6811 Langford St · Jacksonville, FL 32219

$262,000

4 bd · 2.0 ba · 1,856 sqft · SingleFamily public records · 45 Days on market

Built 2016 Est $332k · 21% under $9/mo HOA

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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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Villages of Westport is Express Homes’ newest community in Jacksonville, Florida and is conveniently located on the popular Northside area off Dunn Avenue. Homeowners will enjoy the short commute to any part of the greater Jacksonville area, including Jacksonville International Airport, River City Mall, downtown Jacksonville, and the beaches. Enjoy a great location, resident amenities featuring a pool, cabana, grilling area, covered pavilion, playground, soccer field, tennis court, and so much more!

Key facts

• Resident amenities
• Cabana
• Pool

Tags

• NORTHSIDE OF JACKSONVILLE
• RIVER CITY MARKETPLACE
• RESIDENT AMENITIES
• POOL
• CABANA
• GRILLING AREA

Property features AI

Finance

• HOA & community: Community association with annual fee; Association amenities include basketball court and playground; CDD fee applies

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer; Electricity connected; Sewer connected; Water available
• Home design: Single family residence; One story
• Construction: Shingle roof
• Exterior features: Back yard fencing; City street frontage with asphalt road surface; Community pool (association), not private

Interior

• Kitchen: Dishwasher; Disposal; Electric oven
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (hot water); Central air conditioning (electric)
• Interior features: Guest suite; Kitchen island; Pantry; Primary bathroom with tub and shower; Split bedroom floorplan; Accessible central living area, common areas, doors and hallways
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $262k.

Deal economics

• At list price, monthly cash flow is $-49 ($-588/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (12.8% below list).
• Recommended offer: $228k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Dinsmore Elementary School (math 61% / reading 47%, grade C, #936 of 2,144 statewide, top 44%, 595 students, 53% FRL); Highlands Middle School (math 31% / reading 21%, grade F, #506 of 571 statewide, top 89%, 697 students, 73% FRL); Jean Ribault High School (math 22% / reading 25%, grade F, #533 of 667 statewide, top 80%, 1,385 students, 71% FRL) — zoned schools average 66% FRL vs 49% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 549 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 38% of the median local income ($72k/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

• It's been on market 45 days — a 3% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $179k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,342 (12.8% 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. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 13% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $332,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6883 Langford St	0.10mi	4/2.0	1,856 (0%)	1mo	$275,000	$148	94
6924 Myrtle Oak Rd	0.14mi	4/2.0	1,851 (-0%)	1mo	$349,900	$189	92
12435 Glimmer Way	0.18mi	4/2.0	1,856 (0%)	2mo	$285,000	$154	90
6781 Hanford St	0.18mi	4/2.0	1,856 (0%)	12mo	$294,000	$158	82
6946 Big Juniper Ct	0.21mi	4/3.0	1,896 (+2%)	2mo	$388,900	$205	82
6853 Sandle Dr	0.28mi	4/2.0	1,856 (0%)	8mo	$290,000	$156	80
6847 Hanford St	0.22mi	3/2.0 (-1)	1,711 (-8%)	4mo	$260,000	$152	68
12554 Big Juniper Dr	0.33mi	4/2.0	2,063 (+11%)	0mo	$394,900	$191	66
12482 Big Juniper Dr	0.25mi	4/2.0	2,063 (+11%)	6mo	$392,000	$190	65
6910 Big Juniper Ct	0.20mi	3/2.0 (-1)	2,063 (+11%)	3mo	$395,000	$191	65
7070 Sandle Dr	0.33mi	4/2.0	2,046 (+10%)	5mo	$325,000	$159	63
6907 Sandle Dr	0.36mi	3/2.0 (-1)	1,711 (-8%)	9mo	$306,500	$179	58

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: -21.1%
• Equity multiple: 0.29×
• Total profit: $-52,205
• Equity at exit: $39,065

10-year hold

• IRR: -23.9%
• Equity multiple: -0.02×
• Total profit: $-75,091
• Equity at exit: $22,653

Cash invested: $73,360 (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 32219

• Home prices YoY: -22.3%
• Rents YoY: -0.2%
• Active inventory: 549
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,283 medium
• Mortgage (P&I): −$1,374
• Tax from tax record: −$361 /mo · $4,329/yr
• Insurance: −$109
• HOA: −$9
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-49

