11444 Hall Blvd · Jacksonville, FL 32218

$249,000

4 bd · 2.0 ba · 1,470 sqft · SingleFamily public records · 136 Days on market

Built 2023 0.35 ac lot Est $298k · 17% under ↓ 17% 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).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute new 4 bedroom, 2 bath home close to completion. Open concept floor plan. Wood look vinyl planks in living area, carpet in bedrooms; white cabinets with granite counters Stainless steel appliance package included (26cf side by side fridge w/ ice & water, self-cleaning glass top range, dishwasher and OTR microwave). Home comes with 1yr builder warranty and termite bond. (Interior photos are an example; color & finishes will vary). **This home has a high performance engineered septic system which will have yearly maintenance agreement and fee. ***Well was done by a licensed & experienced well driller who pulled the proper well permits; builder is not responsible for any odor or taste of water that may or may not be present.

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 2023

Property features AI

Finance

• Financial info: Tax information available (details excluded per instructions)
• HOA & community: Not a senior community

Exterior

• Parking: Attached garage; 2-car garage
• Security: Smoke Detector(s)
• Utilities: Septic tank; Cable available; Electricity available
• Home design: Single family residence; Property is attached
• Construction: Fiber cement and frame construction
• Exterior features: Patio; Smoke detectors; Irregular lot; Front and rear sprinklers; Asphalt road access

Interior

• Kitchen: No appliances included (none listed)
• Bedrooms: 4 bedrooms (main level listed rooms include living room and kitchen on main)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Entrance foyer; Primary bathroom with tub and shower
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-39 ($-465/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (16.8% below list).
• Recommended offer: $207k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Louis S. Sheffield Elementary School (math 67% / reading 61%, grade B, #552 of 2,144 statewide, top 26%, 725 students, 41% 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 47% FRL track the district average.
• Market conditions: Rents soft (-0.4%/yr); 735 active listings in the ZIP; 4 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 36% 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 136 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $36k (13%) 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; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,248 (16.8% 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 136 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.83% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $298,410
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11301 Dunn Creek Rd	0.26mi	3/2.0 (-1)	1,470 (0%)	15mo	$282,000	$192	70
2269 Parkin Rd	0.55mi	4/2.0	1,552 (+6%)	8mo	$185,000	$119	58
11775 Rice Rd	0.71mi	3/1.0 (-1)	1,472 (+0%)	1mo	$257,500	$175	57
11816 Leonardo Ln W	0.48mi	3/2.0 (-1)	1,609 (+10%)	1mo	$395,000	$245	56
11828 Leonardo Ln E	0.54mi	3/3.0 (-1)	1,538 (+5%)	8mo	$365,000	$237	52
11521 Dunforth Cove Dr	0.50mi	3/2.0 (-1)	1,604 (+9%)	10mo	$325,000	$203	48
11828 Hayden Lakes Cir	0.69mi	3/2.0 (-1)	1,507 (+2%)	17mo	$321,000	$213	44
12148 Hayden Lakes Cir	0.65mi	3/2.0 (-1)	1,506 (+2%)	23mo	$299,000	$199	41
2357 Davis Rd	0.60mi	3/1.5 (-1)	1,672 (+14%)	14mo	$290,000	$173	31
12092 Hayden Lakes Cir	0.69mi	3/2.0 (-1)	1,319 (-10%)	23mo	$300,000	$227	26

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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-48,885
• Equity at exit: $37,127

10-year hold

• IRR: -22.5%
• Equity multiple: 0.01×
• Total profit: $-69,201
• Equity at exit: $21,529

Cash invested: $69,720 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,072 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$266 /mo · $3,197/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-39

Break-even live

Break-even rent $2,122

Max offer price $242,159

Occupancy floor 97%

Sensitivity live

Price	-10% $102	-5% $32	+0% $-39	+5% $-109	+10% $-180
Rent	-10% $-202	-5% $-121	+0% $-39	+5% $43	+10% $125
Rate	-1.0pp $87	-0.5pp $25	base $-39	+0.5pp $-103	+1.0pp $-169

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11657 Hickory Oak Dr Jacksonville, FL	3.0	2.5	1781	$1,725	$0.97	25d	1	0.34mi
11816 Lake Bend Cir Jacksonville, FL	3.0	2.5	1642	$1,745	$1.06	16d	1	0.79mi
3130 Little Kern Ln Jacksonville, FL	4.0	2.0	1778	$2,300	$1.29	23d	1	1.25mi
12461 Richfield Blvd Jacksonville, FL	3.0	2.0	1850	$2,000	$1.08	25d	1	1.35mi

