1187 Pecan Cv · Jacksonville, FL 32221

$230,000

4 bd · 2.0 ba · 1,257 sqft · SingleFamily public records · 15 Days on market

Built 1965 9,583 sqft lot Est $246k · 7% under

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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 +12.0/30.0
• ARV discount +10.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• DSCR +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming and spacious 4-bedroom, 2-bathroom home, bursting with opportunity and character! Nestled in a highly sought-after neighborhood, this home is perfect for those looking to add their personal touch while enjoying an inviting and functional layout. With expansive living and family rooms, there's no shortage of space for gatherings, movie nights, or simply unwinding after a long day. Step outside to a backyard paradise brimming with possibilities! Whether you dream of hosting poolside BBQs, creating a lush garden retreat, or setting up the ultimate outdoor entertaining space, this yard is ready to be transformed. The pool offers a refreshing escape, while the versatile she-shed can be anything you desire—a home office, art studio, game room, or extra storage space. With its unbeatable location, incredible potential, and endless possibilities, this home is a rare find. Don't miss out on the chance to make it your own—schedule a showing today!

Key facts

• Rolling hills area
• Pool home
• Solar panels

Tags

• POOL HOME
• SOLAR PANELS
• FENCED BACKYARD
• ROLLING HILLS AREA
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-56 ($-678/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (13.4% below list).
• Recommended offer: $199k (13.4% 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: Crystal Springs Elementary School (math 51% / reading 41%, grade D-, #1,234 of 2,144 statewide, top 58%, 907 students, 66% FRL); Charger Academy (math 33% / reading 26%, grade F, #469 of 571 statewide, top 84%, 961 students, 71% FRL); Edward H. White High School (math 31% / reading 25%, grade F, #464 of 667 statewide, top 70%, 1,538 students, 64% FRL) — zoned schools average 67% FRL vs 49% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.1%/yr); 219 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

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 15 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago 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.

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 $199,221 (13.4% 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. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.87% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $246,372
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1187 Pecan Cv	0.00mi	5/2.0 (+1)	1,257 (0%)	1mo	$247,000	$196	94
1144 Crown Dr	0.13mi	3/2.0 (-1)	1,260 (+0%)	1mo	$235,000	$187	88
7641 Rolling Hills Dr	0.24mi	3/2.0 (-1)	1,262 (+0%)	6mo	$140,000	$111	78
7446 S Skye Dr	0.32mi	4/2.0	1,323 (+5%)	6mo	$245,000	$185	71
1082 Cahoon Rd	0.49mi	3/2.0 (-1)	1,209 (-4%)	2mo	$260,000	$215	64
1070 Cahoon Rd	0.50mi	3/2.0 (-1)	1,209 (-4%)	2mo	$260,000	$215	63
1076 Cahoon Rd	0.49mi	3/2.0 (-1)	1,209 (-4%)	3mo	$260,000	$215	63
8234 Frost St S	0.58mi	3/2.0 (-1)	1,224 (-3%)	2mo	$284,000	$232	62
1064 Cahoon Rd	0.50mi	3/2.0 (-1)	1,209 (-4%)	4mo	$260,000	$215	62
1044 Hillock Dr E	0.35mi	3/2.0 (-1)	1,383 (+10%)	2mo	$253,000	$183	60
814 Greeland Ave	0.60mi	4/2.0	1,416 (+13%)	1mo	$240,000	$169	50
7671 Gordean Rd	0.65mi	4/1.5	1,356 (+8%)	7mo	$225,000	$166	49

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 · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-42,561
• Equity at exit: $34,294

10-year hold

• IRR: -13.5%
• Equity multiple: 0.25×
• Total profit: $-48,519
• Equity at exit: $19,886

Cash invested: $64,400 (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 32221

• Home prices YoY: -19.2%
• Rents YoY: 2.1%
• Active inventory: 219
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,992 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$328 /mo · $3,940/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-56