Break-even live

Break-even rent $2,345

Max offer price $253,350

Occupancy floor 97%

Sensitivity live

Price	-10% $99	-5% $25	+0% $-49	+5% $-123	+10% $-197
Rent	-10% $-229	-5% $-139	+0% $-49	+5% $41	+10% $131
Rate	-1.0pp $83	-0.5pp $18	base $-49	+0.5pp $-117	+1.0pp $-186

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12331 Glimmer Way Jacksonville, FL	3.0	2.0	1711	$2,085	$1.22	3d	1	0.13mi
6407 Timber Cove Ct Jacksonville, FL	3.0	2.0	1541	$2,049	$1.33	5d	1	1.05mi
11614 Rainbow Springs Ct Jacksonville, FL	3.0	2.0	1605	$1,960	$1.22	19d	1	1.12mi

HOA detail

• Monthly dues: $9 · $108/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-21
   days on market $262,000 Active 45 DOM
2. 2026-06-18
   days on market $262,000 Active 42 DOM
3. 2026-06-17
   days on market $262,000 Active 41 DOM
4. 2026-06-16
   days on market $262,000 Active 40 DOM
5. 2026-06-15
   days on market $262,000 Active 39 DOM
6. 2026-06-13
   days on market $262,000 Active 36 DOM
7. 2026-06-10
   days on market $262,000 Active 33 DOM
8. 2026-06-08
   days on market $262,000 Active 32 DOM
9. 2026-06-07
   days on market $262,000 Active 31 DOM
10. 2026-06-05
    days on market $262,000 Active 28 DOM
11. 2026-06-03
    days on market $262,000 Active 27 DOM
12. 2026-06-02
    days on market $262,000 Active 26 DOM
13. 2026-06-01
    days on market $262,000 Active 25 DOM
14. 2026-05-31
    days on market $262,000 Active 24 DOM
15. 2026-05-21
    price $262,000
16. 2026-05-07
    listed $275,000 Active
17. 2017-07-21
    soldstatus $178,990 Sold 514-char remark

    Show marketing remark (514 chars)

    Villages of Westport is Express Homes’ newest community in Jacksonville, Florida and is conveniently located on the popular Northside area off Dunn Avenue. Homeowners will enjoy the short commute to any part of the greater Jacksonville area, including Jacksonville International Airport, River City Mall, downtown Jacksonville, and the beaches. Enjoy a great location, resident amenities featuring a pool, cabana, grilling area, covered pavilion, playground, soccer field, tennis court, and so much more!

18. 2017-03-20
    status Pending 514-char remark

    Show marketing remark (514 chars)

    Villages of Westport is Express Homes’ newest community in Jacksonville, Florida and is conveniently located on the popular Northside area off Dunn Avenue. Homeowners will enjoy the short commute to any part of the greater Jacksonville area, including Jacksonville International Airport, River City Mall, downtown Jacksonville, and the beaches. Enjoy a great location, resident amenities featuring a pool, cabana, grilling area, covered pavilion, playground, soccer field, tennis court, and so much more!

19. 2017-03-08
    price $183,990 514-char remark

    Show marketing remark (514 chars)

    Villages of Westport is Express Homes’ newest community in Jacksonville, Florida and is conveniently located on the popular Northside area off Dunn Avenue. Homeowners will enjoy the short commute to any part of the greater Jacksonville area, including Jacksonville International Airport, River City Mall, downtown Jacksonville, and the beaches. Enjoy a great location, resident amenities featuring a pool, cabana, grilling area, covered pavilion, playground, soccer field, tennis court, and so much more!

20. 2017-03-08
    status Active 514-char remark

    Show marketing remark (514 chars)

    Villages of Westport is Express Homes’ newest community in Jacksonville, Florida and is conveniently located on the popular Northside area off Dunn Avenue. Homeowners will enjoy the short commute to any part of the greater Jacksonville area, including Jacksonville International Airport, River City Mall, downtown Jacksonville, and the beaches. Enjoy a great location, resident amenities featuring a pool, cabana, grilling area, covered pavilion, playground, soccer field, tennis court, and so much more!

