13249 Spartina Grass Dr · Jacksonville, FL 32218

$199,000

3 bd · 3.0 ba · 1,660 sqft · Townhouse public records · 79 Days on market

Built 2020 Good condition 2,178 sqft lot 1-car garage $120/sqft · 17% below area Est $240k · 17% under $300/mo HOA · 15% of rent

---

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 +7.8/30.0
• 1% rule +4.9/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +2.4/5.0
• Schools +2.2/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Check out this gorgeous newer townhome with an open floor plan, beautiful upgraded kitchen with solid countertops and stainless steel appliances, and with proximity to Jacksonville International Airport, River City Marketplace, and an easy commute all around Jacksonville, close to everything! This is being sold as is as part of a short sale.

Key facts

• $300 HOA
• Garage
• Built 2020

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (0.7% below list).
• Recommended offer: $160k (19.7% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 4.0% in Jacksonville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Biscayne Elementary School (math 58% / reading 39%, grade D, #1,152 of 2,144 statewide, top 55%, 796 students, 62% FRL); Highlands Middle School (math 31% / reading 21%, grade F, #506 of 571 statewide, top 89%, 697 students, 73% FRL); First Coast High School (math 18% / reading 33%, grade F, #499 of 667 statewide, top 75%, 2,117 students, 49% FRL).
• Zoned-school proficiency averages 33% at this address vs 46% district-wide (-12 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.4%/yr); 1117 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 68d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 34% 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 79 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,708 (19.7% 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 79 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.99% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.79%
• DSCR: 0.79
• GRM: 8.4

CMA / ARV

• ARV (median comp): $240,139
• List price: $199,000
• Delta: -17.13%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1330 Salt Ridge Ave	0.08mi	3/2.5	1,660 (0%)	4mo	$230,000	$139	91
747 Cole Rd W	0.43mi	3/2.0	1,742 (+5%)	7mo	$230,500	$132	61
12299 Sumter Square Dr W	0.89mi	4/2.0 (+1)	1,673 (+1%)	2mo	$265,000	$158	53
13013 Gillespie Ave	1.48mi	4/2.5 (+1)	1,655 (-0%)	8mo	$319,900	$193	51
12719 Palmetto St	1.23mi	4/2.0 (+1)	1,664 (+0%)	6mo	$240,000	$144	50
426 Sago Ave	1.45mi	4/2.0 (+1)	1,648 (-1%)	6mo	$299,900	$182	50
419 Eric Ave	1.44mi	4/2.0 (+1)	1,759 (+6%)	3mo	$368,000	$209	44
417 Sago Ave	1.44mi	4/2.0 (+1)	1,760 (+6%)	5mo	$285,000	$162	42
421 Sago Ave	1.45mi	4/2.0 (+1)	1,759 (+6%)	6mo	$329,900	$188	41
12239 Plumbridge Ln	1.14mi	3/2.0	1,439 (-13%)	5mo	$257,450	$179	35
101 Vernis Ave	1.22mi	3/2.0	1,247 (-25%)	5mo	$227,000	$182	32
216 Spaulding Rd	0.70mi	3/2.0	1,249 (-25%)	9mo	$620,000	$496	31

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: -28.9%
• Equity multiple: 0.07×
• Total profit: $-51,922
• Equity at exit: $29,672

10-year hold

• IRR: -55.6%
• Equity multiple: -0.52×
• Total profit: $-84,688
• Equity at exit: $17,206

Cash invested: $55,720 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $218,950 ($132/sqft)
• Median days on market: 59 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +9.7% vs 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: 8.4×

Monthly cashflow live

• Estimated rent: $1,975 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$357 /mo · $4,279/yr
• Insurance: −$83
• HOA: −$300
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-222

Break-even live

Break-even rent $2,257

Max offer price $159,708

Occupancy floor —

Sensitivity live

Price	-10% $-110	-5% $-166	+0% $-222	+5% $-279	+10% $-335
Rent	-10% $-378	-5% $-300	+0% $-222	+5% $-144	+10% $-66
Rate	-1.0pp $-122	-0.5pp $-172	base $-222	+0.5pp $-274	+1.0pp $-326

