8022 Pipit Ave · Jacksonville, FL 32219

$94,000

2 bd · 1.0 ba · 500 sqft · SingleFamily public records · 134 Days on market

Built 1969 5,227 sqft lot

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Why this score? — see what drove the C 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +6.1/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 2-bedroom, 1-bath cottage-style home nestled on a peaceful street in Jacksonville. This freshly painted residence boasts a cozy front porch, stylish gray exterior, and modern white trim, all set on a large shaded lot with mature trees and ample green space. Step inside to find a bright and welcoming interior, ideal for first-time homebuyers, investors, or anyone looking to downsize without sacrificing charm. The home sits elevated with a new front entry staircase and walkway, offering great curb appeal and easy access. The property features: • Fresh exterior paint and updated landscaping • New front porch railings and steps • Spacious yard with room for expansion, gardening, or outdoor living • Quiet and private surroundings just minutes from local amenities Conveniently located with easy access to I-295, downtown Jacksonville, and nearby schools and parks, this home offers the perfect balance of comfort, location, and affordability.

Key facts

• Fully remodeled
• High-and-dry lot
• Updated kitchen

Tags

• HIGH-AND-DRY LOT
• FULLY REMODELED
• NEW ROOF
• NEW ELECTRICAL PANEL
• UPDATED KITCHEN
• UPDATED BATHROOM

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Septic tank sewer; Cable connected; Electricity connected
• Home design: Single family residence; Residential use
• Exterior features: Lot approximately 0.12 acres; Other detached or additional structures on the property

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning units
• Interior features: Electric range; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 (-0.2%/yr); 546 active listings in the ZIP; 3 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).
• This rent is only 17% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 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.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 18% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.11% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.69×
• Total profit: $-8,200
• Equity at exit: $14,016

10-year hold

• IRR: -3.9%
• Equity multiple: 0.78×
• Total profit: $-5,889
• Equity at exit: $8,127

Cash invested: $26,320 (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: 546
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$134 /mo · $1,604/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $158

Break-even live

Break-even rent $843

Max offer price $94,000

Occupancy floor 80%

Sensitivity live

Price	-10% $211	-5% $185	+0% $158	+5% $131	+10% $105
Rent	-10% $76	-5% $117	+0% $158	+5% $199	+10% $240
Rate	-1.0pp $205	-0.5pp $182	base $158	+0.5pp $134	+1.0pp $109

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4848 Mississippi Ct Jacksonville, FL	1.0	1.0	400	$850	$2.12	5d	1	1.28mi
4655 Ken Knight Dr N Jacksonville, FL	2.0	1.0	646	$600	$0.93	24d	1	1.30mi
4440 Ken Knight Dr N Jacksonville, FL	2.0	1.0	716	$650	$0.91	15d	1	1.45mi

Listing history 35 events

1. 2026-06-18
   days on market $94,000 Active 134 DOM
2. 2026-06-17
   days on market $94,000 Active 133 DOM
3. 2026-06-16
   days on market $94,000 Active 132 DOM
4. 2026-06-15
   days on market $94,000 Active 131 DOM
5. 2026-06-10
   days on market $94,000 Active 125 DOM
6. 2026-06-08
   days on market $94,000 Active 124 DOM
7. 2026-06-07
   days on market $94,000 Active 123 DOM
8. 2026-06-03
   days on market $94,000 Active 119 DOM
9. 2026-06-02
   days on market $94,000 Active 118 DOM
10. 2026-06-01
    days on market $94,000 Active 117 DOM
11. 2026-05-31
    days on market $94,000 Active 116 DOM
12. 2026-02-25
    price $94,000
13. 2026-02-02
    listed $99,000 Active
14. 2026-01-21
    historical 1010-char remark

    Show marketing remark (1010 chars)

    Welcome to this beautifully updated 2-bedroom, 1-bath cottage-style home nestled on a peaceful street in Jacksonville. This freshly painted residence boasts a cozy front porch, stylish gray exterior, and modern white trim, all set on a large shaded lot with mature trees and ample green space. Step inside to find a bright and welcoming interior, ideal for first-time homebuyers, investors, or anyone looking to downsize without sacrificing charm. The home sits elevated with a new front entry staircase and walkway, offering great curb appeal and easy access. The property features: • Fresh exterior paint and updated landscaping • New front porch railings and steps • Spacious yard with room for expansion, gardening, or outdoor living • Quiet and private surroundings just minutes from local amenities Conveniently located with easy access to I-295, downtown Jacksonville, and nearby schools and parks, this home offers the perfect balance of comfort, location, and affordability.

15. 2025-10-07
    price $99,888 1010-char remark

    Show marketing remark (1010 chars)

    Welcome to this beautifully updated 2-bedroom, 1-bath cottage-style home nestled on a peaceful street in Jacksonville. This freshly painted residence boasts a cozy front porch, stylish gray exterior, and modern white trim, all set on a large shaded lot with mature trees and ample green space. Step inside to find a bright and welcoming interior, ideal for first-time homebuyers, investors, or anyone looking to downsize without sacrificing charm. The home sits elevated with a new front entry staircase and walkway, offering great curb appeal and easy access. The property features: • Fresh exterior paint and updated landscaping • New front porch railings and steps • Spacious yard with room for expansion, gardening, or outdoor living • Quiet and private surroundings just minutes from local amenities Conveniently located with easy access to I-295, downtown Jacksonville, and nearby schools and parks, this home offers the perfect balance of comfort, location, and affordability.

