257 Pecan St · Jacksonville, FL 32211

$329,900

4 bd · 3.0 ba · 2,122 sqft · MultiFamily public records · 29 Days on market

Built 1956 7,405 sqft lot Est $303k · 9% over

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Why this score? — see what drove the C+ 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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• ARV discount +3.6/15.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Sold comp stat purposes only

Key facts

• 3 separate units
• Full kitchens
• 7,405 sq ft lot

Tags

• FULLY REMODELED PROPERTY
• 3 SEPARATE UNITS
• FULL KITCHENS
• FULLY FENCED BACKYARD
• ADDITIONAL STORAGE SHED
• STRONG RENTAL INCOME POTENTIAL

Property features AI

Finance

• Financial info: Currently used as an investment property; 3 total units

Exterior

• Parking: Other parking
• Utilities: Cable available
• Home design: Triplex
• Construction: Brick construction
• Exterior features: Back yard fencing; Few trees on the lot

Interior

• Kitchen: Electric cooktop; Electric oven; Refrigerator; Freezer; Electric water heater
• Bedrooms: 5 bedrooms total
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Investment property currently used as rental units; Cable available
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/?-bath units multifamily listed at $330k.

Deal economics

• At list price, monthly cash flow is $944 ($11k/yr) — positive. Per door: $236/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Recommended offer: $325k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• Market conditions: Rents rising (+2.5%/yr); 142 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• At $4,087/mo this rent would consume 86% of the median local household income ($57k/yr) (locally 2350% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $92k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 21y 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.
• Current owner paid $220k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $324,951 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.27%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $303,446
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7528 Jasper Ave	0.23mi	4/4.0	2,426 (+14%)	21mo	$347,500	$143	44

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $4,715
• Equity at exit: $49,189

10-year hold

• IRR: 10.5%
• Equity multiple: 1.80×
• Total profit: $73,515
• Equity at exit: $28,524

Cash invested: $92,372 (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 32211

• Rents YoY: 2.5%
• Active inventory: 142
• Price-to-rent: 26.9×

Monthly cashflow live

• Estimated rent: $4,087 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$417 /mo · $5,001/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$858
• Net cashflow: $944

Break-even live

Break-even rent $2,891

Max offer price $329,900

Occupancy floor 72%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	—	$4,088
Total (4 units)			$4,087

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8301 Galveston Ave Jacksonville, FL	4.0	2.5	1555	$1,728	$1.11	15d	1	0.33mi
8450 Jasper Ave Jacksonville, FL	4.0	2.5	1635	$1,783	$1.09	8d	1	0.49mi
8617 Dandy Ave Jacksonville, FL	4.0	2.5	1555	$1,846	$1.19	24d	1	0.57mi
8623 Dandy Ave Jacksonville, FL	4.0	2.5	1555	$1,846	$1.19	24d	1	0.58mi
8526 Kona Ave Jacksonville, FL	4.0	2.0	1535	$1,525	$0.99	24d	1	0.59mi
237 Aralia Ln Jacksonville, FL	3.0	2.5	1502	$1,875	$1.25	24d	1	0.63mi
246 Aralia Ln Jacksonville, FL	3.0	2.5	1502	$1,900	$1.26	24d	1	0.67mi
8752 India Ave Jacksonville, FL	4.0	2.5	1665	$1,796	$1.08	8d	1	0.68mi
421 Aralia Ln Jacksonville, FL	3.0	2.5	1492	$1,681	$1.13	21d	1	0.69mi
8816 Jasper Ave Jacksonville, FL	3.0	2.5	1509	$1,708	$1.13	15d	1	0.71mi
8824 Jasper Ave Jacksonville, FL	4.0	2.5	1665	$1,796	$1.08	8d	1	0.73mi
8400 Oden Ave Jacksonville, FL	4.0	2.5	1665	$2,110	$1.27	20d	1	0.74mi
451 Matilda Ln Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	1.00mi
451 Matilda Ln Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	8d	1	1.00mi
909 Arlingwood Ave Jacksonville, FL	3.0	2.0	1616	$2,100	$1.30	3d	1	1.01mi
454 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	4d	1	1.02mi
471 Matilda Ln Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	1.02mi
471 Matilda Ln Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	17d	1	1.02mi
514 Narnia Ct Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	1.05mi
514 Narnia Ct Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	24d	1	1.05mi
520 Narnia Ct Jacksonville, FL	4.0	2.5	1549	$2,149	$1.39	15d	1	1.06mi
520 Narnia Ct Jacksonville, FL	4.0	2.5	1549	$2,149	$1.39	24d	1	1.06mi
406 Nightingale Rd Jacksonville, FL	4.0	2.5	1922	$1,995	$1.04	8d	1	1.06mi
513 Narnia Ct Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	4d	1	1.06mi
481 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	1.06mi
481 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	24d	1	1.06mi
487 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	1.07mi
487 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	21d	1	1.07mi
514 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	24d	1	1.08mi
514 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	1.08mi
540 Narnia Ct Jacksonville, FL	4.0	2.5	1549	$2,149	$1.39	24d	1	1.08mi
540 Narnia Ct Jacksonville, FL	4.0	2.5	1549	$2,149	$1.39	15d	1	1.08mi
535 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	1.11mi
535 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	24d	1	1.11mi
545 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	24d	1	1.13mi
567 Narnia Ct Jacksonville, FL	4.0	2.5	1549	$2,149	$1.39	24d	1	1.13mi
558 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	21d	1	1.13mi
558 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	1.13mi
566 Kit St Jacksonville, FL	4.0	2.5	1549	$2,149	$1.39	8d	1	1.14mi
574 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	1.15mi

