194 Brazil Nut Cir · Jacksonville, FL 32218

$214,990

2 bd · 2.5 ba · 1,220 sqft · Townhouse · 136 Days on market

Built 2026 Good condition 1-car garage $176/sqft · 17% below area Est $260k · 17% under $645/mo HOA · 36% of rent ↓ 6% 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 +4.8/30.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• 1% rule +3.4/10.0
• Rent growth +2.4/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The two-story Atlantic plan blends comfort and versatility, with a main floor centered around an impressive open kitchen with a walk-in pantry and an eat-in island. A dining area and a spacious great room are steps away, and a powder room rounds out this level. Upstairs, the owner's suite boasts a walk-in closet and a private bath with dual vanities. A secondary bedroom and a full bath complete this attractive plan.

Key facts

• Eat-in island
• Walk-in closet
• Private bath

Tags

• OPEN KITCHEN
• WALK-IN PANTRY
• EAT-IN ISLAND
• OWNER'S SUITE
• WALK-IN CLOSET
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-527 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (43.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (16.3% below list).
• Recommended offer: $122k (43.3% below list) — sets the bar for cash-flow.

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: Oceanway Elementary School (math 58% / reading 47%, grade C-, #976 of 2,144 statewide, top 46%, 637 students, 51% 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 50% FRL track the district average.
• Market conditions: Rents soft (-0.4%/yr); 1117 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 85d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 31% 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 $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 136 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $121,928 (43.3% 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 43% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 3.35%
• Cash-on-cash: -10.50%
• DSCR: 0.53
• GRM: 10.0

CMA / ARV

• ARV (median comp): $259,990
• List price: $214,990
• Delta: -17.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
198 Brazil Nut Cir	0.00mi	2/2.5	1,220 (0%)	2mo	$245,990	$202	98
166 Brazil Nut Cir	0.03mi	2/2.5	1,220 (0%)	3mo	$244,990	$201	96
162 Brazil Nut Cir	0.03mi	2/2.5	1,220 (0%)	3mo	$244,990	$201	96
14447 MacAdamia Ln	0.06mi	2/2.5	1,220 (0%)	5mo	$239,990	$197	93
14451 MacAdamia Ln	0.06mi	2/2.5	1,220 (0%)	6mo	$239,990	$197	92
14483 MacAdamia Ln #319	0.23mi	2/2.5	1,220 (0%)	23mo	$224,990	$184	70
14511 MacAdamia Ln #312	0.23mi	2/2.5	1,220 (0%)	24mo	$240,000	$197	70

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: -40.0%
• Equity multiple: -0.22×
• Total profit: $-73,350
• Equity at exit: $32,056

10-year hold

• IRR: -96.5%
• Equity multiple: -1.10×
• Total profit: $-126,183
• Equity at exit: $18,588

Cash invested: $60,197 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 10 under contract
• Months of supply: 3.8 mo (26%/mo absorbed)
• Median asking: $244,990 ($175/sqft)
• Median days on market: 69 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +21.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32218

• Home prices YoY: -25.7%
• Rents YoY: -0.4%
• Active inventory: 1117
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$90
• HOA: −$645
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-527

Break-even live

Break-even rent $2,466

Max offer price $121,928

Occupancy floor —

Sensitivity live

Price	-10% $-405	-5% $-466	+0% $-527	+5% $-588	+10% $-649
Rent	-10% $-669	-5% $-598	+0% $-527	+5% $-456	+10% $-385
Rate	-1.0pp $-419	-0.5pp $-472	base $-527	+0.5pp $-583	+1.0pp $-639

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: $53,748
• Closing costs: $6,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14454 Benton St Jacksonville, FL	3.0	2.0	1470	$1,850	$1.26	93d	1	0.59mi
15275 N Main St Jacksonville, FL	1.0–4.0	1.0–3.0	1075	$1,802	$1.68	0d	59	0.66mi
14416 Gossett St Jacksonville, FL	3.0	2.0	1196	$2,000	$1.67	88d	1	0.66mi
14410 Gossett St Jacksonville, FL	3.0	2.0	1421	$1,800	$1.27	85d	1	0.67mi
14355 N Main St Jacksonville, FL	1.0–3.0	1.0–2.0	1068	$1,994	$1.87	9d	82	0.70mi
14041 Hyatt Rd Jacksonville, FL	1.0–3.0	1.0–3.0	1052	$1,894	$1.80	0d	72	0.89mi
14209 Lyle Rd Jacksonville, FL	3.0	2.0	1127	$1,425	$1.26	9d	1	0.90mi
13949 Gossett St Jacksonville, FL	3.0	2.0	1470	$1,800	$1.22	119d	1	1.22mi

Property features AI

Finance

• HOA & community: Homeowners association with playgroundAssociation fee $484 quarterly

Exterior

• Parking: Attached garage with garage door opener1-car garage
• Security: Smoke detector(s)
• Utilities: 220-volt electricElectricity connectedNatural gas availablePublic sewerSewer connectedWater connected
• Home design: TownhouseTwo levelsAttached property
• Construction: Fiber cement exteriorShingle roof
• Exterior features: PatioSmoke detector(s)

Interior

• Kitchen: Convection ovenDishwasherGarbage disposalElectric rangeMicrowave
• Bedrooms: 2 bedrooms
• Flooring: CarpetTileVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (heat pump)Central electric air conditioning
• Interior features: Eat-in kitchenEntrance foyerKitchen islandOpen floor planPantryWalk-in closet(s)
• Laundry & utility: In-unit laundry (upper level)Gas water heater

