182 Brazil Nut Cir · Jacksonville, FL 32218

$276,990

3 bd · 2.5 ba · 1,429 sqft · Townhouse · 12 Days on market

Built 2026 Est $239k · 16% over $161/mo HOA · 7% of rent

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Why this score? — see what drove the F 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 +11.3/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.3/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks

The charming porch entry of the end unit two-story Crescent plan leads into an airy kitchen with a center island and walk-in pantry, perfect for home chefs and entertaining guests. A dining area is just steps away, seamlessly connecting to a welcoming great room that completes the open-concept layout. Upstairs, you'll find three generously sized bedrooms, including an impressive owner's suite featuring a large walk-in closet and a private bath with dual vanities. A conveniently located laundry area adds everyday ease. With thoughtful design and modern finishes, the Crescent offers both comfort and style. Enjoy the walking trail, dog park, and playground within the community while being clos

Key facts

• Airy kitchen
• Dining area
• Porch entry

Tags

• PORCH ENTRY
• AIRY KITCHEN
• CENTER ISLAND
• WALK-IN PANTRY
• DINING AREA
• GREAT ROOM

Property features AI

Finance

• HOA & community: Homeowners association with quarterly fee; Quarterly association fee of $484; Community amenities include dog park and playground

Exterior

• Parking: Attached garage with garage door opener; 1 garage space
• Security: Smoke detector(s)
• Utilities: 220-volt electric; Electricity connected; Natural gas available; Public sewer; Sewer connected; Water connected
• Home design: Townhouse; Two levels; Attached property
• Construction: Fiber cement construction; Shingle roof
• Exterior features: Patio; Smoke detector(s); Asphalt road access

Interior

• Kitchen: Convection oven; Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (heat pump); Central air conditioning; Electric cooling
• Interior features: Eat-in kitchen; Entrance foyer; Kitchen island; Open floor plan; Pantry
• Laundry & utility: Laundry on upper level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $277k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (21.8% below list).
• Recommended offer: $217k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Oceanway Elementary School (math 58% / reading 47%, grade C-, #976 of 2,144 statewide, top 46%, 637 students, 51% FRL); Oceanway School (math 34% / reading 33%, grade F, #428 of 571 statewide, top 76%, 927 students, 51% FRL); First Coast High School (math 18% / reading 33%, grade F, #499 of 667 statewide, top 75%, 2,117 students, 49% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents soft (-0.4%/yr); 735 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 37% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $216,587 (21.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.78% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $238,643
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14463 MacAdamia Ln	0.07mi	3/2.5	1,429 (0%)	3mo	$264,990	$185	94
225 Brazil Nut Cir	0.05mi	3/2.5	1,556 (+9%)	4mo	$259,990	$167	80
239 Brazil Nut Cir	0.06mi	3/2.5	1,560 (+9%)	4mo	$259,990	$167	79
235 Brazil Nut Cir	0.06mi	3/2.5	1,560 (+9%)	4mo	$261,990	$168	79
229 Brazil Nut Cir	0.05mi	3/2.5	1,560 (+9%)	5mo	$259,990	$167	78
255 Brazil Nut Cir	0.08mi	3/2.5	1,560 (+9%)	4mo	$239,990	$154	78
245 Brazil Nut Cir	0.07mi	3/2.5	1,560 (+9%)	5mo	$239,990	$154	78
249 Brazil Nut Cir	0.07mi	3/2.5	1,560 (+9%)	5mo	$239,990	$154	77
265 Brazil Nut Cir	0.08mi	3/2.5	1,560 (+9%)	5mo	$255,000	$163	77
269 Brazil Nut Cir	0.09mi	3/2.5	1,560 (+9%)	5mo	$255,000	$163	77
14447 MacAdamia Ln	0.06mi	2/2.5 (-1)	1,220 (-15%)	2mo	$239,990	$197	66
14451 MacAdamia Ln	0.06mi	2/2.5 (-1)	1,220 (-15%)	3mo	$239,990	$197	66

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: -22.2%
• Equity multiple: 0.25×
• Total profit: $-57,864
• Equity at exit: $41,300