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: $49,750
• Closing costs: $5,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13267 Spartina Grass Dr Jacksonville, FL	3.0	2.5	1660	$2,000	$1.20	82d	1	0.03mi
1207 Coastal Meadow Trl Jacksonville, FL	3.0	2.5	1782	$1,000	$0.56	68d	1	0.15mi
14200 Duval Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1002	$1,987	$1.98	0d	23	0.21mi
12900 Broxton Bay Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1103	$1,700	$1.54	93d	33	0.67mi
12900 Broxton Bay Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1103	$1,725	$1.56	0d	15	0.67mi
12299 Sumter Square Dr W Jacksonville, FL	4.0	2.0	1673	$2,200	$1.32	6d	1	0.91mi
13100 Broxton Bay Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1161	$1,870	$1.61	6d	21	0.91mi
13100 Broxton Bay Dr Jacksonville, FL	1.0–2.0	1.0–2.0	1093	$1,696	$1.55	88d	47	0.91mi
12295 Sumter Square Dr E Jacksonville, FL	4.0	2.0	2078	$2,000	$0.96	76d	1	0.93mi
12255 Harts Rd Jacksonville, FL	4.0	2.0	1760	$1,864	$1.06	67d	1	1.04mi
12556 Palmetto St Jacksonville, FL	3.0	2.0	1517	$1,575	$1.04	113d	1	1.15mi
12556 Palmetto St Jacksonville, FL	3.0	2.0	1517	$1,575	$1.04	93d	1	1.15mi
12556 Palmetto St Jacksonville, FL	3.0	2.0	1517	$1,550	$1.02	9d	1	1.15mi
1104 Cherry Point Way Jacksonville, FL	4.0	2.0	1673	$1,849	$1.11	103d	1	1.18mi
863 Ashton Cove Ter Jacksonville, FL	4.0	2.0	1812	$950	$0.52	74d	1	1.18mi
11810 Cherry Bark Dr W Jacksonville, FL	3.0	2.0	1581	$2,000	$1.27	68d	1	1.37mi
843 Magic Cove Ln Jacksonville, FL	3.0	2.0	1680	$1,889	$1.12	76d	1	1.39mi
250 Vernis Ave Jacksonville, FL	4.0	1.0	1100	$2,050	$1.86	68d	1	1.40mi
525 New Berlin Rd Jacksonville, FL	4.0	1.0	1100	$2,050	$1.86	67d	1	1.41mi
256 Vernis Ave Jacksonville, FL	4.0	1.0	1050	$1,700	$1.62	9d	1	1.41mi
12948 Gillespie Ave Jacksonville, FL	3.0	2.0	1137	$1,900	$1.67	5d	1	1.41mi
12525 Tibbets Ln Jacksonville, FL	1.0–3.0	1.0–2.0	977	$1,939	$1.98	0d	38	1.45mi
11764 Wax Berry Ln Jacksonville, FL	4.0	2.0	2213	$2,139	$0.97	63d	1	1.47mi
11690 Cherry Bark Dr W Jacksonville, FL	3.0	2.0	1838	$2,050	$1.12	63d	1	1.47mi
13283 N Main St Jacksonville, FL	1.0–3.0	1.0–3.0	1041	$2,229	$2.14	0d	24	1.47mi
12359 Mangrove Forest Ct Jacksonville, FL	2.0	2.5	1424	$1,600	$1.12	9d	1	1.49mi

Property features AI

Finance

• HOA & community: Homeowners association with a $300 monthly feeNot a senior community

Exterior

• Parking: 1-car garage with garage door openerOff-street parking
• Utilities: Public sewerElectricity connectedSewer connectedWater connected
• Home design: Townhouse (attached property)
• Exterior features: No private poolLot approximately 0.05 acres

Interior

• Kitchen: DishwasherElectric ovenElectric rangeMicrowaveRefrigerator
• Bedrooms: 3 bedrooms
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Open floor plan