Listing history 50 events

1. 2026-09-24
   days on market $214,990 Active 136 DOM
2. 2026-09-23
   days on market $214,990 Active 135 DOM
3. 2026-09-22
   days on market $214,990 Active 134 DOM
4. 2026-09-21
   days on market $214,990 Active 133 DOM
5. 2026-09-19
   days on market $214,990 Active 131 DOM
6. 2026-09-18
   days on market $214,990 Active 130 DOM
7. 2026-09-17
   pricedays on market $214,990 Active 129 DOM
8. 2026-09-16
   days on market $224,990 Active 128 DOM
9. 2026-09-15
   days on market $224,990 Active 127 DOM
10. 2026-09-14
    days on market $224,990 Active 126 DOM
11. 2026-09-13
    days on market $224,990 Active 125 DOM
12. 2026-09-12
    days on market $224,990 Active 124 DOM
13. 2026-09-11
    days on market $224,990 Active 123 DOM
14. 2026-09-05
    days on market $224,990 Active 117 DOM
15. 2026-09-04
    remarks 553-char remark
16. 2026-09-04
    pricedays on market $224,990 Active 116 DOM
17. 2026-08-31
    days on market $229,990 Active 112 DOM
18. 2026-08-29
    days on market $229,990 Active 110 DOM
19. 2026-08-28
    days on market $229,990 Active 109 DOM
20. 2026-08-27
    days on market $229,990 Active 108 DOM
21. 2026-08-25
    days on market $229,990 Active 106 DOM
22. 2026-08-24
    days on market $229,990 Active 105 DOM
23. 2026-08-23
    days on market $229,990 Active 104 DOM
24. 2026-08-22
    days on market $229,990 Active 103 DOM
25. 2026-08-21
    days on market $229,990 Active 102 DOM
26. 2026-08-20
    days on market $229,990 Active 101 DOM
27. 2026-08-19
    days on market $229,990 Active 100 DOM
28. 2026-08-18
    days on market $229,990 Active 99 DOM
29. 2026-08-17
    days on market $229,990 Active 98 DOM
30. 2026-08-16
    days on market $229,990 Active 97 DOM
31. 2026-08-15
    days on market $229,990 Active 96 DOM
32. 2026-08-14
    days on market $229,990 Active 95 DOM
33. 2026-08-13
    days on market $229,990 Active 94 DOM
34. 2026-08-12
    days on market $229,990 Active 93 DOM
35. 2026-08-11
    days on market $229,990 Active 92 DOM
36. 2026-08-10
    days on market $229,990 Active 91 DOM
37. 2026-08-09
    days on market $229,990 Active 90 DOM
38. 2026-08-08
    days on market $229,990 Active 89 DOM
39. 2026-08-07
    days on market $229,990 Active 88 DOM
40. 2026-08-06
    days on market $229,990 Active 87 DOM
41. 2026-08-05
    days on market $229,990 Active 86 DOM
42. 2026-08-04
    days on market $229,990 Active 85 DOM
43. 2026-08-03
    days on market $229,990 Active 84 DOM
44. 2026-07-31
    days on market $229,990 Active 81 DOM
45. 2026-07-30
    days on market $229,990 Active 80 DOM
46. 2026-07-30
    days on market $229,990 Active 79 DOM
47. 2026-07-28
    days on market $229,990 Active 78 DOM
48. 2026-07-24
    days on market $229,990 Active 74 DOM
49. 2026-07-23
    days on market $229,990 Active 73 DOM
50. 2026-07-22
    days on market $229,990 Active 72 DOM

ⓘ 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: $1,029 · $86/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$755/yr (+$63/mo · 73.4%)

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

Taxation est. · year 1

• Rental income: $21,584
• − Mortgage interest: −$12,043
• − Property taxes: −$1,029
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − HOA: −$7,740
• − Depreciation: −$6,254
• Taxable loss: −$10,010
• Est. tax savings @ 24.0%: +$2,402
• After-tax cash flow: $-3,919/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

Good 80/100 None rehab

This two-story townhouse is in excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with minor updates that can significantly enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both New flooring in bathrooms — Modern flooring can improve the look and feel of the bathrooms, making the home more appealing to buyers/tenants. ↑
• Both New kitchen appliances — Upgrading to newer, more energy-efficient appliances can improve the home's value and appeal to potential buyers/tenants. ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Oceanway Elementary School C- FL #976/2,144 Nat'l #11,114/41,679 Middle Oceanway School F FL #428/571 Nat'l #7,937/14,009 High First Coast High School F FL #499/667 Nat'l #12,309/17,239

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

A Composite livability gradescore 83/100

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 · 1,013,010 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Homeowners association with playgroundAssociation fee $484 quarterly

Exterior

• Parking: Attached garage with garage door opener1-car garage
• Security: Smoke detector(s)
• Utilities: 220-volt electricElectricity connectedNatural gas availablePublic sewerSewer connectedWater connected
• Home design: TownhouseTwo levelsAttached property
• Construction: Fiber cement exteriorShingle roof
• Exterior features: PatioSmoke detector(s)

Interior

• Kitchen: Convection ovenDishwasherGarbage disposalElectric rangeMicrowave
• Bedrooms: 2 bedrooms
• Flooring: CarpetTileVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (heat pump)Central electric air conditioning
• Interior features: Eat-in kitchenEntrance foyerKitchen islandOpen floor planPantryWalk-in closet(s)
• Laundry & utility: In-unit laundry (upper level)Gas water heater

Price history

-6.1% since first listed

6 events — show timeline

• 2026-06-12 Price Changed $229,990 Zillow
• 2026-06-11 Price Changed $229,990 AINCAR
• 2026-06-11 Price Changed $229,990 realMLS
• 2026-05-12 Listed $244,990 Zillow
• 2026-05-11 Listed $244,990 realMLS
• 2026-05-11 Listed $244,990 AINCAR

Property tax history

+4.7%/yr

Latest (2025): $1,029 · +4.7% YoY. Source: county tax records.