926 Pheasant Dr · Jacksonville, FL 32218

$160,000

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 53 Days on market

Built 1960 8,276 sqft lot Est $152k · 6% over

---

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 +16.5/30.0
• DSCR +5.1/10.0
• ARV discount +5.0/15.0
• 1% rule +4.4/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Being Sold 'AS IS ' Seller is unaware of any defects, lead based paint or paint hazards on the property that should be disclosed.

Key facts

• 8,276 sq ft lot
• Parking
• Built 1960

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Carport (1 space)
• Utilities: Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; Used for residential single-family purposes
• Exterior features: Lot approximately 0.19 acres; No private pool

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric water heater
• Laundry & utility: Unfurnished unit (no built-in laundry specified)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (6.5% below list).
• Recommended offer: $150k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 soft (-0.4%/yr); 728 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 53 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $106k; list at $160k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $149,648 (6.5% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.94% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $151,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10258 Elmhurst Dr	0.29mi	3/1.5	912 (-1%)	10mo	$165,000	$181	74
10204 Elmhurst Dr	0.37mi	3/1.0	942 (+2%)	9mo	$149,000	$158	72
10550 Fairlane Dr	0.12mi	3/2.0	1,036 (+12%)	1mo	$170,000	$164	69
1120 Carthage Dr	0.36mi	3/1.0	911 (-1%)	15mo	$110,000	$121	68
10252 Elmhurst Dr	0.30mi	3/1.0	888 (-4%)	14mo	$154,500	$174	68
10235 Swarthmore Dr	0.39mi	3/1.0	954 (+3%)	12mo	$192,000	$201	66
10242 Westmar Rd	0.28mi	2/1.0 (-1)	952 (+3%)	13mo	$115,000	$121	66
10633 Ithaca Dr	0.67mi	2/1.0 (-1)	881 (-5%)	6mo	$70,000	$79	51
10615 Briarcliff Rd E	0.33mi	3/1.0	1,062 (+15%)	13mo	$120,500	$113	49
10433 Briarcliff Rd S	0.52mi	3/1.0	816 (-12%)	9mo	$174,900	$214	49
10536 Wooster Dr	0.64mi	3/1.0	996 (+8%)	16mo	$95,000	$95	44
10360 Pinehurst Dr	0.62mi	3/1.5	1,008 (+9%)	13mo	$177,250	$176	43

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: -15.7%
• Equity multiple: 0.46×
• Total profit: $-24,392
• Equity at exit: $23,857

10-year hold

• IRR: -13.5%
• Equity multiple: 0.32×
• Total profit: $-30,530
• Equity at exit: $13,834

Cash invested: $44,800 (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 32218

• Home prices YoY: -25.7%
• Rents YoY: -0.4%
• Active inventory: 728
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,496 high
• Mortgage (P&I): −$839
• Tax from tax record: −$184 /mo · $2,205/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $93

Break-even live

Break-even rent $1,379

Max offer price $160,000

Occupancy floor 89%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1033 Ake Ln Jacksonville, FL	3.0	1.0	868	$1,200	$1.38	21d	1	0.13mi
10621 Monaco Dr Jacksonville, FL	1.0–2.0	1.0–1.5	975	$1,150	$1.18	23d	7	0.20mi
10561 Ashby Rd Jacksonville, FL	3.0	1.0	1034	$1,181	$1.14	23d	1	0.33mi
10529 Keuka Dr Jacksonville, FL	4.0	1.0	1101	$600	$0.54	7d	1	0.42mi
12802 Haverford Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1000	$1,299	$1.30	1d	15	0.51mi
1333 Dunn Ave Jacksonville, FL	2.0	1.0	576	$1,185	$2.06	1d	16	0.62mi
11011 Harts Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1052	$1,742	$1.66	1d	23	0.80mi
1601 Dunn Ave Jacksonville, FL	1.0–3.0	1.0–2.0	852	$1,575	$1.85	2d	12	0.84mi
11050 Harts Rd Jacksonville, FL	3.0	2.0–2.5	1145	$1,511	$1.32	2d	10	0.87mi
780 Island Point Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1164	$2,143	$1.84	3d	16	1.12mi
745 Northpoint Cir N Jacksonville, FL	2.0	2.0	897	$1,600	$1.78	23d	1	1.20mi
1000 Island Point Dr Jacksonville, FL	1.0–3.0	1.0–2.0	949	$1,684	$1.77	2d	9	1.34mi
800 Broward Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1028	$1,711	$1.66	1d	42	1.34mi

