10118 Whistling Pne Ct · Jacksonville, FL 32221

$248,000

3 bd · 2.5 ba · 1,536 sqft · Townhouse · 48 Days on market

Built 2026 Excellent condition 3,049 sqft lot Est $240k · at est. $195/mo HOA · 10% of rent ↓ 4% since listing

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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 +11.4/30.0
• ARV discount +5.9/15.0
• Condition / age +4.8/5.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.3/10.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Contact Sales for Details

Key facts

• Quartz countertops
• Private patio
• Large island

Tags

• QUARTZ COUNTERTOPS
• BRIGHT WHITE CABINETRY
• SPACIOUS WALK-IN PANTRY
• LARGE ISLAND
• PRIVATE PATIO
• FLEXIBLE LOFT AREA

Property features AI

Finance

• HOA & community: Monthly association fee of $195 covering water; Homeowners association present

Exterior

• Parking: 2-car garage with garage door opener; Off-street parking
• Utilities: Underground electric; Public sewer; Water available; Sewer connected; Electricity connected; Cable available
• Home design: Townhouse; Property attached
• Construction: Built with fiber cement and frame construction; Shingle roof
• Exterior features: Patio; City street frontage; Asphalt road surface; Sprinklers in front and rear; Pond/waterfront

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump; Electric heating; Central air conditioning; Electric cooling
• Interior features: Two levels; Pond on the property; Sprinklers in front and rear
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $248k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (19.4% below list).
• Recommended offer: $200k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Crystal Springs Elementary School (math 51% / reading 41%, grade D-, #1,234 of 2,144 statewide, top 58%, 907 students, 66% 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 65% FRL vs 49% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.1%/yr); 217 active listings in the ZIP; 13 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 48 days — a 3% lower offer ($241k) 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 $199,901 (19.4% 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 48 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.93
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $239,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10124 Whistling Pne Ct	0.01mi	3/2.5	1,536 (0%)	1mo	$257,000	$167	98
10130 Whistling Pne Ct	0.02mi	3/2.5	1,526 (-1%)	1mo	$238,390	$156	97
10126 Whistling Pne Ct	0.01mi	3/2.5	1,526 (-1%)	1mo	$242,890	$159	97
1880 Normandy Pines Ln	0.05mi	3/2.5	1,526 (-1%)	1mo	$239,390	$157	96
1856 Normandy Pines Ln	0.07mi	3/2.5	1,526 (-1%)	1mo	$238,390	$156	95
10129 Treasure Oaks Ct	0.03mi	3/2.5	1,526 (-1%)	4mo	$227,890	$149	94
1876 Normandy Pines Ln	0.05mi	3/2.5	1,526 (-1%)	3mo	$231,000	$151	94
1872 Normandy Pines Ln	0.05mi	3/2.5	1,526 (-1%)	3mo	$228,000	$149	94
10113 Treasure Oaks Ct	0.02mi	3/2.5	1,526 (-1%)	4mo	$227,000	$149	94
1860 Normandy Pines Ln	0.06mi	3/2.5	1,526 (-1%)	2mo	$241,390	$158	94
1874 Normandy Pines Ln	0.05mi	3/2.5	1,526 (-1%)	3mo	$232,890	$153	94
1870 Normandy Pines Ln	0.05mi	3/2.5	1,526 (-1%)	5mo	$236,000	$155	93

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: -19.7%
• Equity multiple: 0.32×
• Total profit: $-47,337
• Equity at exit: $36,978

10-year hold

• IRR: -14.4%
• Equity multiple: 0.20×
• Total profit: $-55,243
• Equity at exit: $21,443

Cash invested: $69,440 (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: 217
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,999 high
• Mortgage (P&I): −$1,301
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$103
• HOA: −$195
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-85