Listing history 50 events

1. 2026-09-24
   days on market $199,000 Active 79 DOM
2. 2026-09-23
   days on market $199,000 Active 78 DOM
3. 2026-09-22
   days on market $199,000 Active 77 DOM
4. 2026-09-21
   days on market $199,000 Active 76 DOM
5. 2026-09-19
   days on market $199,000 Active 74 DOM
6. 2026-09-18
   days on market $199,000 Active 73 DOM
7. 2026-09-17
   days on market $199,000 Active 72 DOM
8. 2026-09-16
   days on market $199,000 Active 71 DOM
9. 2026-09-15
   days on market $199,000 Active 70 DOM
10. 2026-09-14
    days on market $199,000 Active 69 DOM
11. 2026-09-13
    days on market $199,000 Active 68 DOM
12. 2026-09-12
    days on market $199,000 Active 67 DOM
13. 2026-09-12
    remarks 348-char remark
14. 2026-09-12
    status $199,000 Active 66 DOM
15. 2026-08-13
    days on market $199,000 Active Under Contract 66 DOM
16. 2026-08-12
    days on market $199,000 Active Under Contract 65 DOM
17. 2026-08-11
    days on market $199,000 Active Under Contract 64 DOM
18. 2026-08-10
    days on market $199,000 Active Under Contract 63 DOM
19. 2026-08-09
    days on market $199,000 Active Under Contract 62 DOM
20. 2026-08-08
    days on market $199,000 Active Under Contract 61 DOM
21. 2026-08-07
    days on market $199,000 Active Under Contract 60 DOM
22. 2026-08-06
    days on market $199,000 Active Under Contract 59 DOM
23. 2026-08-05
    days on market $199,000 Active Under Contract 58 DOM
24. 2026-08-04
    days on market $199,000 Active Under Contract 57 DOM
25. 2026-08-03
    days on market $199,000 Active Under Contract 56 DOM
26. 2026-07-31
    days on market $199,000 Active Under Contract 53 DOM
27. 2026-07-30
    days on market $199,000 Active Under Contract 52 DOM
28. 2026-07-30
    days on market $199,000 Active Under Contract 51 DOM
29. 2026-07-28
    days on market $199,000 Active Under Contract 50 DOM
30. 2026-07-24
    days on market $199,000 Active Under Contract 46 DOM
31. 2026-07-23
    days on market $199,000 Active Under Contract 45 DOM
32. 2026-07-22
    days on market $199,000 Active Under Contract 44 DOM
33. 2026-07-21
    days on market $199,000 Active Under Contract 43 DOM
34. 2026-07-18
    days on market $199,000 Active Under Contract 40 DOM
35. 2026-07-18
    days on market $199,000 Active Under Contract 39 DOM
36. 2026-07-16
    days on market $199,000 Active Under Contract 38 DOM
37. 2026-07-15
    days on market $199,000 Active Under Contract 37 DOM
38. 2026-07-14
    days on market $199,000 Active Under Contract 36 DOM
39. 2026-07-13
    days on market $199,000 Active Under Contract 35 DOM
40. 2026-07-13
    days on market $199,000 Active Under Contract 34 DOM
41. 2026-07-11
    days on market $199,000 Active Under Contract 33 DOM
42. 2026-07-10
    days on market $199,000 Active Under Contract 32 DOM
43. 2026-07-09
    days on market $199,000 Active Under Contract 31 DOM
44. 2026-07-07
    days on market $199,000 Active Under Contract 29 DOM
45. 2026-07-06
    days on market $199,000 Active Under Contract 28 DOM
46. 2026-07-05
    days on market $199,000 Active Under Contract 27 DOM
47. 2026-07-03
    days on market $199,000 Active Under Contract 25 DOM
48. 2026-07-02
    days on market $199,000 Active Under Contract 24 DOM
49. 2026-07-01
    days on market $199,000 Active Under Contract 23 DOM
50. 2026-06-30
    days on market $199,000 Active Under Contract 22 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: $4,279 · $357/mo
• Projected year-2 tax: $4,279 · $357/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 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 16 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: $23,706
• − Mortgage interest: −$11,147
• − Property taxes: −$4,279
• − Insurance: −$995
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − HOA: −$3,600
• − Depreciation: −$5,789
• Taxable loss: −$5,897
• Est. tax savings @ 24.0%: +$1,415
• After-tax cash flow: $-1,254/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 · 6 photos

Good 75/100 Cosmetic rehab Est. rehab $8,300–$24,900 screening

This townhouse is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minor maintenance and updates to enhance its value.

Value-add opportunities

• Both paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both replace countertops — Modern countertops can improve the kitchen's functionality and appearance ↑
• Both install new flooring in bathrooms — New flooring can make the bathrooms more inviting and functional ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Grasp Academy F FL #2,130/2,144 Nat'l #36,039/41,679 Middle Highlands Middle School F FL #506/571 Nat'l #10,089/14,009 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

---

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

Property features AI

Finance

• HOA & community: Homeowners association with a $300 monthly feeNot a senior community

Exterior

• Parking: 1-car garage with garage door openerOff-street parking
• Utilities: Public sewerElectricity connectedSewer connectedWater connected
• Home design: Townhouse (attached property)
• Exterior features: No private poolLot approximately 0.05 acres

Interior

• Kitchen: DishwasherElectric ovenElectric rangeMicrowaveRefrigerator
• Bedrooms: 3 bedrooms
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Open floor plan

Price history

2 events — show timeline

• 2026-06-16 Contingent — realMLS
• 2026-05-25 Listed $199,000 realMLS

Property tax history

+49.1%/yr

Latest (2025): $4,279 · +10.5% YoY. Source: county tax records.