6819 N Pearl St · Jacksonville, FL 32208

$89,995

3 bd · 2.0 ba · 1,071 sqft · SingleFamily public records · 7 Days on market

Built 1946 6,969 sqft lot Est $136k · 34% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this 2-bedroom, 2-bath brick home situated on a generous lot with a large fenced backyard, offering plenty of space for outdoor living, pets, or future improvements. The home needs some TLC and is priced accordingly, making it an excellent opportunity for investors, renovators, or buyers looking to add their personal touch. Major updates include a roof replaced in 2018 and CPVC plumbing. With solid bones, a desirable brick exterior, and a spacious yard, this property has great potential to become a wonderful home or investment property. Sold as-is.

Key facts

• Cpvc plumbing
• Large lot
• Brick home

Tags

• FENCED BACKYARD
• LARGE LOT
• ROOF REPLACED
• CPVC PLUMBING
• BRICK HOME

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Carport
• Utilities: Public sewer; Cable available; Water connected; Sewer connected
• Home design: Single family residence; One level (entry level 1); Current use: residential
• Construction: Brick construction
• Exterior features: Shingle roof; City street frontage; Asphalt road surface

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Primary bedroom located downstairs; Fireplace (1)
• 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 $90k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.0% 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 (-1.4%/yr); 291 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 40% of the median local income ($41k/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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $25k; list at $90k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,995

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.54% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.34%
• DSCR: 1.90
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $136,017
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6711 Drayton St	0.22mi	3/1.0	1,088 (+2%)	3mo	$138,000	$127	80
110 Tallulah Ave	0.21mi	3/1.0	1,102 (+3%)	2mo	$181,000	$164	80
50 W 58th St	0.32mi	2/1.0 (-1)	1,004 (-6%)	1mo	$71,000	$71	64
465 W 60th St	0.23mi	2/3.5 (-1)	1,157 (+8%)	3mo	$89,000	$77	62
429 W 46th St	0.48mi	2/1.0 (-1)	1,020 (-5%)	2mo	$167,000	$164	59
250 E 48th St	0.71mi	3/1.0	1,027 (-4%)	3mo	$110,000	$107	54
733 Escambia St	0.60mi	3/1.0	975 (-9%)	0mo	$90,000	$92	53
7625 N North Shore Dr	0.55mi	3/2.0	1,214 (+13%)	1mo	$215,500	$178	51
118 E 45th St	0.72mi	3/1.0	1,132 (+6%)	3mo	$161,000	$142	51
231 E 48th St	0.67mi	3/1.0	950 (-11%)	1mo	$143,900	$151	45
569 W 49th St	0.48mi	2/1.0 (-1)	924 (-14%)	2mo	$57,000	$62	44
753 Fernway St	0.64mi	3/1.0	929 (-13%)	1mo	$110,000	$118	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: 9.0%
• Equity multiple: 1.34×
• Total profit: $8,605
• Equity at exit: $13,419

10-year hold

• IRR: 15.4%
• Equity multiple: 2.07×
• Total profit: $27,019
• Equity at exit: $7,781

Cash invested: $25,199 (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 32208

• Home prices YoY: -33.6%
• Rents YoY: -1.4%
• Active inventory: 291
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$472
• Tax from tax record: −$159 /mo · $1,903/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $427