Break-even live

Break-even rent $2,064

Max offer price $220,022

Occupancy floor 98%

Sensitivity live

Price	-10% $74	-5% $9	+0% $-56	+5% $-122	+10% $-187
Rent	-10% $-214	-5% $-135	+0% $-56	+5% $22	+10% $101
Rate	-1.0pp $59	-0.5pp $2	base $-56	+0.5pp $-116	+1.0pp $-177

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1116 Palisades Dr Jacksonville, FL	3.0	2.0	1161	$1,550	$1.34	4d	1	0.14mi
7777 Normandy Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1040	$1,999	$1.92	4d	19	0.36mi
1485 Fouraker Rd Jacksonville, FL	1.0–3.0	1.0–2.0	947	$1,965	$2.07	4d	55	0.41mi
8054 Graff Ln Jacksonville, FL	3.0	2.0	1117	$1,699	$1.52	3d	1	0.42mi
909 Westgate Dr Jacksonville, FL	3.0	1.5	1051	$1,595	$1.52	5d	1	0.57mi
863 Westgate Dr Jacksonville, FL	3.0	2.0	1287	$1,800	$1.40	18d	1	0.61mi
8311 Santman Ct Jacksonville, FL	3.0	2.0	1268	$1,400	$1.10	25d	1	0.62mi
1512 Rebecca Dr Jacksonville, FL	3.0	2.0	1694	$1,895	$1.12	16d	1	0.84mi
7010 Arques Rd Jacksonville, FL	3.0	1.0	1428	$1,595	$1.12	15d	1	0.88mi
7010 Arques Rd Jacksonville, FL	3.0	1.0	1428	$1,595	$1.12	12d	1	0.88mi
726 Sailor Grove Ln Jacksonville, FL	4.0	2.5	1554	$1,850	$1.19	4d	1	0.90mi
7810 Spring Branch Dr S Jacksonville, FL	3.0	2.0	1284	$1,960	$1.53	3d	1	0.95mi
1484 Bloomingdale Rd Jacksonville, FL	3.0	2.0	1266	$1,899	$1.50	5d	1	0.97mi
8054 Paschal St Jacksonville, FL	4.0	1.0	1192	$1,850	$1.55	25d	1	1.04mi
909 La Marche Dr Jacksonville, FL	3.0	1.0	1326	$1,600	$1.21	21d	1	1.05mi
8642 Hammond Forest Dr Jacksonville, FL	3.0	2.0	1773	$1,900	$1.07	9d	1	1.10mi
8642 Hammond Forest Dr Jacksonville, FL	3.0	2.0	1773	$1,900	$1.07	18d	1	1.10mi
7841 Mariner St Jacksonville, FL	3.0	2.0	1209	$1,625	$1.34	18d	1	1.16mi
7847 Mariner St Jacksonville, FL	3.0	2.0	1209	$1,599	$1.32	25d	1	1.16mi
6781 Grace Ln Jacksonville, FL	4.0	3.0	1296	$2,300	$1.77	25d	1	1.18mi
8697 Elmo Ln Jacksonville, FL	4.0	2.5	1500	$1,975	$1.32	25d	1	1.25mi
8001 Ridgehill View Rd Jacksonville, FL	4.0	2.0	1526	$1,845	$1.21	12d	1	1.29mi
1936 Constant Dr Jacksonville, FL	3.0	2.0	1124	$1,645	$1.46	25d	1	1.30mi
2002 Constant Dr Jacksonville, FL	3.0	1.0	1038	$1,580	$1.52	5d	1	1.33mi
734 Bent Baum Rd Jacksonville, FL	3.0	2.5	1725	$1,650	$0.96	25d	1	1.36mi
7963 Lemans Dr Jacksonville, FL	3.0	1.5	1068	$1,349	$1.26	25d	1	1.47mi

Listing history 20 events

1. 2026-04-14
   status Pending
2. 2026-03-29
   listed $230,000 Active
3. 2025-09-05
   historical 989-char remark