Listing history 30 events

1. 2026-06-18
   days on market $160,000 Active 53 DOM
2. 2026-06-17
   days on market $160,000 Active 52 DOM
3. 2026-06-16
   days on market $160,000 Active 51 DOM
4. 2026-06-15
   days on market $160,000 Active 50 DOM
5. 2026-06-13
   days on market $160,000 Active 47 DOM
6. 2026-06-10
   days on market $160,000 Active 44 DOM
7. 2026-06-08
   days on market $160,000 Active 43 DOM
8. 2026-06-07
   days on market $160,000 Active 42 DOM
9. 2026-06-05
   days on market $160,000 Active 39 DOM
10. 2026-06-03
    days on market $160,000 Active 38 DOM
11. 2026-06-02
    days on market $160,000 Active 37 DOM
12. 2026-06-01
    days on market $160,000 Active 36 DOM
13. 2026-05-31
    days on market $160,000 Active 35 DOM
14. 2026-05-21
    status Active
15. 2026-04-01
    historical
16. 2026-03-07
    listed $160,000 Active
17. 2025-05-02
    historical $1,399
18. 2025-03-31
    listed $1,399
19. 2023-11-17
    historical $1,399
20. 2023-11-10
    listed $1,399
21. 2023-09-20
    soldstatus $106,000 Closed
22. 2023-08-29
    status Pending
23. 2023-08-15
    status Pending
24. 2023-07-26
    listed $119,900 Active
25. 2021-11-09
    soldstatus $7,523,700
26. 2006-03-06
    soldstatus $90,000
27. 2004-08-27
    soldstatus $54,900 129-char remark

    Show marketing remark (129 chars)

    Being Sold 'AS IS ' Seller is unaware of any defects, lead based paint or paint hazards on the property that should be disclosed.

28. 2004-07-14
    listed $54,900 129-char remark

    Show marketing remark (129 chars)

    Being Sold 'AS IS ' Seller is unaware of any defects, lead based paint or paint hazards on the property that should be disclosed.

29. 2001-06-21
    soldstatus $68,000
30. 1970-09-21
    soldstatus $12,000

ⓘ 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: $2,205 · $184/mo
• Projected year-2 tax: $2,205 · $184/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $17,958
• − Mortgage interest: −$8,962
• − Property taxes: −$2,205
• − Insurance: −$800
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$4,655
• Taxable loss: −$1,537
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $1,482/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): 72,905
• Household income: $69,638
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 2289.0

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 0.64)
• 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

Price history

+1233.3% since first listed

17 events — show timeline

• 2026-05-21 Relisted — realMLS
• 2026-04-01 Listing Removed — realMLS
• 2026-03-07 Listed $160,000 realMLS
• 2025-05-02 Rental Removed $1,399 APPFOLIO
• 2025-03-31 Listed for Rent $1,399 APPFOLIO
• 2023-11-17 Rental Removed $1,399 APPFOLIO
• 2023-11-10 Listed for Rent $1,399 APPFOLIO
• 2023-09-20 Sold (MLS) $106,000 realMLS
• 2023-08-29 Pending — realMLS
• 2023-08-15 Pending — realMLS
• 2023-07-26 Listed $119,900 realMLS
• 2021-11-09 Sold (Public Records) $7,523,700 Public Records
• 2006-03-06 Sold (Public Records) $90,000 Public Records
• 2004-08-27 Sold (MLS) $54,900 realMLS
• 2004-07-14 Listed $54,900 realMLS
• 2001-06-21 Sold (Public Records) $68,000 Public Records
• 1970-09-21 Sold (Public Records) $12,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,205 · +22.9% YoY. Source: county tax records.