Break-even live

Break-even rent $2,106

Max offer price $233,036

Occupancy floor 99%

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: $62,000
• Closing costs: $7,440
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2120 Blair Rd Jacksonville, FL	3.0	2.0	1272	$1,675	$1.32	23d	1	0.36mi
2514 Paris Mill Rd Jacksonville, FL	3.0	2.0	1974	$2,096	$1.06	7d	1	0.62mi
10355 Shelby Creek Rd S Jacksonville, FL	4.0	2.0	1917	$2,100	$1.10	20d	1	0.65mi
9670 Freefall Rd Jacksonville, FL	3.0	2.5	2109	$2,300	$1.09	14d	1	0.74mi
2081 Chaffee Rd S #19 Jacksonville, FL	3.0	2.0	1152	$1,619	$1.41	23d	1	0.81mi
2081 Chaffee Rd S Unit 43 Jacksonville, FL	4.0	2.0	1904	$1,829	$0.96	4d	1	0.82mi
2081 Chaffee Rd S #72 Jacksonville, FL	2.0	2.0	1216	$1,309	$1.08	23d	1	0.82mi
2625 Fox Creek Dr Jacksonville, FL	4.0	2.0	2018	$2,040	$1.01	23d	1	0.89mi
10161 Meadow Pointe Dr Jacksonville, FL	3.0	2.0	1810	$2,035	$1.12	16d	1	1.12mi
2167 Kistlers Ridge Way Jacksonville, FL	4.0	2.0	1456	$1,900	$1.30	14d	1	1.22mi
2210 Kistlers Ridge Way Jacksonville, FL	4.0	2.0	1456	$1,846	$1.27	23d	1	1.27mi
9183 Raptor Dr Jacksonville, FL	3.0	2.0	1091	$1,724	$1.58	4d	1	1.33mi
9101 Normandy Blvd Jacksonville, FL	2.0–3.0	1.0–2.0	994	$1,629	$1.64	3d	1	1.40mi

HOA detail

• Monthly dues: $195 · $2,340/yr

Listing history 19 events

1. 2026-06-18
   price $248,000 Active 48 DOM
2. 2026-06-18
   days on market $244,000 Active 48 DOM
3. 2026-06-17
   days on market $244,000 Active 47 DOM
4. 2026-06-16
   days on market $244,000 Active 46 DOM
5. 2026-06-15
   days on market $244,000 Active 45 DOM
6. 2026-06-13
   days on market $244,000 Active 42 DOM
7. 2026-06-10
   days on market $244,000 Active 39 DOM
8. 2026-06-08
   days on market $244,000 Active 38 DOM
9. 2026-06-07
   days on market $244,000 Active 37 DOM
10. 2026-06-05
    days on market $244,000 Active 34 DOM
11. 2026-06-03
    days on market $244,000 Active 33 DOM
12. 2026-06-02
    days on market $244,000 Active 32 DOM
13. 2026-06-01
    days on market $244,000 Active 31 DOM
14. 2026-05-31
    days on market $244,000 Active 30 DOM
15. 2026-05-24
    price $254,000 25-char remark

    Show marketing remark (25 chars)

    Contact Sales for Details

16. 2026-05-20
    price $254,000
17. 2026-05-11
    listed $259,290 Active 25-char remark

    Show marketing remark (25 chars)

    Contact Sales for Details

18. 2026-05-07
    price $259,290
19. 2026-05-01
    listed $264,290 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: $781 · $65/mo
• Projected year-2 tax: $2,058 · $172/mo
• Expected delta: +$1,278/yr (+$106/mo · 163.7%)

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

Taxation est. · year 1

• Rental income: $23,988
• − Mortgage interest: −$13,892
• − Property taxes: −$781
• − Insurance: −$1,240
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − HOA: −$2,340
• − Depreciation: −$7,215
• Taxable loss: −$5,317
• Est. tax savings @ 24.0%: +$1,276
• After-tax cash flow: $260/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 · 12 photos

Excellent 95/100 None rehab

This brand-new Charter townhome is move-in ready with excellent condition and a timeless design. It offers a spacious layout, modern finishes, and a well-maintained exterior.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Add smart home features — Improves convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Add smart home features — Improves convenience and marketability ↑

ⓘ 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: 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

-3.9% since first listed

5 events — show timeline

• 2026-05-24 Price Changed $254,000 Zillow
• 2026-05-20 Price Changed $254,000 realMLS
• 2026-05-11 Listed $259,290 Zillow
• 2026-05-07 Price Changed $259,290 realMLS
• 2026-05-01 Listed $264,290 realMLS