21. 2017-03-07
    status Pending 514-char remark

    Show marketing remark (514 chars)

    Villages of Westport is Express Homes’ newest community in Jacksonville, Florida and is conveniently located on the popular Northside area off Dunn Avenue. Homeowners will enjoy the short commute to any part of the greater Jacksonville area, including Jacksonville International Airport, River City Mall, downtown Jacksonville, and the beaches. Enjoy a great location, resident amenities featuring a pool, cabana, grilling area, covered pavilion, playground, soccer field, tennis court, and so much more!

22. 2017-03-03
    price $179,990 514-char remark

    Show marketing remark (514 chars)

    Villages of Westport is Express Homes’ newest community in Jacksonville, Florida and is conveniently located on the popular Northside area off Dunn Avenue. Homeowners will enjoy the short commute to any part of the greater Jacksonville area, including Jacksonville International Airport, River City Mall, downtown Jacksonville, and the beaches. Enjoy a great location, resident amenities featuring a pool, cabana, grilling area, covered pavilion, playground, soccer field, tennis court, and so much more!

23. 2016-10-07
    price $177,990 514-char remark

    Show marketing remark (514 chars)

    Villages of Westport is Express Homes’ newest community in Jacksonville, Florida and is conveniently located on the popular Northside area off Dunn Avenue. Homeowners will enjoy the short commute to any part of the greater Jacksonville area, including Jacksonville International Airport, River City Mall, downtown Jacksonville, and the beaches. Enjoy a great location, resident amenities featuring a pool, cabana, grilling area, covered pavilion, playground, soccer field, tennis court, and so much more!

24. 2016-09-09
    listed $175,935 Active 514-char remark

    Show marketing remark (514 chars)

    Villages of Westport is Express Homes’ newest community in Jacksonville, Florida and is conveniently located on the popular Northside area off Dunn Avenue. Homeowners will enjoy the short commute to any part of the greater Jacksonville area, including Jacksonville International Airport, River City Mall, downtown Jacksonville, and the beaches. Enjoy a great location, resident amenities featuring a pool, cabana, grilling area, covered pavilion, playground, soccer field, tennis court, and so much more!

25. 2016-09-09
    price $177,935 514-char remark

    Show marketing remark (514 chars)

    Villages of Westport is Express Homes’ newest community in Jacksonville, Florida and is conveniently located on the popular Northside area off Dunn Avenue. Homeowners will enjoy the short commute to any part of the greater Jacksonville area, including Jacksonville International Airport, River City Mall, downtown Jacksonville, and the beaches. Enjoy a great location, resident amenities featuring a pool, cabana, grilling area, covered pavilion, playground, soccer field, tennis court, and so much more!

ⓘ 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: $4,329 · $361/mo
• Projected year-2 tax: $4,329 · $361/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 7/10 Severe
• 🌡 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 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,401
• − Mortgage interest: −$14,676
• − Property taxes: −$4,329
• − Insurance: −$1,310
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − HOA: −$108
• − Depreciation: −$7,622
• Taxable loss: −$5,028
• Est. tax savings @ 24.0%: +$1,207
• After-tax cash flow: $619/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): 14,302
• Household income: $72,184
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 173.0

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: Majority Black (55%)
• Race & ethnicity: Black 55% White 39% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 2% Romanian 1% Hispanic 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 0%

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: ▼ -75.90%
• Current HPI: 263.8901
• Rent YoY: ▼ -0.25%
• 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

+47.2% since first listed

11 events — show timeline

• 2026-05-21 Price Changed $262,000 realMLS
• 2026-05-07 Listed $275,000 realMLS
• 2017-07-21 Sold (MLS) $178,990 realMLS
• 2017-03-20 Pending — realMLS
• 2017-03-08 Price Changed $183,990 realMLS
• 2017-03-08 Relisted — realMLS
• 2017-03-07 Pending — realMLS
• 2017-03-03 Price Changed $179,990 realMLS
• 2016-10-07 Price Changed $177,990 realMLS
• 2016-09-09 Listed $175,935 realMLS
• 2016-09-09 Price Changed $177,935 realMLS

Property tax history

+24.7%/yr

Latest (2025): $4,329 · +5.9% YoY. Source: county tax records.