2225 Thiervy Dr · Jacksonville, FL 32210

$195,000

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 16 Days on market

Built 1959 8,712 sqft lot Est $209k · 7% under

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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 +12.3/30.0
• ARV discount +10.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute freshly painted house in quiet neighborhood. A/c replaced in 2000. Whole house fan in the hallway. Laminate and tile floors. Fenced backyard. Great home for first time home buyer or rental for investor.

Key facts

• Central hvac
• Open dining area
• Large shady lot

Tags

• OPEN DINING AREA
• NEWER INSULATED WINDOWS
• CENTRAL HVAC
• LARGE SHADY LOT

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached 1-car carport; Off-street parking
• Utilities: Cable available; Sewer connected; Water connected
• Home design: Single family residence; One story
• Construction: Shingle roof
• Exterior features: Backyard fence

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Primary bathroom with shower (no tub)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-36 ($-432/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (16.0% below list).
• Recommended offer: $164k (16.0% 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: Normandy Village Elementary School (math 37% / reading 32%, grade F, #1,709 of 2,144 statewide, top 81%, 495 students, 78% 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 71% FRL vs 49% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 46% district-wide (-15 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.1%/yr); 441 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $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

• It's been on market 16 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $76k; list at $195k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $163,749 (16.0% 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. Built in 1959 — 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: 0.84% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $209,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2505 W Lourdes Dr	0.34mi	3/1.0	1,275 (+1%)	3mo	$133,000	$104	76
2377 Winterwood Cir E	0.30mi	3/2.0	1,369 (+9%)	0mo	$269,000	$196	72
2204 Patou Dr W	0.14mi	3/1.0	1,388 (+10%)	2mo	$189,900	$137	71
7943 Lorient Dr	0.14mi	4/2.0 (+1)	1,374 (+9%)	8mo	$216,000	$157	67
8256 Justin Rd N	0.39mi	3/2.0	1,144 (-9%)	2mo	$187,900	$164	65
7987 Winterwood Ln	0.13mi	3/2.0	1,089 (-14%)	8mo	$225,000	$207	65
8124 Jeanwood Dr	0.49mi	4/2.0 (+1)	1,328 (+5%)	3mo	$238,500	$180	61
2141 Monteau Dr	0.31mi	4/2.0 (+1)	1,398 (+11%)	3mo	$190,000	$136	60
8043 Joffre Dr	0.22mi	3/1.0	1,075 (-15%)	3mo	$119,900	$112	58
2644 W Kenwood Dr	0.58mi	4/2.0 (+1)	1,328 (+5%)	7mo	$220,000	$166	53
2683 Glory Trl	0.63mi	3/2.0	1,397 (+11%)	5mo	$243,000	$174	48
8055 Stargrass Ct	0.72mi	3/2.0	1,410 (+12%)	2mo	$269,000	$191	45

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 · 2.11% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-35,330
• Equity at exit: $29,075

10-year hold

• IRR: -12.8%
• Equity multiple: 0.28×
• Total profit: $-39,519
• Equity at exit: $16,860

Cash invested: $54,600 (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 32210

• Rents YoY: 2.1%
• Active inventory: 441
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,637 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$226 /mo · $2,709/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-36

Break-even live

Break-even rent $1,683

Max offer price $188,643

Occupancy floor 97%

Sensitivity live

Price	-10% $74	-5% $19	+0% $-36	+5% $-91	+10% $-146
Rent	-10% $-165	-5% $-101	+0% $-36	+5% $29	+10% $93
Rate	-1.0pp $62	-0.5pp $14	base $-36	+0.5pp $-87	+1.0pp $-138

