964 Cedar Slough Dr · Jacksonville, FL 32220

$290,997

3 bd · 2.0 ba · 1,574 sqft · SingleFamily public records · 41 Days on market

Built 2025 4,800 sqft lot Est $286k · at est. $46/mo HOA · 2% of rent

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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 +11.6/30.0
• ARV discount +6.8/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming Beech home. Structural features include a welcoming covered porch, two secondary bedrooms, a shared full bath, a convenient laundry, a well-appointed kitchen boasting a generous center island and pantry, an inviting dining nook, a spacious great room with access to a comfortable covered patio, and an inspired primary suite offering a private bath and an oversized walk-in closet. This home also offers quartz countertops throughout. Learn more today!

Key facts

• Built-in pantry
• Primary suite
• Covered patio

Tags

• COVERED PATIO
• GREAT ROOM
• DINING NOOK
• BUILT-IN PANTRY
• BREAKFAST-BAR ISLAND
• PRIMARY SUITE

Property features AI

Finance

• HOA & community: Homeowners association (Sovereign Jacobs); Association fee $138 quarterly

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single family residence; One story; Property faces south; Residential use
• Construction: Construction: Block, Frame, Vinyl siding, Other; Shingle roof
• Exterior features: Covered patio; Patio; Sprinklers in front and rear; Asphalt road frontage; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Refrigerator; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: 3 bedrooms (all on the first floor); Primary suite is en-suite; Second and third bedrooms on the first floor; Walk-in closet in primary suite
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Eat-in kitchen; Entrance foyer; Kitchen island; Open floorplan; Pantry; Primary bathroom with shower (no tub); Split bedrooms; Walk-in closet(s); Other
• Laundry & utility: Stackable or in-unit washer and dryer (washer and dryer included); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $291k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (26.9% below list).
• Recommended offer: $213k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 112 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 31% of the median local income ($82k/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 $9k 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 41 days — a 3% lower offer ($282k) 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.

Recommended offer $212,586 (26.9% 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 41 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. 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. 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: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $286,468
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8288 Cedar Run Ln	0.14mi	3/2.0	1,570 (-0%)	7mo	$289,433	$184	87
8261 Cedar Run Ln	0.18mi	3/2.0	1,570 (-0%)	6mo	$272,997	$174	86
935 Cedar Slough Dr	0.04mi	3/2.0	1,700 (+8%)	0mo	$308,997	$182	84
1007 Cedar Slough Dr	0.09mi	3/2.0	1,700 (+8%)	3mo	$309,461	$182	80
984 Cedar Slough Dr	0.04mi	3/2.0	1,700 (+8%)	6mo	$316,000	$186	80
1028 Cedar Slough Dr	0.12mi	3/2.0	1,670 (+6%)	6mo	$303,799	$182	79
951 Cedar Slough Dr	0.04mi	3/2.0	1,700 (+8%)	8mo	$316,369	$186	78
991 Cedar Slough Dr	0.06mi	3/2.0	1,700 (+8%)	8mo	$270,016	$159	77
8292 Cedar Run Ln	0.14mi	3/2.0	1,700 (+8%)	7mo	$300,197	$177	74
8285 Cedar Run Ln	0.18mi	3/2.0	1,700 (+8%)	8mo	$306,071	$180	72
8265 Cedar Run Ln	0.18mi	3/2.0	1,700 (+8%)	8mo	$277,997	$164	72
1920 Bulls Bay Hwy	0.73mi	3/2.0	1,712 (+9%)	8mo	$289,000	$169	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-52,884
• Equity at exit: $43,389

10-year hold

• IRR: -11.0%
• Equity multiple: 0.34×
• Total profit: $-53,755
• Equity at exit: $25,160

Cash invested: $81,479 (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 32220

• Home prices YoY: -18.1%
• Active inventory: 112
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,126 high
• Mortgage (P&I): −$1,526
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$121
• HOA: −$46
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-88