   Show marketing remark (989 chars)

   Welcome to this charming and spacious 4-bedroom, 2-bathroom home, bursting with opportunity and character! Nestled in a highly sought-after neighborhood, this home is perfect for those looking to add their personal touch while enjoying an inviting and functional layout. With expansive living and family rooms, there's no shortage of space for gatherings, movie nights, or simply unwinding after a long day. Step outside to a backyard paradise brimming with possibilities! Whether you dream of hosting poolside BBQs, creating a lush garden retreat, or setting up the ultimate outdoor entertaining space, this yard is ready to be transformed. The pool offers a refreshing escape, while the versatile she-shed can be anything you desire—a home office, art studio, game room, or extra storage space. With its unbeatable location, incredible potential, and endless possibilities, this home is a rare find. Don't miss out on the chance to make it your own—schedule a showing today!

4. 2025-03-06
   listed $319,500 Active 989-char remark

   Show marketing remark (989 chars)

   Welcome to this charming and spacious 4-bedroom, 2-bathroom home, bursting with opportunity and character! Nestled in a highly sought-after neighborhood, this home is perfect for those looking to add their personal touch while enjoying an inviting and functional layout. With expansive living and family rooms, there's no shortage of space for gatherings, movie nights, or simply unwinding after a long day. Step outside to a backyard paradise brimming with possibilities! Whether you dream of hosting poolside BBQs, creating a lush garden retreat, or setting up the ultimate outdoor entertaining space, this yard is ready to be transformed. The pool offers a refreshing escape, while the versatile she-shed can be anything you desire—a home office, art studio, game room, or extra storage space. With its unbeatable location, incredible potential, and endless possibilities, this home is a rare find. Don't miss out on the chance to make it your own—schedule a showing today!

5. 2022-06-14
   soldstatus $305,000
6. 2022-06-13
   soldstatus $305,000 Sold 701-char remark

   Show marketing remark (701 chars)

   Welcome home! This beautiful 4 Bed/2 Bath 1600 Sqft home is nestled in a quiet cul de sac, boasting a backyard oasis perfect for hanging around the pool year round. From curb appeal to integrity, this home has it all. It has been reroofed, new flooring installed, interior and exterior repaint, new fencing and the pool has a brand new motor. Endless potential with an additional detached pool house/workshop that can be used for additional storage or your next project. Located 15 minutes to Riverside and 30 minutes from the Beach, you can't beat this location. Come see for yourself and schedule a showing today! *** Multiple Offers Received, please submit all offers by Monday May 16th at Noon.

7. 2022-06-13
   soldstatus $305,000

   Show marketing remark (701 chars)

   Welcome home! This beautiful 4 Bed/2 Bath 1600 Sqft home is nestled in a quiet cul de sac, boasting a backyard oasis perfect for hanging around the pool year round. From curb appeal to integrity, this home has it all. It has been reroofed, new flooring installed, interior and exterior repaint, new fencing and the pool has a brand new motor. Endless potential with an additional detached pool house/workshop that can be used for additional storage or your next project. Located 15 minutes to Riverside and 30 minutes from the Beach, you can't beat this location. Come see for yourself and schedule a showing today! *** Multiple Offers Received, please submit all offers by Monday May 16th at Noon.

8. 2022-05-16
   status Pending 701-char remark

   Show marketing remark (701 chars)

   Welcome home! This beautiful 4 Bed/2 Bath 1600 Sqft home is nestled in a quiet cul de sac, boasting a backyard oasis perfect for hanging around the pool year round. From curb appeal to integrity, this home has it all. It has been reroofed, new flooring installed, interior and exterior repaint, new fencing and the pool has a brand new motor. Endless potential with an additional detached pool house/workshop that can be used for additional storage or your next project. Located 15 minutes to Riverside and 30 minutes from the Beach, you can't beat this location. Come see for yourself and schedule a showing today! *** Multiple Offers Received, please submit all offers by Monday May 16th at Noon.

