794 Sailor Grove Ln · Jacksonville, FL 32221

$221,705

3 bd · 3.0 ba · 1,522 sqft · Townhouse public records · 2 Days on market

Built 2026 1,742 sqft lot Est $225k · at est. $135/mo HOA · 7% 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 +15.2/30.0
• ARV discount +8.2/15.0
• DSCR +4.7/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2.5-bath townhome featuring a cozy kitchen that overlooks a spacious great room, perfect for entertaining. The primary bedroom is conveniently located upstairs for added privacy. This home also includes a 1-car garage, providing both parking and storage space. Ideal for comfortable living in a well-designed layout. * Photos are representative of the Arlington floor plan

Key facts

• Cozy kitchen
• Spacious great room
• 1-car garage

Tags

• COZY KITCHEN
• SPACIOUS GREAT ROOM
• PRIMARY BEDROOM UPSTAIRS
• 1-CAR GARAGE

Property features AI

Finance

• HOA & community: Monthly association fee ($135); Association maintains grounds and structures

Exterior

• Parking: Attached garage with garage door opener (1-car)
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Townhouse; Two levels; East-facing
• Construction: Fiber cement and frame construction; Shingle roof
• Exterior features: Awning-covered patio/porch; Sprinklers in front and rear; Asphalt road access; Carbon monoxide and smoke detectors

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric oven; Microwave
• Bedrooms: 3 bedrooms (one en suite on the second level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom; Second-level bath with shower and single vanity
• Heating & cooling: Central heating; Heat pump; Electric cooling
• Interior features: Open floorplan; Kitchen island; Pantry; Split bedrooms; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $222k.

Deal economics

• At list price, monthly cash flow is $78 ($938/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 $194k (12.5% below list).
• Recommended offer: $194k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Zoned schools: Crystal Springs Elementary School (math 51% / reading 41%, grade D-, #1,234 of 2,144 statewide, top 58%, 907 students, 66% FRL); Charger Academy (math 33% / reading 26%, grade F, #469 of 571 statewide, top 84%, 961 students, 71% FRL); Edward H. White High School (math 31% / reading 25%, grade F, #464 of 667 statewide, top 70%, 1,538 students, 64% FRL) — zoned schools average 67% FRL vs 49% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.1%/yr); 217 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $193,982 (12.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $225,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
739 Sailor Grove Ln	0.07mi	3/2.5	1,482 (-3%)	3mo	$219,990	$148	88
743 Sailor Grove Ln	0.07mi	3/2.5	1,482 (-3%)	4mo	$219,990	$148	87
737 Sailor Grove Ln	0.07mi	3/2.5	1,482 (-3%)	4mo	$219,990	$148	87
728 Sailor Grove Ln	0.10mi	3/2.5	1,481 (-3%)	3mo	$219,990	$149	86
741 Sailor Grove Ln	0.07mi	3/2.5	1,482 (-3%)	5mo	$219,990	$148	86
730 Sailor Grove Ln	0.10mi	3/2.5	1,482 (-3%)	5mo	$219,990	$148	84
732 Sailor Grove Ln	0.10mi	3/2.5	1,482 (-3%)	6mo	$219,990	$148	84
718 Sailor Grove Ln	0.11mi	3/2.5	1,481 (-3%)	6mo	$219,990	$149	83
726 Sailor Grove Ln	0.11mi	4/2.5 (+1)	1,557 (+2%)	2mo	$229,990	$148	83
714 Sailor Grove Ln	0.12mi	3/2.5	1,481 (-3%)	7mo	$219,990	$149	82
710 Sailor Grove Ln	0.12mi	3/2.5	1,481 (-3%)	7mo	$219,990	$149	82
720 Sailor Grove Ln	0.11mi	4/2.5 (+1)	1,557 (+2%)	3mo	$229,990	$148	82

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 · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-32,667
• Equity at exit: $33,057

10-year hold

• IRR: -7.7%
• Equity multiple: 0.53×
• Total profit: $-28,972
• Equity at exit: $19,169

Cash invested: $62,077 (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 32221

• Home prices YoY: -19.2%
• Rents YoY: 2.1%
• Active inventory: 217
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$1,163
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$92
• HOA: −$135
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $78