Break-even live

Break-even rent $2,237

Max offer price $275,430

Occupancy floor 99%

Sensitivity live

Price	-10% $77	-5% $-6	+0% $-88	+5% $-170	+10% $-253
Rent	-10% $-256	-5% $-172	+0% $-88	+5% $-4	+10% $80
Rate	-1.0pp $58	-0.5pp $-14	base $-88	+0.5pp $-164	+1.0pp $-240

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: $72,749
• Closing costs: $8,730
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 Cedar Slough Dr Jacksonville, FL	3.0	2.0	1574	$2,195	$1.39	24d	1	0.04mi
711 Cahoon Rd N Jacksonville, FL	4.0	2.0	1670	$1,850	$1.11	15d	1	0.28mi
8331 Old Plank Rd Jacksonville, FL	3.0	2.0	1080	$1,595	$1.48	18d	1	0.56mi
7847 Mariner St Jacksonville, FL	3.0	2.0	1209	$1,599	$1.32	24d	1	1.30mi
7841 Mariner St Jacksonville, FL	3.0	2.0	1209	$1,625	$1.34	18d	1	1.30mi
7088 Plymouth Grove Ct Jacksonville, FL	4.0	2.0	1648	$1,835	$1.11	24d	1	1.32mi
8054 Paschal St Jacksonville, FL	4.0	1.0	1192	$1,850	$1.55	24d	1	1.43mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 32 events

1. 2026-06-21
   days on market $290,997 Active 41 DOM
2. 2026-06-18
   days on market $290,997 Active 38 DOM
3. 2026-06-17
   days on market $290,997 Active 37 DOM
4. 2026-06-16
   days on market $290,997 Active 36 DOM
5. 2026-06-15
   days on market $290,997 Active 35 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   days on market $290,997 Active 32 DOM
8. 2026-06-10
   days on market $290,997 Active 29 DOM
9. 2026-06-08
   days on market $290,997 Active 28 DOM
10. 2026-06-07
    days on market $290,997 Active 27 DOM
11. 2026-06-05
    days on market $290,997 Active 24 DOM
12. 2026-06-03
    days on market $290,997 Active 23 DOM
13. 2026-06-02
    days on market $290,997 Active 22 DOM
14. 2026-06-01
    days on market $290,997 Active 21 DOM
15. 2026-05-31
    days on market $290,997 Active 20 DOM
16. 2026-05-21
    price $290,997 475-char remark

    Show marketing remark (475 chars)

    Discover this charming Beech home. Structural features include a welcoming covered porch, two secondary bedrooms, a shared full bath, a convenient laundry, a well-appointed kitchen boasting a generous center island and pantry, an inviting dining nook, a spacious great room with access to a comfortable covered patio, and an inspired primary suite offering a private bath and an oversized walk-in closet. This home also offers quartz countertops throughout. Learn more today!

17. 2026-05-11
    listed $288,997 Active
18. 2026-05-02
    price $288,997 475-char remark

    Show marketing remark (475 chars)

    Discover this charming Beech home. Structural features include a welcoming covered porch, two secondary bedrooms, a shared full bath, a convenient laundry, a well-appointed kitchen boasting a generous center island and pantry, an inviting dining nook, a spacious great room with access to a comfortable covered patio, and an inspired primary suite offering a private bath and an oversized walk-in closet. This home also offers quartz countertops throughout. Learn more today!

19. 2026-04-29
    price $287,997 475-char remark

    Show marketing remark (475 chars)

    Discover this charming Beech home. Structural features include a welcoming covered porch, two secondary bedrooms, a shared full bath, a convenient laundry, a well-appointed kitchen boasting a generous center island and pantry, an inviting dining nook, a spacious great room with access to a comfortable covered patio, and an inspired primary suite offering a private bath and an oversized walk-in closet. This home also offers quartz countertops throughout. Learn more today!

20. 2026-03-04
    price $298,181 475-char remark

    Show marketing remark (475 chars)

    Discover this charming Beech home. Structural features include a welcoming covered porch, two secondary bedrooms, a shared full bath, a convenient laundry, a well-appointed kitchen boasting a generous center island and pantry, an inviting dining nook, a spacious great room with access to a comfortable covered patio, and an inspired primary suite offering a private bath and an oversized walk-in closet. This home also offers quartz countertops throughout. Learn more today!