16. 2025-08-01
    listed $108,888 Active 1010-char remark

    Show marketing remark (1010 chars)

    Welcome to this beautifully updated 2-bedroom, 1-bath cottage-style home nestled on a peaceful street in Jacksonville. This freshly painted residence boasts a cozy front porch, stylish gray exterior, and modern white trim, all set on a large shaded lot with mature trees and ample green space. Step inside to find a bright and welcoming interior, ideal for first-time homebuyers, investors, or anyone looking to downsize without sacrificing charm. The home sits elevated with a new front entry staircase and walkway, offering great curb appeal and easy access. The property features: • Fresh exterior paint and updated landscaping • New front porch railings and steps • Spacious yard with room for expansion, gardening, or outdoor living • Quiet and private surroundings just minutes from local amenities Conveniently located with easy access to I-295, downtown Jacksonville, and nearby schools and parks, this home offers the perfect balance of comfort, location, and affordability.

17. 2025-07-22
    historical 426-char remark

    Show marketing remark (426 chars)

    This lovely 500 sqft. Great starter home!!! Property is high and dry. Home. Two bedrooms, one bathroom. Roof 2023, electrical panel 2022. remodeled kitchen and bathroom 2024 , Laminated floor 2023, Water softener/water filter 2023, Water pomp, septic tank recently clean 2023, Electronic water heater 2023. Property has a SECTION 8- APPROVED. Don't miss the opportunity to see this beautiful cozy house!! Ready to move in!!

18. 2025-03-13
    price $120,888 426-char remark

    Show marketing remark (426 chars)

    This lovely 500 sqft. Great starter home!!! Property is high and dry. Home. Two bedrooms, one bathroom. Roof 2023, electrical panel 2022. remodeled kitchen and bathroom 2024 , Laminated floor 2023, Water softener/water filter 2023, Water pomp, septic tank recently clean 2023, Electronic water heater 2023. Property has a SECTION 8- APPROVED. Don't miss the opportunity to see this beautiful cozy house!! Ready to move in!!

19. 2025-01-23
    historical
20. 2025-01-22
    price $125,000 426-char remark

    Show marketing remark (426 chars)

    This lovely 500 sqft. Great starter home!!! Property is high and dry. Home. Two bedrooms, one bathroom. Roof 2023, electrical panel 2022. remodeled kitchen and bathroom 2024 , Laminated floor 2023, Water softener/water filter 2023, Water pomp, septic tank recently clean 2023, Electronic water heater 2023. Property has a SECTION 8- APPROVED. Don't miss the opportunity to see this beautiful cozy house!! Ready to move in!!

21. 2025-01-22
    listed $215,000 Active 426-char remark

    Show marketing remark (426 chars)

    This lovely 500 sqft. Great starter home!!! Property is high and dry. Home. Two bedrooms, one bathroom. Roof 2023, electrical panel 2022. remodeled kitchen and bathroom 2024 , Laminated floor 2023, Water softener/water filter 2023, Water pomp, septic tank recently clean 2023, Electronic water heater 2023. Property has a SECTION 8- APPROVED. Don't miss the opportunity to see this beautiful cozy house!! Ready to move in!!

22. 2024-09-28
    listed $128,888 Active
23. 2024-05-21
    historical $1,200
24. 2024-04-23
    listed $1,200
25. 2024-03-22
    historical $1,200
26. 2024-01-12
    listed $1,200
27. 2024-01-12
    historical $1,200
28. 2023-09-22
    listed $1,200
29. 2023-07-17
    soldstatus $80,000 Sold
30. 2023-07-03
    status Pending
31. 2023-06-24
    listed $85,000 Active
32. 2022-10-25
    soldstatus $35,000 Sold
33. 2022-10-12
    status Pending
34. 2022-10-11
    price $40,000
35. 2022-07-26
    listed $60,000 Active

ⓘ 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: $1,604 · $134/mo
• Projected year-2 tax: $1,604 · $134/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 3/10 Moderate
• 🌡 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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,513
• − Mortgage interest: −$5,265
• − Property taxes: −$1,604
• − Insurance: −$470
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$2,735
• Taxable income: $437
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $1,791/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

+56.7% since first listed

24 events — show timeline

• 2026-02-25 Price Changed $94,000 realMLS
• 2026-02-02 Listed $99,000 realMLS
• 2026-01-21 Listing Removed — realMLS
• 2025-10-07 Price Changed $99,888 realMLS
• 2025-08-01 Listed $108,888 realMLS
• 2025-07-22 Listing Removed — realMLS
• 2025-03-13 Price Changed $120,888 realMLS
• 2025-01-23 Listing Removed — realMLS
• 2025-01-22 Price Changed $125,000 realMLS
• 2025-01-22 Listed $215,000 realMLS
• 2024-09-28 Listed $128,888 realMLS
• 2024-05-21 Rental Removed $1,200 NEFLMLS
• 2024-04-23 Listed for Rent $1,200 NEFLMLS
• 2024-03-22 Rental Removed $1,200 NEFLMLS
• 2024-01-12 Listed for Rent $1,200 NEFLMLS
• 2024-01-12 Rental Removed $1,200 NEFLMLS
• 2023-09-22 Listed for Rent $1,200 NEFLMLS
• 2023-07-17 Sold (MLS) $80,000 realMLS
• 2023-07-03 Pending — realMLS
• 2023-06-24 Listed $85,000 realMLS
• 2022-10-25 Sold (MLS) $35,000 realMLS
• 2022-10-12 Pending — realMLS
• 2022-10-11 Price Changed $40,000 realMLS
• 2022-07-26 Listed $60,000 realMLS

Property tax history

+9.3%/yr

Latest (2025): $1,604 · +21.9% YoY. Source: county tax records.