Listing history 50 events

1. 2026-06-18
   days on market $329,900 Active 29 DOM
2. 2026-06-17
   days on market $329,900 Active 28 DOM
3. 2026-06-16
   days on market $329,900 Active 27 DOM
4. 2026-06-15
   days on market $329,900 Active 26 DOM
5. 2026-06-13
   days on market $329,900 Active 24 DOM
6. 2026-06-13
   days on market $329,900 Active 23 DOM
7. 2026-06-10
   days on market $329,900 Active 20 DOM
8. 2026-06-08
   days on market $329,900 Active 19 DOM
9. 2026-06-07
   days on market $329,900 Active 18 DOM
10. 2026-06-05
    days on market $329,900 Active 15 DOM
11. 2026-06-03
    days on market $329,900 Active 14 DOM
12. 2026-06-02
    days on market $329,900 Active 13 DOM
13. 2026-06-01
    days on market $329,900 Active 12 DOM
14. 2026-05-31
    days on market $329,900 Active 11 DOM
15. 2026-05-18
    listed $329,900 Active
16. 2021-08-30
    soldstatus $220,000

    Show marketing remark (28 chars)

    Sold comp stat purposes only

17. 2021-08-30
    soldstatus $220,000 28-char remark

    Show marketing remark (28 chars)

    Sold comp stat purposes only

18. 2021-08-30
    listed $220,000

    Show marketing remark (28 chars)

    Sold comp stat purposes only

19. 2021-08-30
    listed $220,000 28-char remark

    Show marketing remark (28 chars)

    Sold comp stat purposes only

20. 2021-07-30
    status Pending
21. 2021-07-30
    historical
22. 2021-07-08
    listed $230,000 Active
23. 2021-04-17
    historical
24. 2021-04-14
    status Active
25. 2021-04-09
    status Pending
26. 2021-03-06
    historical Active - Contingent
27. 2021-01-14
    listed $228,000 Active
28. 2018-09-20
    soldstatus $125,000
29. 2018-09-14
    soldstatus $125,000 Sold
30. 2018-08-07
    status Pending
31. 2018-07-30
    price $134,900
32. 2018-07-06
    listed $139,900 Active
33. 2015-09-22
    soldstatus $79,900
34. 2015-09-18
    soldstatus $79,900 Sold
35. 2015-08-06
    historical
36. 2015-08-05
    status Pending
37. 2015-05-11
    listed $110,000 Active
38. 2015-05-11
    price $95,900
39. 2015-05-11
    price $79,900
40. 2015-05-11
    price $89,900
41. 2015-05-11
    price $99,900
42. 2015-04-22
    listed $110,000 Active
43. 2015-04-22
    price $79,900
44. 2015-04-22
    price $95,900
45. 2015-04-22
    price $89,900
46. 2015-04-22
    price $99,900
47. 2009-03-24
    historical
48. 2009-03-18
    soldstatus $44,000
49. 2008-07-22
    listed $39,900
50. 2008-04-03
    historical

