    listed $255,000 Active 123-char remark

    Show marketing remark (123 chars)

    Fantastic home remodeled roof is two years old, brand new A/C. Newly repainted, new refrigerator and stove, and dishwasher.

15. 2021-05-28
    listed $215,000

    Show marketing remark (123 chars)

    Fantastic home remodeled roof is two years old, brand new A/C. Newly repainted, new refrigerator and stove, and dishwasher.

16. 2017-04-14
    soldstatus $38,000 Sold
17. 2017-03-29
    historical Active - Contingent
18. 2017-03-20
    price $54,000
19. 2017-02-08
    price $59,000
20. 2017-02-08
    status Active
21. 2017-02-02
    historical
22. 2017-01-20
    price $69,900
23. 2016-12-22
    listed $85,000 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: $2,792 · $233/mo
• Projected year-2 tax: $2,792 · $233/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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,540
• − Mortgage interest: −$10,643
• − Property taxes: −$2,792
• − Insurance: −$950
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$5,527
• Taxable income: $701
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $3,520/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): 14,302
• Household income: $72,184
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 173.0

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: Majority Black (55%)
• Race & ethnicity: Black 55% White 39% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 2% Romanian 1% Hispanic 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 0%

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: ▼ -75.90%
• Current HPI: 263.8901
• Rent YoY: ▼ -0.25%
• 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

+123.5% since first listed

23 events — show timeline

• 2026-02-25 Pending — realMLS
• 2026-02-13 Price Changed $190,000 realMLS
• 2026-01-26 Price Changed $195,000 realMLS
• 2026-01-05 Price Changed $200,000 realMLS
• 2025-11-16 Listed $210,000 realMLS
• 2021-08-25 Sold (Public Records) $213,000 Public Records
• 2021-08-10 Listed $213,000 Beaches MLS
• 2021-08-10 Sold (MLS) $213,000 Beaches MLS
• 2021-08-06 Sold (MLS) $213,000 St. Augustine and St. Johns County Board of REALTORS®
• 2021-08-06 Sold (MLS) $213,000 realMLS
• 2021-06-21 Pending — realMLS
• 2021-06-16 Contingent — realMLS
• 2021-06-04 Price Changed $215,000 realMLS
• 2021-05-28 Listed $215,000 St. Augustine and St. Johns County Board of REALTORS®
• 2021-05-28 Listed $255,000 realMLS
• 2017-04-14 Sold (MLS) $38,000 realMLS
• 2017-03-29 Contingent — realMLS
• 2017-03-20 Price Changed $54,000 realMLS
• 2017-02-08 Price Changed $59,000 realMLS
• 2017-02-08 Relisted — realMLS
• 2017-02-02 Listing Removed — realMLS
• 2017-01-20 Price Changed $69,900 realMLS
• 2016-12-22 Listed $85,000 realMLS

Property tax history

+12.1%/yr

Latest (2025): $2,792 · -12.4% YoY. Source: county tax records.