21. 2026-02-05
    price $297,206 475-char remark

    Show marketing remark (475 chars)

    Discover this charming Beech home. Structural features include a welcoming covered porch, two secondary bedrooms, a shared full bath, a convenient laundry, a well-appointed kitchen boasting a generous center island and pantry, an inviting dining nook, a spacious great room with access to a comfortable covered patio, and an inspired primary suite offering a private bath and an oversized walk-in closet. This home also offers quartz countertops throughout. Learn more today!

22. 2026-01-18
    price $301,206 475-char remark

    Show marketing remark (475 chars)

    Discover this charming Beech home. Structural features include a welcoming covered porch, two secondary bedrooms, a shared full bath, a convenient laundry, a well-appointed kitchen boasting a generous center island and pantry, an inviting dining nook, a spacious great room with access to a comfortable covered patio, and an inspired primary suite offering a private bath and an oversized walk-in closet. This home also offers quartz countertops throughout. Learn more today!

23. 2025-12-20
    price $297,206 475-char remark

    Show marketing remark (475 chars)

    Discover this charming Beech home. Structural features include a welcoming covered porch, two secondary bedrooms, a shared full bath, a convenient laundry, a well-appointed kitchen boasting a generous center island and pantry, an inviting dining nook, a spacious great room with access to a comfortable covered patio, and an inspired primary suite offering a private bath and an oversized walk-in closet. This home also offers quartz countertops throughout. Learn more today!

24. 2025-12-19
    price $294,206 475-char remark

    Show marketing remark (475 chars)

    Discover this charming Beech home. Structural features include a welcoming covered porch, two secondary bedrooms, a shared full bath, a convenient laundry, a well-appointed kitchen boasting a generous center island and pantry, an inviting dining nook, a spacious great room with access to a comfortable covered patio, and an inspired primary suite offering a private bath and an oversized walk-in closet. This home also offers quartz countertops throughout. Learn more today!

25. 2025-12-12
    price $297,206 475-char remark

    Show marketing remark (475 chars)

    Discover this charming Beech home. Structural features include a welcoming covered porch, two secondary bedrooms, a shared full bath, a convenient laundry, a well-appointed kitchen boasting a generous center island and pantry, an inviting dining nook, a spacious great room with access to a comfortable covered patio, and an inspired primary suite offering a private bath and an oversized walk-in closet. This home also offers quartz countertops throughout. Learn more today!

26. 2025-12-10
    price $296,831 475-char remark

    Show marketing remark (475 chars)

    Discover this charming Beech home. Structural features include a welcoming covered porch, two secondary bedrooms, a shared full bath, a convenient laundry, a well-appointed kitchen boasting a generous center island and pantry, an inviting dining nook, a spacious great room with access to a comfortable covered patio, and an inspired primary suite offering a private bath and an oversized walk-in closet. This home also offers quartz countertops throughout. Learn more today!

27. 2025-12-03
    price $297,831 475-char remark

    Show marketing remark (475 chars)

    Discover this charming Beech home. Structural features include a welcoming covered porch, two secondary bedrooms, a shared full bath, a convenient laundry, a well-appointed kitchen boasting a generous center island and pantry, an inviting dining nook, a spacious great room with access to a comfortable covered patio, and an inspired primary suite offering a private bath and an oversized walk-in closet. This home also offers quartz countertops throughout. Learn more today!

28. 2025-11-21
    price $296,831 475-char remark

    Show marketing remark (475 chars)

    Discover this charming Beech home. Structural features include a welcoming covered porch, two secondary bedrooms, a shared full bath, a convenient laundry, a well-appointed kitchen boasting a generous center island and pantry, an inviting dining nook, a spacious great room with access to a comfortable covered patio, and an inspired primary suite offering a private bath and an oversized walk-in closet. This home also offers quartz countertops throughout. Learn more today!