ⓘ 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: $5,001 · $417/mo
• Projected year-2 tax: $5,001 · $417/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 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $49,044
• − Mortgage interest: −$18,480
• − Property taxes: −$5,001
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,924
• − Management: −$3,924
• − Depreciation: −$9,597
• Taxable income: $6,470
• Est. tax owed @ 24.0%: −$1,553
• After-tax cash flow: $9,781/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): 36,762
• Household income: $57,021
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 2350.0

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 0.70)
• Race & ethnicity: White 41% Black 33% Hispanic / Latino 15% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Cuban 3%
• Common ancestry: Hispanic 2% Slovak 2% Lithuanian 1%
• Foreign-born: 14% · Canada, Vietnam, Jamaica
• Languages at home: 79% English-only · Spanish 14% French/Haitian/Cajun 2% 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: ▼ -187.46%
• Current HPI: 330.4724
• Rent YoY: ▲ 2.50%
• 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

+142.6% since first listed

41 events — show timeline

• 2026-05-18 Listed $329,900 realMLS
• 2021-08-30 Listed $220,000 St. Augustine and St. Johns County Board of REALTORS®
• 2021-08-30 Listed $220,000 realMLS
• 2021-08-30 Sold (MLS) $220,000 St. Augustine and St. Johns County Board of REALTORS®
• 2021-08-30 Sold (MLS) $220,000 realMLS
• 2021-07-30 Pending — MARMLS
• 2021-07-30 Listing Removed — MARMLS
• 2021-07-08 Listed $230,000 MARMLS
• 2021-04-17 Listing Removed — realMLS
• 2021-04-14 Relisted — realMLS
• 2021-04-09 Pending — realMLS
• 2021-03-06 Contingent — realMLS
• 2021-01-14 Listed $228,000 realMLS
• 2018-09-20 Sold (Public Records) $125,000 Public Records
• 2018-09-14 Sold (MLS) $125,000 realMLS
• 2018-08-07 Pending — realMLS
• 2018-07-30 Price Changed $134,900 realMLS
• 2018-07-06 Listed $139,900 realMLS
• 2015-09-22 Sold (Public Records) $79,900 Public Records
• 2015-09-18 Sold (MLS) $79,900 realMLS
• 2015-08-06 Listing Removed — realMLS
• 2015-08-05 Pending — realMLS
• 2015-05-11 Listed $110,000 realMLS
• 2015-05-11 Price Changed $99,900 realMLS
• 2015-05-11 Price Changed $89,900 realMLS
• 2015-05-11 Price Changed $79,900 realMLS
• 2015-05-11 Price Changed $95,900 realMLS
• 2015-04-22 Listed $110,000 realMLS
• 2015-04-22 Price Changed $99,900 realMLS
• 2015-04-22 Price Changed $89,900 realMLS
• 2015-04-22 Price Changed $95,900 realMLS
• 2015-04-22 Price Changed $79,900 realMLS
• 2009-03-24 Listing Removed — realMLS
• 2009-03-18 Sold (MLS) $44,000 realMLS
• 2008-07-22 Listed $39,900 realMLS
• 2008-04-03 Listing Removed — realMLS
• 2007-08-11 Listed $174,900 realMLS
• 2005-05-16 Sold (Public Records) $135,900 Public Records
• 2005-04-19 Listing Removed — realMLS
• 2005-04-16 Sold (MLS) $135,900 realMLS
• 2005-02-18 Listed $136,000 realMLS

Property tax history

+14.1%/yr

Latest (2025): $5,001 · +16.9% YoY. Source: county tax records.