Break-even live

Break-even rent $1,841

Max offer price $221,705

Occupancy floor 91%

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: $55,426
• Closing costs: $6,651
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
726 Sailor Grove Ln Jacksonville, FL	4.0	2.5	1554	$1,850	$1.19	2d	1	0.10mi
8054 Paschal St Jacksonville, FL	4.0	1.0	1192	$1,850	$1.55	23d	1	0.30mi
8054 Graff Ln Jacksonville, FL	3.0	2.0	1117	$1,699	$1.52	1d	1	0.44mi
7847 Mariner St Jacksonville, FL	3.0	2.0	1209	$1,599	$1.32	23d	1	0.58mi
7841 Mariner St Jacksonville, FL	3.0	2.0	1209	$1,625	$1.34	17d	1	0.59mi
8311 Santman Ct Jacksonville, FL	3.0	2.0	1268	$1,400	$1.10	23d	1	0.73mi
863 Westgate Dr Jacksonville, FL	3.0	2.0	1287	$1,800	$1.40	17d	1	0.74mi
1116 Palisades Dr Jacksonville, FL	3.0	2.0	1161	$1,550	$1.34	3d	1	0.76mi
909 Westgate Dr Jacksonville, FL	3.0	1.5	1051	$1,595	$1.52	4d	1	0.78mi
7777 Normandy Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1040	$1,999	$1.92	3d	19	1.11mi
1485 Fouraker Rd Jacksonville, FL	1.0–3.0	1.0–2.0	947	$1,965	$2.07	2d	55	1.12mi
8697 Elmo Ln Jacksonville, FL	4.0	2.5	1500	$1,975	$1.32	23d	1	1.19mi
1484 Bloomingdale Rd Jacksonville, FL	3.0	2.0	1266	$1,899	$1.50	4d	1	1.20mi
1512 Rebecca Dr Jacksonville, FL	3.0	2.0	1694	$1,895	$1.12	14d	1	1.24mi
8642 Hammond Forest Dr Jacksonville, FL	3.0	2.0	1773	$1,900	$1.07	7d	1	1.25mi
8642 Hammond Forest Dr Jacksonville, FL	3.0	2.0	1773	$1,900	$1.07	17d	1	1.25mi
7010 Arques Rd Jacksonville, FL	3.0	1.0	1428	$1,595	$1.12	11d	1	1.28mi
7010 Arques Rd Jacksonville, FL	3.0	1.0	1428	$1,595	$1.12	14d	1	1.28mi
8331 Old Plank Rd Jacksonville, FL	3.0	2.0	1080	$1,595	$1.48	17d	1	1.28mi
909 La Marche Dr Jacksonville, FL	3.0	1.0	1326	$1,600	$1.21	20d	1	1.42mi
711 Cahoon Rd N Jacksonville, FL	4.0	2.0	1670	$1,850	$1.11	14d	1	1.44mi
6781 Grace Ln Jacksonville, FL	4.0	3.0	1296	$2,300	$1.77	23d	1	1.47mi

HOA detail

• Monthly dues: $135 · $1,620/yr

Listing history 3 events

1. 2026-06-18
   days on market $221,705 Active 2 DOM
2. 2026-06-16
   remarks 545-char remark

   Show marketing remark (392 chars)

   Charming 3-bedroom, 2.5-bath townhome featuring a cozy kitchen that overlooks a spacious great room, perfect for entertaining. The primary bedroom is conveniently located upstairs for added privacy. This home also includes a 1-car garage, providing both parking and storage space. Ideal for comfortable living in a well-designed layout. * Photos are representative of the Arlington floor plan

3. 2026-06-16
   listed $221,705 Active 1 DOM

   Show marketing remark (392 chars)

   Charming 3-bedroom, 2.5-bath townhome featuring a cozy kitchen that overlooks a spacious great room, perfect for entertaining. The primary bedroom is conveniently located upstairs for added privacy. This home also includes a 1-car garage, providing both parking and storage space. Ideal for comfortable living in a well-designed layout. * Photos are representative of the Arlington floor plan

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$1,069/yr (+$89/mo · 138.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,278
• − Mortgage interest: −$12,419
• − Property taxes: −$771
• − Insurance: −$1,109
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − HOA: −$1,620
• − Depreciation: −$6,450
• Taxable loss: −$2,815
• Est. tax savings @ 24.0%: +$675
• After-tax cash flow: $1,614/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): 32,833
• Household income: $82,969
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 516.0

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 0.65)
• Race & ethnicity: White 48% Black 33% Hispanic / Latino 9% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Italian 3% Slovak 2% Hispanic 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 2% Vietnamese 2%

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: ▼ -62.74%
• Current HPI: 263.7591
• Rent YoY: ▲ 2.12%
• 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

• 2026-06-16 Listed $221,705 Zillow
• 2026-06-16 Listed $221,705 realMLS