Break-even live

Break-even rent $846

Max offer price $89,995

Occupancy floor 64%

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: $22,499
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
343 W 60th St Jacksonville, FL	3.0	1.0	1238	$1,299	$1.05	21d	1	0.14mi
6418 Sapphire Dr Jacksonville, FL	3.0	1.5	1296	$1,350	$1.04	23d	1	0.20mi
356 Duray Ct Jacksonville, FL	3.0	2.0	1070	$1,425	$1.33	14d	1	0.21mi
7115 Lucky Dr W Jacksonville, FL	3.0	1.0	1158	$1,500	$1.30	23d	1	0.21mi
385 Duray Ct Jacksonville, FL	3.0	1.0	932	$1,250	$1.34	20d	1	0.24mi
41 Tallulah Ave Jacksonville, FL	3.0	1.0	1092	$1,390	$1.27	3d	1	0.30mi
33 W 55th St Jacksonville, FL	4.0	2.0	1387	$1,321	$0.95	3d	1	0.33mi
209 Woodrow St Jacksonville, FL	3.0	1.0	1282	$1,325	$1.03	23d	1	0.33mi
535 W 59th St Jacksonville, FL	3.0	2.0	816	$1,395	$1.71	7d	1	0.34mi
7124 Lorain St Jacksonville, FL	3.0	1.0	864	$1,043	$1.21	3d	1	0.35mi
6460 Lanark Ave Jacksonville, FL	2.0	1.0	708	$1,095	$1.55	23d	1	0.38mi
472 W 65th St Jacksonville, FL	3.0	1.0	1312	$1,295	$0.99	21d	1	0.38mi
319 W 49th St Jacksonville, FL	2.0	1.0	977	$1,200	$1.23	23d	1	0.39mi
425 W 47th St Jacksonville, FL	3.0	1.5	1083	$1,193	$1.10	7d	1	0.46mi
7511 N Shore Dr Jacksonville, FL	2.0	1.0	1014	$1,350	$1.33	4d	1	0.47mi
346 W 68th St Jacksonville, FL	3.0	1.0	1114	$1,385	$1.24	4d	1	0.47mi
7210 Elwood Ave Jacksonville, FL	2.0	1.0	831	$995	$1.20	21d	1	0.51mi
562 W 49th St Jacksonville, FL	3.0	1.0	1091	$1,195	$1.10	23d	1	0.52mi
646 Escambia St Jacksonville, FL	3.0	2.0	1200	$1,395	$1.16	21d	1	0.56mi
664 Escambia St Jacksonville, FL	3.0	2.0	1352	$1,500	$1.11	17d	1	0.58mi
5616 Calvin Ave Jacksonville, FL	3.0	1.0	1008	$1,195	$1.19	7d	1	0.62mi
217 E 48th St Jacksonville, FL	3.0	1.0	979	$1,096	$1.12	10d	1	0.65mi
7525 Oakwood St Jacksonville, FL	3.0	1.0	945	$1,375	$1.46	14d	1	0.66mi
516 E 58th St Jacksonville, FL	4.0	2.0	1232	$1,725	$1.40	7d	1	0.68mi
141 W 43rd St Jacksonville, FL	3.0	2.0	1022	$1,231	$1.20	3d	1	0.69mi
5514 Long St Jacksonville, FL	2.0	1.0	941	$1,250	$1.33	1d	1	0.69mi
524 E 60th St Jacksonville, FL	3.0	1.0	1212	$1,195	$0.99	7d	1	0.70mi
525 E 60th St Jacksonville, FL	3.0	2.0	1120	$1,471	$1.31	23d	1	0.70mi
7545 Wilder Ave Jacksonville, FL	3.0	1.0	1300	$1,150	$0.88	3d	1	0.72mi
549 E 55th St Jacksonville, FL	3.0	2.0	1230	$1,488	$1.21	10d	1	0.73mi
555 E 55th St Jacksonville, FL	3.0	2.0	1230	$1,488	$1.21	10d	1	0.74mi
18 W 43rd St Jacksonville, FL	2.0	1.0	750	$795	$1.06	4d	1	0.75mi
567 E 55th St Jacksonville, FL	3.0	2.0	1230	$1,488	$1.21	14d	1	0.76mi
205 E 44th St Jacksonville, FL	3.0	1.0	955	$1,075	$1.13	21d	1	0.78mi
920 Alderside St Jacksonville, FL	3.0	1.0	1255	$1,195	$0.95	4d	1	0.86mi
222 E 43rd St Jacksonville, FL	2.0	1.0	840	$946	$1.13	23d	1	0.86mi
349 E 45th St Jacksonville, FL	2.0	1.0	954	$1,175	$1.23	7d	1	0.88mi
4918 N Pearl St Jacksonville, FL	2.0	1.0	850	$895	$1.05	23d	1	0.88mi
5035 N Main St Jacksonville, FL	3.0	1.0–2.0	816	$1,459	$1.79	23d	69	0.90mi
7140 Buffalo Ave Jacksonville, FL	2.0	1.0	832	$1,321	$1.59	23d	1	0.90mi

Listing history 8 events

1. 2026-06-18
   days on market $89,995 Active 7 DOM
2. 2026-06-17
   price $89,995 Active 6 DOM
3. 2026-06-17
   days on market $95,000 Active 6 DOM
4. 2026-06-16
   days on market $95,000 Active 5 DOM
5. 2026-06-15
   days on market $95,000 Active 4 DOM
6. 2026-06-13
   days on market $95,000 Active 2 DOM
7. 2026-06-13
   remarks 578-char remark
8. 2026-06-13
   listed $95,000 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: $1,903 · $159/mo
• Projected year-2 tax: $1,903 · $159/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 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 17 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: $16,635
• − Mortgage interest: −$5,041
• − Property taxes: −$1,903
• − Insurance: −$450
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$2,618
• Taxable income: $3,961
• Est. tax owed @ 24.0%: −$951
• After-tax cash flow: $4,174/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): 32,699
• Household income: $41,324
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1765.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% White 16% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -110.56%
• Current HPI: 217.9706
• Rent YoY: ▼ -1.36%
• 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

+280.0% since first listed

2 events — show timeline

• 2026-06-11 Listed $95,000 realMLS
• 1981-12-01 Sold (Public Records) $25,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,903 · +14.4% YoY. Source: county tax records.