282 Pecan St · Jacksonville, FL 32211

$109,900

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 16 Days on market

Built 1961 6,534 sqft lot Est $162k · 32% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +7.9/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold As-Is.

Key facts

• Quiet park-like feel
• Rolling terrain
• Urban access

Tags

• CONCRETE BLOCK HOME
• MATURE TREES
• ROLLING TERRAIN
• SCENIC SURROUNDINGS
• QUIET PARK-LIKE FEEL
• URBAN ACCESS

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Other parking
• Utilities: Electricity connected
• Home design: Single-family ranch residence (single story)
• Exterior features: No private pool; Lot approximately 0.15 acres

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Other appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 rising (+2.5%/yr); 142 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $760 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 16 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $86k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $162,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 Arlington Rd N	0.27mi	2/1.0 (-1)	972 (-2%)	5mo	$109,000	$112	76
8202 Eaton Ave	0.34mi	3/1.0	1,050 (+6%)	2mo	$112,500	$107	72
7716 Galveston Ave	0.06mi	3/1.0	1,104 (+12%)	7mo	$216,000	$196	72
7520 Free Ave	0.18mi	2/1.0 (-1)	1,014 (+3%)	13mo	$212,500	$210	71
7952 Hare Ave	0.15mi	2/1.0 (-1)	1,110 (+12%)	4mo	$75,000	$68	65
222 Acme St	0.24mi	3/1.0	874 (-12%)	11mo	$185,500	$212	60
238 Arlington Rd N	0.22mi	2/1.5 (-1)	1,070 (+8%)	11mo	$125,000	$117	59
7823 Berry Ave	0.30mi	2/1.0 (-1)	915 (-7%)	12mo	$90,000	$98	59
8460 Galveston Ave	0.51mi	3/1.0	910 (-8%)	14mo	$149,000	$164	51
8514 Kona Ave	0.58mi	3/2.0	1,109 (+12%)	1mo	$196,000	$177	48
8145 Oden Ave	0.71mi	3/2.0	1,109 (+12%)	5mo	$165,000	$149	39
8492 Jasper Ave	0.55mi	3/2.0	1,126 (+14%)	13mo	$218,000	$194	37

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,621
• Equity at exit: $16,386

10-year hold

• IRR: 7.8%
• Equity multiple: 1.57×
• Total profit: $17,687
• Equity at exit: $9,502

Cash invested: $30,772 (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 32211

• Rents YoY: 2.5%
• Active inventory: 142
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$576
• Tax from tax record: −$236 /mo · $2,829/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $264

Break-even live

Break-even rent $1,086

Max offer price $109,900

Occupancy floor 76%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7703 Hare Ave Jacksonville, FL	2.0	1.0	700	$1,099	$1.57	2d	1	0.04mi
7528 Arlington Expy Jacksonville, FL	1.0–2.0	1.0–2.0	1057	$1,325	$1.25	1d	4	0.45mi
8319 Dandy Ave Jacksonville, FL	2.0	1.0	883	$1,650	$1.87	23d	1	0.46mi
7557 Arlington Expy Jacksonville, FL	1.0–3.0	1.0–2.0	1025	$1,799	$1.76	1d	15	0.64mi
851 Bert Rd #11 Jacksonville, FL	2.0	2.0	991	$1,250	$1.26	23d	1	0.70mi
7201 Arlington Expy Jacksonville, FL	1.0–3.0	1.0–2.0	934	$1,300	$1.39	4d	14	0.74mi
8210 Larose Rd Jacksonville, FL	2.0	2.5	1110	$1,695	$1.53	23d	1	0.76mi
840 Gate Run Rd Unit 840 Jacksonville, FL	2.0	2.5	1110	$1,575	$1.42	23d	1	0.80mi
855 Centennial St Jacksonville, FL	2.0	2.5	1110	$1,400	$1.26	21d	1	0.81mi
1135 Bert Rd Jacksonville, FL	1.0–2.0	1.0–1.5	800	$1,200	$1.50	23d	6	1.01mi
1217 Underhill Dr Jacksonville, FL	2.0	1.0	1100	$1,100	$1.00	23d	5	1.23mi
1600 Lansdowne Dr Jacksonville, FL	1.0–2.0	1.0	850	$1,049	$1.23	3d	12	1.34mi
926 Cesery Ter Unit 2 Jacksonville, FL	2.0	2.0	1000	$1,445	$1.45	7d	1	1.43mi

Listing history 5 events

1. 2026-05-21
   status Pending
2. 2026-05-05
   listed $109,900 Active
3. 2021-07-14
   soldstatus $85,500 Sold 11-char remark

   Show marketing remark (11 chars)

   Sold As-Is.

4. 2021-06-22
   status Pending 11-char remark

   Show marketing remark (11 chars)

   Sold As-Is.

5. 2021-06-14
   listed $98,000 Active 11-char remark

   Show marketing remark (11 chars)

   Sold As-Is.

ⓘ 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: $2,829 · $236/mo
• Projected year-2 tax: $2,829 · $236/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 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $17,042
• − Mortgage interest: −$6,156
• − Property taxes: −$2,829
• − Insurance: −$550
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$3,197
• Taxable income: $1,583
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $2,788/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): 36,762
• Household income: $57,021
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 2350.0

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 0.70)
• Race & ethnicity: White 41% Black 33% Hispanic / Latino 15% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Cuban 3%
• Common ancestry: Hispanic 2% Slovak 2% Lithuanian 1%
• Foreign-born: 14% · Canada, Vietnam, Jamaica
• Languages at home: 79% English-only · Spanish 14% 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: ▼ -187.46%
• Current HPI: 330.4724
• Rent YoY: ▲ 2.50%
• 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

+12.1% since first listed

5 events — show timeline

• 2026-05-21 Pending — realMLS
• 2026-05-05 Listed $109,900 realMLS
• 2021-07-14 Sold (MLS) $85,500 realMLS
• 2021-06-22 Pending — realMLS
• 2021-06-14 Listed $98,000 realMLS

Property tax history

+12.5%/yr

Latest (2025): $2,829 · +13.9% YoY. Source: county tax records.