739 Brookview Dr N · Jacksonville, FL 32225

$150,000

3 bd · 2.0 ba · 1,240 sqft · SingleFamily public records

Built 1962 10,454 sqft lot Est $258k · 42% 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +7.6/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Home is currently under probate court for final sale. Home is sold As-is. Buyer to do due diligence. Seller never occupied the property.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.0% 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); 222 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $4k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $64k; list at $150k implies a 136% gain — meaningful room to come down on a strong offer.

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 $150,000

Questions for the listing agent

1. Built in 1962 — 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: 1.26% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $257,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1159 Radis Pl	0.40mi	3/2.0	1,264 (+2%)	1mo	$263,000	$208	77
1132 Creeks Ridge Rd	0.38mi	3/2.0	1,278 (+3%)	1mo	$330,000	$258	76
831 Brookview Dr N	0.09mi	3/2.0	1,342 (+8%)	8mo	$272,500	$203	76
10298 Lone Star Rd	0.28mi	3/2.0	1,296 (+4%)	5mo	$290,000	$224	75
10148 Geni Hill Cir N	0.33mi	3/2.0	1,344 (+8%)	0mo	$265,000	$197	70
10204 Lone Star Rd	0.32mi	2/2.0 (-1)	1,342 (+8%)	1mo	$266,325	$198	66
245 Jackson Rd	0.47mi	3/1.0	1,305 (+5%)	1mo	$175,000	$134	64
10653 Prim Dr	0.74mi	3/2.0	1,261 (+2%)	0mo	$250,000	$198	63
1145 Creeks Ridge Rd	0.41mi	3/2.0	1,370 (+10%)	3mo	$305,000	$223	61
1239 Brookwood Bluff Rd E	0.55mi	2/2.0 (-1)	1,166 (-6%)	9mo	$263,000	$226	52
10018 Govern Ln	0.62mi	3/2.0	1,382 (+12%)	4mo	$287,500	$208	48
1223 Brookwood Forest Blvd	0.48mi	2/2.0 (-1)	1,080 (-13%)	9mo	$260,000	$241	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: -5.3%
• Equity multiple: 0.81×
• Total profit: $-7,944
• Equity at exit: $22,365

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $194
• Equity at exit: $12,969

Cash invested: $42,000 (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 32225

• Rents YoY: -1.4%
• Active inventory: 222
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,883 high
• Mortgage (P&I): −$787
• Tax from tax record: −$297 /mo · $3,559/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $342

Break-even live

Break-even rent $1,450

Max offer price $150,000

Occupancy floor 77%

Sensitivity live

Price	-10% $427	-5% $385	+0% $342	+5% $300	+10% $257
Rent	-10% $193	-5% $268	+0% $342	+5% $416	+10% $491
Rate	-1.0pp $418	-0.5pp $380	base $342	+0.5pp $303	+1.0pp $264

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
881 Jackson Rd Jacksonville, FL	3.0	2.0	1336	$1,960	$1.47	13d	1	0.27mi
10120 Pontiac Dr Jacksonville, FL	3.0	2.0	1209	$1,775	$1.47	22d	1	0.28mi
10178 Geni Hill Cir N Jacksonville, FL	3.0	2.0	1155	$1,850	$1.60	8d	1	0.32mi
1120 Creeks Ridge Rd Jacksonville, FL	3.0	2.0	1434	$2,090	$1.46	22d	1	0.36mi
1132 Brookwood Bluff Rd E Jacksonville, FL	3.0	2.0	1415	$1,800	$1.27	22d	1	0.40mi
1114 Romaine Cir W Jacksonville, FL	3.0	2.5	1392	$1,575	$1.13	24d	1	0.50mi
1385 Brookwood Forest Blvd Jacksonville, FL	1.0–2.0	1.0–2.0	825	$1,480	$1.79	2d	37	0.65mi
653 Monument Rd Jacksonville, FL	1.0–3.0	1.0–2.0	983	$1,924	$1.96	2d	19	0.81mi
401 Monument Rd Jacksonville, FL	3.0	1.0–2.0	753	$1,600	$2.12	11d	8	0.81mi
1700 Mindanao Dr Jacksonville, FL	2.0	1.0	1075	$1,446	$1.35	2d	6	1.11mi
1721 Anniston Rd Jacksonville, FL	1.0–3.0	1.0–2.0	850	$1,595	$1.88	8d	1	1.13mi
1141 Kendall Town Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1137	$1,989	$1.75	24d	1	1.16mi
1290 Kendall Town Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1002	$2,028	$2.02	2d	34	1.23mi
1458 Landau Rd Jacksonville, FL	2.0	2.5	1076	$1,465	$1.36	24d	1	1.35mi
1521 Fieldview Dr Jacksonville, FL	2.0	2.5	1072	$1,495	$1.39	24d	1	1.39mi
1468 Pitney Cir Jacksonville, FL	2.0	2.5	1076	$1,650	$1.53	8d	1	1.41mi
1496 Fieldview Dr Jacksonville, FL	2.0	2.5	1008	$1,400	$1.39	8d	1	1.41mi
11110 Atlantic Blvd Jacksonville, FL	3.0	2.0	1100	$1,570	$1.43	4d	1	1.42mi
11110 Atlantic Blvd Jacksonville, FL	2.0	2.0	925	$1,475	$1.59	3d	1	1.42mi
1573 Landau Rd Jacksonville, FL	3.0	2.5	1480	$1,700	$1.15	8d	1	1.43mi
9105 Tredinick Pkwy Jacksonville, FL	1.0–3.0	1.0–2.5	1018	$2,200	$2.16	2d	26	1.46mi
1462 Solera Ter Jacksonville, FL	1.0–3.0	1.0–2.0	1096	$2,000	$1.82	3d	1	1.47mi
10334 Bradley Rd Jacksonville, FL	3.0	2.0	1153	$1,980	$1.72	8d	1	1.49mi

Listing history 4 events

1. 2025-06-09
   historical
2. 2025-05-27
   listed $150,000
3. 2000-04-07
   soldstatus $63,500
4. 1989-12-01
   soldstatus $52,500

ⓘ 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: $3,559 · $297/mo
• Projected year-2 tax: $3,559 · $297/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 4/10 Moderate
• 🌡 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 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,599
• − Mortgage interest: −$8,402
• − Property taxes: −$3,559
• − Insurance: −$750
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$4,364
• Taxable income: $1,908
• Est. tax owed @ 24.0%: −$458
• After-tax cash flow: $3,647/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): 55,905
• Household income: $90,559
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1670.0

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 0.61)
• Race & ethnicity: White 59% Hispanic / Latino 14% Two or more races 14% Black 14% Asian 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 2%
• Foreign-born: 13% · Canada, Jamaica, South Korea
• Languages at home: 82% English-only · Spanish 9% Tagalog/Filipino 2% Other Indo-European 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: ▼ -191.73%
• Current HPI: 307.1292
• Rent YoY: ▼ -1.45%
• 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

+185.7% since first listed

4 events — show timeline

• 2025-06-09 Listing Removed — realMLS
• 2025-05-27 Listed $150,000 realMLS
• 2000-04-07 Sold (Public Records) $63,500 Public Records
• 1989-12-01 Sold (Public Records) $52,500 Public Records

Property tax history

+8.6%/yr

Latest (2025): $3,559 · +14.0% YoY. Source: county tax records.