14484 Canter Rd · Jacksonville, FL 32234

$271,440

3 bd · 2.5 ba · 1,468 sqft · Townhouse · 94 Days on market

Built 2026 Good condition $130/mo HOA · 6% of rent

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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 +8.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• 1% rule +3.3/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

The Pearson townhome offers a smart and inviting design that makes the most of every square foot, delivering approximately 1,468 square feet of comfortable living space with three bedrooms and 2.5 bathrooms. This well-planned layout creates a sense of openness from the moment you enter, with the kitchen, dining area, and main living space flowing together to support both daily routines and special gatherings. The kitchen is designed as a true focal point, featuring an oversized bar that provides plenty of room for meal preparation, casual dining, and connecting with guests while you cook. Large sliding glass doors off the living area bring in an abundance of natural light, brightening the home and creating a warm, welcoming atmosphere throughout the day. Upstairs, the primary bedroom serves as a private retreat, complete with a spacious walk-in closet and a well-appointed bathroom with a large vanity. Two additional bedrooms offer flexibility for family, guests, or a home office. The upstairs laundry area adds everyday convenience and keeps household tasks close at hand. With energy-efficient construction and modern features, the Pearson is a thoughtfully built new construction townhome located in desirable neighborhoods across North Florida, offering comfort, style, and long-term value.

Key facts

• Well planned layout
• Natural light
• Oversized bar

Tags

• WELL PLANNED LAYOUT
• OVERSIZED BAR
• LARGE SLIDING GLASS DOORS
• NATURAL LIGHT
• SPACIOUS WALK IN CLOSET
• WELL APPOINTED BATHROOM

Property features AI

Finance

• HOA & community: Community association with amenities including children's pool, clubhouse, dog park, fitness center, pickleball and playground; Association fee $390 quarterly; CDD fee applicable ($900)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Electricity available; Water connected; Sewer available; Other utilities
• Home design: Townhouse; Two-story; Attached property
• Construction: Concrete, fiber cement and frame construction; Shingle roof
• Exterior features: Patio; Community pool (not private)

Interior

• Kitchen: Electric cooktop; Electric range; Dishwasher; Disposal; Microwave
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dishwasher; Disposal; Electric cooktop; Electric range; Microwave; Other built-in appliance(s)
• Laundry & utility: Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $271k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (16.7% below list).
• Recommended offer: $226k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Mamie Agnes Jones Elementary School (math 57% / reading 47%, grade C-, #990 of 2,144 statewide, top 48%, 430 students, 61% FRL); Joseph Stilwell Middle School (math 31% / reading 33%, grade F, #448 of 571 statewide, top 79%, 612 students, 68% FRL); Marine Science Education Center (31 students, 16% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 233 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 31% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• Duval County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($247k) 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 $226,223 (16.7% 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 94 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.45%
• DSCR: 0.85
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.79×
• Total profit: $-15,960
• Equity at exit: $84,983

10-year hold

• IRR: 1.3%
• Equity multiple: 1.14×
• Total profit: $10,916
• Equity at exit: $107,214

Cash invested: $76,003 (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 32234

• Home prices YoY: 0.2%
• Active inventory: 233
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,262 medium
• Mortgage (P&I): −$1,423
• Tax est. 1.5%: −$339 /mo · $4,072/yr
• Insurance: −$113
• HOA: −$130
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-219

Break-even live

Break-even rent $2,539

Max offer price $239,794

Occupancy floor —

Sensitivity live

Price	-10% $-31	-5% $-125	+0% $-219	+5% $-312	+10% $-406
Rent	-10% $-397	-5% $-308	+0% $-219	+5% $-129	+10% $-40
Rate	-1.0pp $-82	-0.5pp $-150	base $-219	+0.5pp $-289	+1.0pp $-361

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: $67,860
• Closing costs: $8,143
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15180 Bareback Dr Jacksonville, FL	4.0	2.0	1840	$1,999	$1.09	5d	1	1.37mi
15246 Hidden Foal Dr Jacksonville, FL	3.0	2.0	1730	$1,900	$1.10	14d	1	1.41mi

HOA detail

• Monthly dues: $130 · $1,560/yr

Listing history 15 events

1. 2026-06-21
   days on market $271,440 Active 94 DOM
2. 2026-06-18
   days on market $271,440 Active 91 DOM
3. 2026-06-17
   days on market $271,440 Active 90 DOM
4. 2026-06-16
   days on market $271,440 Active 89 DOM
5. 2026-06-15
   days on market $271,440 Active 88 DOM
6. 2026-06-13
   days on market $271,440 Active 85 DOM
7. 2026-06-10
   days on market $271,440 Active 82 DOM
8. 2026-06-08
   days on market $271,440 Active 81 DOM
9. 2026-06-07
   days on market $271,440 Active 80 DOM
10. 2026-06-03
    days on market $271,440 Active 76 DOM
11. 2026-06-02
    days on market $271,440 Active 75 DOM
12. 2026-06-01
    days on market $271,440 Active 74 DOM
13. 2026-05-31
    days on market $271,440 Active 73 DOM
14. 2026-03-22
    listed $271,440 Active 1308-char remark

    Show marketing remark (1308 chars)

    The Pearson townhome offers a smart and inviting design that makes the most of every square foot, delivering approximately 1,468 square feet of comfortable living space with three bedrooms and 2.5 bathrooms. This well-planned layout creates a sense of openness from the moment you enter, with the kitchen, dining area, and main living space flowing together to support both daily routines and special gatherings. The kitchen is designed as a true focal point, featuring an oversized bar that provides plenty of room for meal preparation, casual dining, and connecting with guests while you cook. Large sliding glass doors off the living area bring in an abundance of natural light, brightening the home and creating a warm, welcoming atmosphere throughout the day. Upstairs, the primary bedroom serves as a private retreat, complete with a spacious walk-in closet and a well-appointed bathroom with a large vanity. Two additional bedrooms offer flexibility for family, guests, or a home office. The upstairs laundry area adds everyday convenience and keeps household tasks close at hand. With energy-efficient construction and modern features, the Pearson is a thoughtfully built new construction townhome located in desirable neighborhoods across North Florida, offering comfort, style, and long-term value.

15. 2026-03-19
    listed $271,440 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,147
• − Mortgage interest: −$15,205
• − Property taxes: −$4,072
• − Insurance: −$1,357
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − HOA: −$1,560
• − Depreciation: −$7,896
• Taxable loss: −$7,287
• Est. tax savings @ 24.0%: +$1,749
• After-tax cash flow: $-876/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 Pearson townhome is in excellent condition with modern amenities and a well-maintained exterior. It offers a smart and inviting design with an open floor plan and ample natural light. Potential buyers would appreciate the fresh paint and landscaping improvements.

Value-add opportunities

• Both Painting the 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
• Both Upgrading the HVAC system — Modern HVAC can improve comfort and energy efficiency
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the 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 ↑
• Both Upgrading the HVAC system — Modern HVAC can improve comfort and energy efficiency ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers ↑

ⓘ 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): 9,678
• Household income: $87,331
• Rent vs Own: 13.6% rent · 86.4% own
• Severe rent burden: 62.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 16% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Salvadoran 1%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 0.45%
• Current HPI: 288.4613
• Rent YoY: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-22 Listed $271,440 Zillow
• 2026-03-19 Listed $271,440 realMLS