10112 Whistling Pine Ct · Jacksonville, FL 32221

$240,890

3 bd · 2.5 ba · 1,526 sqft · Townhouse · 39 Days on market

Built 2026 Good condition Est $238k · at est.

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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 +11.3/30.0
• ARV discount +7.0/15.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Contact Sales for Details

Key facts

• Garage
• Built 2026
• Listed 38 days

Property features AI

Finance

• Financial info: List price $245,890

Exterior

• Parking: 1 covered garage space (1 total parking space)
• Home design: Spec new construction, Plan name: Landmark
• Exterior features: Located at 10112 Whistling Pine Ct, Jacksonville, FL 32221

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Living area approximately 1526

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $241k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (17.1% below list).
• Recommended offer: $200k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 (+2.1%/yr); 217 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 39 days — a 3% lower offer ($234k) is reasonable based on typical stale-listing flexibility.

Recommended offer $199,794 (17.1% 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 39 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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: 0.83% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $238,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10130 Whistling Pne Ct	0.03mi	3/2.5	1,526 (0%)	1mo	$238,390	$156	98
10126 Whistling Pne Ct	0.02mi	3/2.5	1,526 (0%)	1mo	$242,890	$159	98
10124 Whistling Pne Ct	0.02mi	3/2.5	1,536 (+1%)	1mo	$257,000	$167	97
1880 Normandy Pines Ln	0.07mi	3/2.5	1,526 (0%)	1mo	$239,390	$157	96
1856 Normandy Pines Ln	0.08mi	3/2.5	1,526 (0%)	1mo	$238,390	$156	96
10113 Treasure Oaks Ct	0.02mi	3/2.5	1,526 (0%)	4mo	$227,000	$149	95
10129 Treasure Oaks Ct	0.04mi	3/2.5	1,526 (0%)	4mo	$227,890	$149	95
1876 Normandy Pines Ln	0.06mi	3/2.5	1,526 (0%)	3mo	$231,000	$151	95
1872 Normandy Pines Ln	0.06mi	3/2.5	1,526 (0%)	3mo	$228,000	$149	95
1860 Normandy Pines Ln	0.08mi	3/2.5	1,526 (0%)	2mo	$241,390	$158	95
1874 Normandy Pines Ln	0.06mi	3/2.5	1,526 (0%)	3mo	$232,890	$153	94
1870 Normandy Pines Ln	0.06mi	3/2.5	1,526 (0%)	5mo	$236,000	$155	93

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 · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-46,259
• Equity at exit: $35,917

10-year hold

• IRR: -14.6%
• Equity multiple: 0.19×
• Total profit: $-54,311
• Equity at exit: $20,828

Cash invested: $67,449 (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 32221

• Home prices YoY: -19.2%
• Rents YoY: 2.1%
• Active inventory: 217
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,998 high
• Mortgage (P&I): −$1,263
• Tax est. 1.5%: −$301 /mo · $3,613/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-86

Break-even live

Break-even rent $2,107

Max offer price $228,393

Occupancy floor 99%

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: $60,222
• Closing costs: $7,227
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2120 Blair Rd Jacksonville, FL	3.0	2.0	1272	$1,675	$1.32	24d	1	0.36mi
2514 Paris Mill Rd Jacksonville, FL	3.0	2.0	1974	$2,096	$1.06	7d	1	0.62mi
10355 Shelby Creek Rd S Jacksonville, FL	4.0	2.0	1917	$2,100	$1.10	20d	1	0.65mi
9670 Freefall Rd Jacksonville, FL	3.0	2.5	2109	$2,300	$1.09	14d	1	0.74mi
2081 Chaffee Rd S #19 Jacksonville, FL	3.0	2.0	1152	$1,619	$1.41	24d	1	0.81mi
2081 Chaffee Rd S Unit 43 Jacksonville, FL	4.0	2.0	1904	$1,829	$0.96	4d	1	0.82mi
2081 Chaffee Rd S #72 Jacksonville, FL	2.0	2.0	1216	$1,309	$1.08	24d	1	0.82mi
2625 Fox Creek Dr Jacksonville, FL	4.0	2.0	2018	$2,040	$1.01	24d	1	0.89mi
10161 Meadow Pointe Dr Jacksonville, FL	3.0	2.0	1810	$2,035	$1.12	16d	1	1.12mi
2167 Kistlers Ridge Way Jacksonville, FL	4.0	2.0	1456	$1,900	$1.30	14d	1	1.22mi
2210 Kistlers Ridge Way Jacksonville, FL	4.0	2.0	1456	$1,846	$1.27	24d	1	1.27mi
9183 Raptor Dr Jacksonville, FL	3.0	2.0	1091	$1,724	$1.58	4d	1	1.33mi
9101 Normandy Blvd Jacksonville, FL	2.0–3.0	1.0–2.0	994	$1,629	$1.64	3d	1	1.40mi

Listing history 10 events

1. 2026-06-18
   days on market $240,890 Active 39 DOM
2. 2026-06-17
   days on market $240,890 Active 38 DOM
3. 2026-06-16
   days on market $240,890 Active 37 DOM
4. 2026-06-15
   days on market $240,890 Active 36 DOM
5. 2026-06-10
   days on market $240,890 Active 30 DOM
6. 2026-06-08
   pricedays on market $240,890 Active 29 DOM
7. 2026-06-03
   days on market $241,990 Active 24 DOM
8. 2026-06-02
   days on market $241,990 Active 23 DOM
9. 2026-06-01
   days on market $241,990 Active 22 DOM
10. 2026-05-31
    pricedays on market $241,990 Active 21 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,975
• − Mortgage interest: −$13,494
• − Property taxes: −$3,613
• − Insurance: −$1,204
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$7,008
• Taxable loss: −$5,180
• Est. tax savings @ 24.0%: +$1,243
• After-tax cash flow: $207/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This townhouse is in excellent condition with modern finishes and a well-maintained exterior. It has the potential to be further enhanced with minor updates to the exterior and interior, which can significantly increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants.
• Both Upgrading the flooring in the bathrooms — Upgrading the flooring can improve the overall look and feel of the bathrooms, making them more appealing to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the flooring in the bathrooms — Upgrading the flooring can improve the overall look and feel of the bathrooms, making them more appealing to potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 32,833
• Household income: $82,969
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 516.0

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 48% Black 33% Hispanic / Latino 9% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Italian 3% Slovak 2% Hispanic 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 2% Vietnamese 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: ▼ -62.74%
• Current HPI: 263.7591
• Rent YoY: ▲ 2.12%
• 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