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2225 Corot Dr Jacksonville, FL	4.0	2.0	1330	$1,596	$1.20	15d	1	0.19mi
7963 Lemans Dr Jacksonville, FL	3.0	1.5	1068	$1,349	$1.26	25d	1	0.21mi
2248 Patou Dr Jacksonville, FL	4.0	1.0	1338	$1,625	$1.21	22d	1	0.22mi
2145 Bourget Dr Jacksonville, FL	4.0	2.0	1174	$1,595	$1.36	9d	1	0.25mi
2433 Justin Rd E Jacksonville, FL	3.0	2.0	1540	$1,745	$1.13	15d	1	0.29mi
2141 Monteau Dr Jacksonville, FL	4.0	2.0	1398	$1,600	$1.14	25d	1	0.31mi
2419 Winterwood Cir E Jacksonville, FL	3.0	2.0	1530	$1,715	$1.12	22d	1	0.31mi
2444 Justin Rd E Jacksonville, FL	3.0	2.0	1124	$1,393	$1.24	25d	1	0.32mi
2505 Lourdes Dr W Jacksonville, FL	3.0	2.0	1300	$1,850	$1.42	25d	1	0.34mi
2002 Constant Dr Jacksonville, FL	3.0	1.0	1038	$1,580	$1.52	6d	1	0.36mi
1936 Constant Dr Jacksonville, FL	3.0	2.0	1124	$1,645	$1.46	25d	1	0.39mi
8001 Ridgehill View Rd Jacksonville, FL	4.0	2.0	1526	$1,845	$1.21	12d	1	0.39mi
2050 Monteau Dr Jacksonville, FL	4.0	2.0	1178	$1,348	$1.14	18d	1	0.41mi
8240 Pear Rd Jacksonville, FL	3.0	2.0	1182	$1,595	$1.35	12d	1	0.42mi
8267 Pear Rd Jacksonville, FL	3.0	2.0	1120	$1,550	$1.38	25d	1	0.45mi
7705 Peace Ln Jacksonville, FL	3.0	2.0	1849	$2,100	$1.14	5d	1	0.49mi
8255 Yolanda Ct Jacksonville, FL	4.0	2.0	1658	$1,595	$0.96	25d	1	0.55mi
2584 Spring Lake Rd Jacksonville, FL	4.0	2.0	1298	$2,300	$1.77	5d	1	0.58mi
8252 Yolanda Ct Jacksonville, FL	3.0	2.0	1306	$1,789	$1.37	4d	1	0.58mi
7810 Spring Branch Dr S Jacksonville, FL	3.0	2.0	1284	$1,960	$1.53	3d	1	0.81mi
3775 Spring Lake Rd Jacksonville, FL	3.0	2.0	1456	$1,900	$1.30	25d	1	0.82mi
7178 Conant Ave Jacksonville, FL	2.0	1.0	996	$1,000	$1.00	19d	1	0.88mi
2512 Sadler Trace Way Jacksonville, FL	3.0	2.5	1404	$1,750	$1.25	25d	1	0.90mi
7233 Eudine Dr S Jacksonville, FL	3.0	1.5	884	$1,345	$1.52	5d	1	0.91mi
2528 Sadler Trace Way Unit 1 Jacksonville, FL	3.0	2.5	1404	$2,000	$1.42	18d	1	0.92mi
2528 Sadler Trace Way Jacksonville, FL	3.0	2.5	1404	$2,000	$1.42	25d	1	0.92mi
7188 Koleda Dr Jacksonville, FL	4.0	2.0	1473	$1,327	$0.90	4d	1	0.94mi
3620 Kirkpatrick Cir #4 Jacksonville, FL	2.0	2.0	1118	$1,175	$1.05	16d	1	0.97mi
3620 Kirkpatrick Cir #4 Jacksonville, FL	2.0	2.0	1118	$1,250	$1.12	19d	1	0.97mi
7147 Eudine Dr N Jacksonville, FL	3.0	2.0	1456	$1,585	$1.09	25d	1	0.99mi
7152 Koleda Dr Jacksonville, FL	4.0	1.0	1110	$1,300	$1.17	16d	1	0.99mi
7152 Koleda Dr Jacksonville, FL	3.0	1.0	1110	$1,300	$1.17	5d	1	0.99mi
3631 Kirkpatrick Cir Jacksonville, FL	2.0–3.0	2.0	1137	$1,350	$1.19	9d	2	1.01mi
2234 Firestone Rd Jacksonville, FL	4.0	2.0	1110	$2,000	$1.80	16d	1	1.04mi
7655 Mailes Ct Jacksonville, FL	2.0	2.0	1040	$1,365	$1.31	6d	2	1.04mi
7655 Mailes Ct Jacksonville, FL	2.0	2.0	1040	$1,365	$1.31	9d	1	1.04mi
7619 Mailes Ct Jacksonville, FL	2.0	2.0	1040	$1,365	$1.31	6d	1	1.07mi
7656 Mailes Ct Unit 202 Jacksonville, FL	2.0	2.0	1040	$1,225	$1.18	25d	1	1.07mi
7650 Mailes Ct #101 Jacksonville, FL	2.0	2.0	1051	$1,200	$1.14	25d	1	1.08mi
7076 Queen of Hearts Ct Jacksonville, FL	3.0	2.0	1131	$1,500	$1.33	16d	1	1.08mi

Listing history 11 events

1. 2026-06-21
   days on market $195,000 Active 16 DOM
2. 2026-06-18
   days on market $195,000 Active 13 DOM
3. 2026-06-17
   days on market $195,000 Active 12 DOM
4. 2026-06-16
   days on market $195,000 Active 11 DOM
5. 2026-06-15
   days on market $195,000 Active 10 DOM
6. 2026-06-13
   days on market $195,000 Active 8 DOM
7. 2026-06-13
   days on market $195,000 Active 7 DOM
8. 2026-06-09
   days on market $195,000 Active 4 DOM
9. 2026-06-08
   days on market $195,000 Active 3 DOM
10. 2026-06-07
    remarks 502-char remark
11. 2026-06-07
    listed $195,000 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: $2,709 · $226/mo
• Projected year-2 tax: $2,709 · $226/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,650
• − Mortgage interest: −$10,923
• − Property taxes: −$2,709
• − Insurance: −$975
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$5,673
• Taxable loss: −$3,774
• Est. tax savings @ 24.0%: +$906
• After-tax cash flow: $474/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): 65,729
• Household income: $61,050
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 3605.0

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 43% Black 38% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Hispanic 2% Italian 1%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 7% French/Haitian/Cajun 2% 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: ▼ -314.81%
• Current HPI: 281.2688
• Rent YoY: ▲ 2.11%
• 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

+695.9% since first listed

19 events — show timeline

• 2026-06-03 Listed $195,000 realMLS
• 2022-06-22 Price Changed $1,250 RENT.
• 2017-05-02 Sold (Public Records) $76,500 Public Records
• 2017-04-26 Sold (MLS) $76,500 realMLS
• 2017-04-05 Pending — realMLS
• 2017-04-04 Listed $99,500 realMLS
• 2010-01-25 Listing Removed — realMLS
• 2010-01-23 Sold (MLS) $45,101 realMLS
• 2009-12-30 Listed $32,000 realMLS
• 2009-10-29 Listing Removed — realMLS
• 2009-02-03 Listed $95,000 realMLS
• 2006-05-10 Sold (Public Records) $134,000 Public Records
• 2006-05-06 Listing Removed — realMLS
• 2006-05-04 Sold (MLS) $134,000 realMLS
• 2006-04-19 Listing Removed — realMLS
• 2006-02-06 Listed $129,900 realMLS
• 2005-10-19 Listed $134,900 realMLS
• 2005-09-29 Sold (Public Records) $95,000 Public Records
• 1978-02-17 Sold (Public Records) $24,500 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,709 · +11.9% YoY. Source: county tax records.