9. 2022-05-05
   listed $299,900 Active 701-char remark

   Show marketing remark (701 chars)

   Welcome home! This beautiful 4 Bed/2 Bath 1600 Sqft home is nestled in a quiet cul de sac, boasting a backyard oasis perfect for hanging around the pool year round. From curb appeal to integrity, this home has it all. It has been reroofed, new flooring installed, interior and exterior repaint, new fencing and the pool has a brand new motor. Endless potential with an additional detached pool house/workshop that can be used for additional storage or your next project. Located 15 minutes to Riverside and 30 minutes from the Beach, you can't beat this location. Come see for yourself and schedule a showing today! *** Multiple Offers Received, please submit all offers by Monday May 16th at Noon.

10. 2022-05-05
    listed $299,900

    Show marketing remark (701 chars)

    Welcome home! This beautiful 4 Bed/2 Bath 1600 Sqft home is nestled in a quiet cul de sac, boasting a backyard oasis perfect for hanging around the pool year round. From curb appeal to integrity, this home has it all. It has been reroofed, new flooring installed, interior and exterior repaint, new fencing and the pool has a brand new motor. Endless potential with an additional detached pool house/workshop that can be used for additional storage or your next project. Located 15 minutes to Riverside and 30 minutes from the Beach, you can't beat this location. Come see for yourself and schedule a showing today! *** Multiple Offers Received, please submit all offers by Monday May 16th at Noon.

11. 2022-05-04
    historical
12. 2022-04-29
    status Active
13. 2022-04-21
    status Pending
14. 2022-04-14
    listed $299,900 Active
15. 2021-12-03
    historical
16. 2021-12-03
    status Pending
17. 2021-11-23
    historical Active - Contingent
18. 2021-11-16
    listed $227,900 Active
19. 1999-05-21
    soldstatus $86,700
20. 1996-06-26
    soldstatus $75,000

ⓘ 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: $3,940 · $328/mo
• Projected year-2 tax: $3,940 · $328/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,907
• − Mortgage interest: −$12,884
• − Property taxes: −$3,940
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$6,691
• Taxable loss: −$4,583
• Est. tax savings @ 24.0%: +$1,100
• After-tax cash flow: $422/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): 32,833
• Household income: $82,969
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 516.0

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 0.65)
• Race & ethnicity: White 48% Black 33% Hispanic / Latino 9% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Italian 3% Slovak 2% Hispanic 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 2% Vietnamese 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: ▼ -62.74%
• Current HPI: 263.7591
• Rent YoY: ▲ 2.12%
• 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

+206.7% since first listed

20 events — show timeline

• 2026-04-14 Pending — realMLS
• 2026-03-29 Listed $230,000 realMLS
• 2025-09-05 Listing Removed — realMLS
• 2025-03-06 Listed $319,500 realMLS
• 2022-06-14 Sold (Public Records) $305,000 Public Records
• 2022-06-13 Sold (MLS) $305,000 St. Augustine and St. Johns County Board of REALTORS®
• 2022-06-13 Sold (MLS) $305,000 realMLS
• 2022-05-16 Pending — realMLS
• 2022-05-05 Listed $299,900 St. Augustine and St. Johns County Board of REALTORS®
• 2022-05-05 Listed $299,900 realMLS
• 2022-05-04 Listing Removed — realMLS
• 2022-04-29 Relisted — realMLS
• 2022-04-21 Pending — realMLS
• 2022-04-14 Listed $299,900 realMLS
• 2021-12-03 Listing Removed — realMLS
• 2021-12-03 Pending — realMLS
• 2021-11-23 Contingent — realMLS
• 2021-11-16 Listed $227,900 realMLS
• 1999-05-21 Sold (Public Records) $86,700 Public Records
• 1996-06-26 Sold (Public Records) $75,000 Public Records

Property tax history

+13.5%/yr

Latest (2025): $3,940 · +7.1% YoY. Source: county tax records.