Listing history 22 events

1. 2026-06-21
   days on market $249,000 Active 136 DOM
2. 2026-06-18
   days on market $249,000 Active 133 DOM
3. 2026-06-17
   days on market $249,000 Active 132 DOM
4. 2026-06-16
   days on market $249,000 Active 131 DOM
5. 2026-06-15
   days on market $249,000 Active 130 DOM
6. 2026-06-10
   days on market $249,000 Active 124 DOM
7. 2026-06-08
   days on market $249,000 Active 123 DOM
8. 2026-06-07
   days on market $249,000 Active 122 DOM
9. 2026-06-03
   days on market $249,000 Active 118 DOM
10. 2026-06-02
    days on market $249,000 Active 117 DOM
11. 2026-06-01
    days on market $249,000 Active 116 DOM
12. 2026-05-31
    days on market $249,000 Active 115 DOM
13. 2026-05-04
    price $249,000
14. 2026-03-03
    status Active
15. 2026-03-03
    price $260,000
16. 2026-02-24
    status Pending
17. 2026-02-17
    price $239,000
18. 2026-02-12
    price $265,000
19. 2026-01-29
    listed $285,000 Active
20. 2023-08-03
    soldstatus $300,000 Sold 747-char remark

    Show marketing remark (747 chars)

    Cute new 4 bedroom, 2 bath home close to completion. Open concept floor plan. Wood look vinyl planks in living area, carpet in bedrooms; white cabinets with granite counters Stainless steel appliance package included (26cf side by side fridge w/ ice & water, self-cleaning glass top range, dishwasher and OTR microwave). Home comes with 1yr builder warranty and termite bond. (Interior photos are an example; color & finishes will vary). **This home has a high performance engineered septic system which will have yearly maintenance agreement and fee. ***Well was done by a licensed & experienced well driller who pulled the proper well permits; builder is not responsible for any odor or taste of water that may or may not be present.

21. 2023-05-29
    status Pending 747-char remark

    Show marketing remark (747 chars)

    Cute new 4 bedroom, 2 bath home close to completion. Open concept floor plan. Wood look vinyl planks in living area, carpet in bedrooms; white cabinets with granite counters Stainless steel appliance package included (26cf side by side fridge w/ ice & water, self-cleaning glass top range, dishwasher and OTR microwave). Home comes with 1yr builder warranty and termite bond. (Interior photos are an example; color & finishes will vary). **This home has a high performance engineered septic system which will have yearly maintenance agreement and fee. ***Well was done by a licensed & experienced well driller who pulled the proper well permits; builder is not responsible for any odor or taste of water that may or may not be present.

22. 2023-05-22
    listed $299,900 Active 747-char remark

    Show marketing remark (747 chars)

    Cute new 4 bedroom, 2 bath home close to completion. Open concept floor plan. Wood look vinyl planks in living area, carpet in bedrooms; white cabinets with granite counters Stainless steel appliance package included (26cf side by side fridge w/ ice & water, self-cleaning glass top range, dishwasher and OTR microwave). Home comes with 1yr builder warranty and termite bond. (Interior photos are an example; color & finishes will vary). **This home has a high performance engineered septic system which will have yearly maintenance agreement and fee. ***Well was done by a licensed & experienced well driller who pulled the proper well permits; builder is not responsible for any odor or taste of water that may or may not be present.

ⓘ 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: $3,197 · $266/mo
• Projected year-2 tax: $3,197 · $266/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 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: $24,870
• − Mortgage interest: −$13,948
• − Property taxes: −$3,197
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − Depreciation: −$7,244
• Taxable loss: −$4,743
• Est. tax savings @ 24.0%: +$1,138
• After-tax cash flow: $674/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

-17.0% since first listed

10 events — show timeline

• 2026-05-04 Price Changed $249,000 realMLS
• 2026-03-03 Relisted — realMLS
• 2026-03-03 Price Changed $260,000 realMLS
• 2026-02-24 Pending — realMLS
• 2026-02-17 Price Changed $239,000 realMLS
• 2026-02-12 Price Changed $265,000 realMLS
• 2026-01-29 Listed $285,000 realMLS
• 2023-08-03 Sold (MLS) $300,000 realMLS
• 2023-05-29 Pending — realMLS
• 2023-05-22 Listed $299,900 realMLS

Property tax history

+27.5%/yr

Latest (2025): $3,197 · +9.1% YoY. Source: county tax records.