1158 Pacetti St · Jacksonville, FL 32206

$185,000

4 bd · 2.0 ba · 2,324 sqft · SingleFamily public records · 11 Days on market

Built 1901 4,791 sqft lot

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous brick**rare opportunity to rent over 2400 sq ft newly renovated 4/2 bath with extra office area inside laundry room 3 large bedrooms downstairs extra large master suite up. Large eat in kitchen area just 4 minutes drive time to TIAA Bank Stadium!

Key facts

• Solid construction
• Easy access
• All brick home

Tags

• ALL BRICK HOME
• SOLID CONSTRUCTION
• CONVENIENTLY LOCATED
• EASY ACCESS

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Other parking
• Utilities: Public sewer; Electricity connected
• Home design: Single-family home; Two levels; Residential use
• Exterior features: Rear porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Primary bathroom with tub and shower
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 8.7% 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.
• Market conditions: Rents flat; 200 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• At $2,157/mo this rent would consume 66% of the median local household income ($39k/yr) (locally 1057% 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 $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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 16y 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 $30k; list at $185k implies a 517% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — 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 $185,000

Questions for the listing agent

1. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.46%
• DSCR: 1.38
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $476,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 Walnut Ct	0.46mi	4/2.5	2,359 (+2%)	2mo	$368,150	$156	72
1337 Walnut St	0.61mi	4/3.0	2,296 (-1%)	1mo	$476,132	$207	64
1623 Ionia St	0.41mi	3/3.0 (-1)	2,230 (-4%)	4mo	$400,000	$179	62
1838 Walnut St	0.51mi	3/2.5 (-1)	2,256 (-3%)	4mo	$368,000	$163	61
1408 Walnut St	0.61mi	5/3.0 (+1)	2,295 (-1%)	0mo	$470,000	$205	60
221 E 7th St	0.65mi	3/3.0 (-1)	2,310 (-1%)	6mo	$405,000	$175	55
1936 N Market St	0.71mi	4/3.0	2,433 (+5%)	7mo	$300,000	$123	50
236 E 5th St	0.68mi	3/3.5 (-1)	2,231 (-4%)	8mo	$599,061	$269	44
126 E 7th St	0.73mi	3/2.5 (-1)	2,205 (-5%)	12mo	$500,000	$227	40
230 E 4th St	0.74mi	3/2.5 (-1)	2,056 (-12%)	5mo	$395,000	$192	36
225 E 7th St	0.64mi	4/3.0	2,014 (-13%)	10mo	$519,900	$258	36
175 E 7th St	0.70mi	3/2.5 (-1)	1,980 (-15%)	13mo	$475,000	$240	25

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.79×
• Total profit: $-11,020
• Equity at exit: $27,584

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,400
• Equity at exit: $15,995

Cash invested: $51,800 (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 32206

• Home prices YoY: -23.7%
• Rents YoY: 0.9%
• Active inventory: 200
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,157 high
• Mortgage (P&I): −$970
• Tax from tax record: −$291 /mo · $3,498/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $365

Break-even live

Break-even rent $1,695

Max offer price $185,000

Occupancy floor 78%

Sensitivity live

Price	-10% $470	-5% $418	+0% $365	+5% $313	+10% $261
Rent	-10% $195	-5% $280	+0% $365	+5% $451	+10% $536
Rate	-1.0pp $459	-0.5pp $412	base $365	+0.5pp $317	+1.0pp $269

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1052 E 10th St Jacksonville, FL	3.0	2.0	1726	$1,725	$1.00	24d	1	0.28mi
440 E 6th St Jacksonville, FL	3.0	2.0	1968	$2,100	$1.07	24d	1	0.44mi
1445 Ionia St Jacksonville, FL	4.0	2.0	1640	$1,799	$1.10	24d	1	0.45mi
424 E 6th St Jacksonville, FL	4.0	3.0	2746	$2,895	$1.05	24d	1	0.46mi
1827 N Market St Jacksonville, FL	5.0	3.5	2750	$3,100	$1.13	18d	1	0.65mi
30 W 12th St Jacksonville, FL	4.0	3.0	1792	$2,580	$1.44	2d	1	0.99mi
146 W 6th St Jacksonville, FL	3.0	1.0	1600	$1,475	$0.92	21d	1	1.01mi
1931 Silver St Jacksonville, FL	3.0	2.0	2132	$2,600	$1.22	24d	1	1.03mi
1514 Silver St Jacksonville, FL	3.0	2.0	1726	$2,275	$1.32	24d	1	1.07mi

Listing history 8 events

1. 2026-06-21
   days on market $185,000 Active 11 DOM
2. 2026-06-18
   days on market $185,000 Active 8 DOM
3. 2026-06-17
   days on market $185,000 Active 7 DOM
4. 2026-06-16
   days on market $185,000 Active 6 DOM
5. 2026-06-15
   days on market $185,000 Active 5 DOM
6. 2026-06-13
   days on market $185,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $185,000 Active 2 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: $3,498 · $291/mo
• Projected year-2 tax: $3,498 · $291/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 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $25,885
• − Mortgage interest: −$10,363
• − Property taxes: −$3,498
• − Insurance: −$925
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − Depreciation: −$5,382
• Taxable income: $1,576
• Est. tax owed @ 24.0%: −$378
• After-tax cash flow: $4,006/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): 17,105
• Household income: $39,242
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1057.0

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 Black (65%)
• Race & ethnicity: Black 65% White 22% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 2% Romanian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Arabic 1% German/W. Germanic 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: ▼ -64.55%
• Current HPI: 208.1852
• Rent YoY: ▲ 0.94%
• 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

+267.8% since first listed

26 events — show timeline

• 2026-06-08 Listed $185,000 realMLS
• 2024-12-01 Rental Removed $2,100 TURBOTENANT
• 2024-10-31 Listed for Rent $2,100 TURBOTENANT
• 2022-10-30 Listed $2,200 realMLS
• 2022-10-30 Listing Removed — realMLS
• 2018-12-28 Sold (MLS) $30,000 realMLS
• 2018-11-23 Pending — realMLS
• 2018-11-03 Contingent — realMLS
• 2018-09-25 Listed $40,000 realMLS
• 2018-09-23 Listing Removed — realMLS
• 2018-09-23 Relisted — realMLS
• 2018-09-11 Relisted — realMLS
• 2018-09-11 Listing Removed — realMLS
• 2018-08-16 Listing Removed — realMLS
• 2018-04-10 Price Changed $45,000 realMLS
• 2018-04-10 Relisted — realMLS
• 2018-03-16 Listing Removed — realMLS
• 2018-03-08 Relisted — realMLS
• 2018-02-28 Listing Removed — realMLS
• 2018-01-04 Price Changed $57,999 realMLS
• 2017-11-29 Listed $65,000 realMLS
• 2011-12-30 Listing Removed — realMLS
• 2011-06-20 Listed $25,000 realMLS
• 2010-08-14 Listing Removed — realMLS
• 2010-04-13 Listed $45,000 realMLS
• 2000-10-18 Sold (Public Records) $50,300 Public Records

Property tax history

+12.3%/yr

Latest (2025): $3,498 · +4.4% YoY. Source: county tax records.