29. 2025-11-18
    price $297,061 475-char remark

    Show marketing remark (475 chars)

    Discover this charming Beech home. Structural features include a welcoming covered porch, two secondary bedrooms, a shared full bath, a convenient laundry, a well-appointed kitchen boasting a generous center island and pantry, an inviting dining nook, a spacious great room with access to a comfortable covered patio, and an inspired primary suite offering a private bath and an oversized walk-in closet. This home also offers quartz countertops throughout. Learn more today!

30. 2025-11-12
    price $294,061 475-char remark

    Show marketing remark (475 chars)

    Discover this charming Beech home. Structural features include a welcoming covered porch, two secondary bedrooms, a shared full bath, a convenient laundry, a well-appointed kitchen boasting a generous center island and pantry, an inviting dining nook, a spacious great room with access to a comfortable covered patio, and an inspired primary suite offering a private bath and an oversized walk-in closet. This home also offers quartz countertops throughout. Learn more today!

31. 2025-11-07
    price $290,061 475-char remark

    Show marketing remark (475 chars)

    Discover this charming Beech home. Structural features include a welcoming covered porch, two secondary bedrooms, a shared full bath, a convenient laundry, a well-appointed kitchen boasting a generous center island and pantry, an inviting dining nook, a spacious great room with access to a comfortable covered patio, and an inspired primary suite offering a private bath and an oversized walk-in closet. This home also offers quartz countertops throughout. Learn more today!

32. 2025-11-06
    listed $289,961 Active 475-char remark

    Show marketing remark (475 chars)

    Discover this charming Beech home. Structural features include a welcoming covered porch, two secondary bedrooms, a shared full bath, a convenient laundry, a well-appointed kitchen boasting a generous center island and pantry, an inviting dining nook, a spacious great room with access to a comfortable covered patio, and an inspired primary suite offering a private bath and an oversized walk-in closet. This home also offers quartz countertops throughout. Learn more today!

ⓘ 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: $891 · $74/mo
• Projected year-2 tax: $2,415 · $201/mo
• Expected delta: +$1,524/yr (+$127/mo · 171.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,510
• − Mortgage interest: −$16,300
• − Property taxes: −$891
• − Insurance: −$1,455
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − HOA: −$552
• − Depreciation: −$8,465
• Taxable loss: −$6,235
• Est. tax savings @ 24.0%: +$1,497
• After-tax cash flow: $439/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): 12,298
• Household income: $81,792
• Rent vs Own: 13.7% rent · 86.3% own
• Severe rent burden: 177.0

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 0.58)
• Race & ethnicity: White 61% Black 19% Hispanic / Latino 11% Two or more races 11% Asian 5%
• Hispanic origin (detail): Cuban 7%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 8% · Canada
• Languages at home: 95% English-only · Spanish 4% Arabic 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: ▼ -64.90%
• Current HPI: 293.7943
• Rent YoY: —
• 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

+0.4% since first listed

17 events — show timeline

• 2026-05-21 Price Changed $290,997 Zillow
• 2026-05-11 Listed $288,997 realMLS
• 2026-05-02 Price Changed $288,997 Zillow
• 2026-04-29 Price Changed $287,997 Zillow
• 2026-03-04 Price Changed $298,181 Zillow
• 2026-02-05 Price Changed $297,206 Zillow
• 2026-01-18 Price Changed $301,206 Zillow
• 2025-12-20 Price Changed $297,206 Zillow
• 2025-12-19 Price Changed $294,206 Zillow
• 2025-12-12 Price Changed $297,206 Zillow
• 2025-12-10 Price Changed $296,831 Zillow
• 2025-12-03 Price Changed $297,831 Zillow
• 2025-11-21 Price Changed $296,831 Zillow
• 2025-11-18 Price Changed $297,061 Zillow
• 2025-11-12 Price Changed $294,061 Zillow
• 2025-11-07 Price Changed $290,061 Zillow
• 2025-11-06 Listed $289,961 Zillow

Property tax history

+5.2%/yr

Latest (2025): $891 · +5.2% YoY. Source: county tax records.