10-year hold

• IRR: -25.4%
• Equity multiple: -0.08×
• Total profit: $-83,536
• Equity at exit: $23,949

Cash invested: $77,557 (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: 735
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,166 high
• Mortgage (P&I): −$1,453
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$115
• HOA: −$161
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-104

Break-even live

Break-even rent $2,297

Max offer price $258,673

Occupancy floor 100%

Sensitivity live

Price	-10% $53	-5% $-25	+0% $-104	+5% $-182	+10% $-260
Rent	-10% $-275	-5% $-189	+0% $-104	+5% $-18	+10% $67
Rate	-1.0pp $36	-0.5pp $-33	base $-104	+0.5pp $-175	+1.0pp $-248

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: $69,248
• Closing costs: $8,310
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Brazil Nut Cir Jacksonville, FL	3.0	2.5	1560	$2,200	$1.41	9d	1	0.09mi
14757 Cashew Ave Jacksonville, FL	3.0	2.0	1519	$2,100	$1.38	16d	1	0.13mi
14522 Macadamia Ln Jacksonville, FL	3.0	2.5	1556	$2,300	$1.48	25d	1	0.16mi
14635 Macadamia Ln Jacksonville, FL	3.0	2.0	1857	$2,100	$1.13	25d	1	0.27mi
14416 Gossett St Jacksonville, FL	3.0	2.0	1196	$2,100	$1.76	25d	1	0.66mi
14355 N Main St Jacksonville, FL	1.0–3.0	1.0–2.0	1068	$2,675	$2.50	3d	43	0.70mi
14228 Gossett St Jacksonville, FL	4.0	2.0	1759	$1,948	$1.11	25d	1	0.82mi
14119 River Station Ln Jacksonville, FL	2.0–3.0	2.5	1641	$1,999	$1.22	5d	15	0.89mi
14041 Hyatt Rd Jacksonville, FL	1.0–2.0	1.0–2.0	962	$2,009	$2.09	4d	49	0.94mi
15584 Moss Hollow Dr Jacksonville, FL	3.0	2.0	1789	$950	$0.53	25d	1	0.97mi
13949 Gossett St Jacksonville, FL	3.0	2.0	1470	$1,800	$1.22	25d	1	1.22mi
225 Duval Station Rd Jacksonville, FL	1.0–2.0	1.0–2.0	1119	$1,700	$1.52	12d	1	1.31mi
13919 Ridgewick Dr Jacksonville, FL	3.0	2.0	1679	$2,065	$1.23	23d	1	1.33mi
685 Tree Swallow Ct Jacksonville, FL	3.0	2.0	1719	$2,100	$1.22	9d	1	1.43mi

HOA detail

• Monthly dues: $161 · $1,932/yr

Listing history 9 events

1. 2026-06-21
   days on market $276,990 Active 12 DOM
2. 2026-06-18
   days on market $276,990 Active 9 DOM
3. 2026-06-17
   days on market $276,990 Active 8 DOM
4. 2026-06-16
   days on market $276,990 Active 7 DOM
5. 2026-06-15
   days on market $276,990 Active 6 DOM
6. 2026-06-13
   days on market $276,990 Active 4 DOM
7. 2026-06-13
   days on market $276,990 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $276,990 Active 1 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: $1,029 · $86/mo
• Projected year-2 tax: $2,299 · $192/mo
• Expected delta: +$1,270/yr (+$106/mo · 123.4%)

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

Taxation est. · year 1

• Rental income: $25,990
• − Mortgage interest: −$15,516
• − Property taxes: −$1,029
• − Insurance: −$1,385
• − Repairs & maintenance: −$2,079
• − Management: −$2,079
• − HOA: −$1,932
• − Depreciation: −$8,058
• Taxable loss: −$6,088
• Est. tax savings @ 24.0%: +$1,461
• After-tax cash flow: $217/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

1 event — show timeline

• 2026-06-09 Listed $276,990 realMLS

Property tax history

+4.7%/yr

Latest (2025): $1,029 · +4.7% YoY. Source: county tax records.