10135 Whistling Pne Ct · Jacksonville, FL 32221

$245,000

3 bd · 3.0 ba · 1,517 sqft · Townhouse public records · 45 Days on market

Built 2026 Excellent condition 3,049 sqft lot Est $237k · at est. $195/mo HOA · 10% of rent

---

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 +11.7/30.0
• ARV discount +5.9/15.0
• Condition / age +5.0/5.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.4/10.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Contact Sales for Details

Key facts

• Versatile loft space
• Private patio
• Large island

Tags

• SCENIC WATER VIEWS
• PRIVATE PATIO
• VERSATILE LOFT SPACE
• THOUGHTFULLY DESIGNED KITCHEN
• LARGE ISLAND
• WALK-IN PANTRY

Property features AI

Finance

• HOA & community: Homeowners association with a $195 monthly fee; Association fee includes water; Association reports no additional amenities; Not a senior community

Exterior

• Parking: 2-car garage with garage door opener; Off-street parking
• Utilities: Underground electric; Public sewer; Water available; Sewer connected; Electricity connected; Cable available
• Home design: Townhouse; Property attached
• Construction: Fiber cement and frame construction; Shingle roof
• Exterior features: Patio; Pond; Front and rear sprinklers; City street frontage; Asphalt road

Interior

• Kitchen: Dishwasher; Electric oven and range; Microwave; Refrigerator; Electric water heater; Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Two levels; 2 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $245k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-72 ($-864/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (18.6% below list).
• Recommended offer: $199k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.9% 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.
• Zoned schools: Crystal Springs Elementary School (math 51% / reading 41%, grade D-, #1,234 of 2,144 statewide, top 58%, 907 students, 66% FRL); Charger Academy (math 33% / reading 26%, grade F, #469 of 571 statewide, top 84%, 961 students, 71% FRL); Edward H. White High School (math 31% / reading 25%, grade F, #464 of 667 statewide, top 70%, 1,538 students, 64% FRL) — zoned schools average 67% FRL vs 49% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.1%/yr); 219 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 45 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.

Recommended offer $199,355 (18.6% 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 45 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $236,652
• 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 (+1%)	1mo	$238,390	$156	95
1856 Normandy Pines Ln	0.03mi	3/2.5	1,526 (+1%)	1mo	$238,390	$156	95
10126 Whistling Pne Ct	0.03mi	3/2.5	1,526 (+1%)	1mo	$242,890	$159	94
1880 Normandy Pines Ln	0.05mi	3/2.5	1,526 (+1%)	1mo	$239,390	$157	94
1860 Normandy Pines Ln	0.03mi	3/2.5	1,526 (+1%)	2mo	$241,390	$158	94
10124 Whistling Pne Ct	0.03mi	3/2.5	1,536 (+1%)	1mo	$257,000	$167	93
1872 Normandy Pines Ln	0.03mi	3/2.5	1,526 (+1%)	3mo	$228,000	$149	93
1876 Normandy Pines Ln	0.04mi	3/2.5	1,526 (+1%)	3mo	$231,000	$151	93
1874 Normandy Pines Ln	0.04mi	3/2.5	1,526 (+1%)	3mo	$232,890	$153	92
1870 Normandy Pines Ln	0.03mi	3/2.5	1,526 (+1%)	5mo	$236,000	$155	92
10129 Treasure Oaks Ct	0.05mi	3/2.5	1,526 (+1%)	4mo	$227,890	$149	92
10113 Treasure Oaks Ct	0.06mi	3/2.5	1,526 (+1%)	5mo	$227,000	$149	90

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: -19.3%
• Equity multiple: 0.33×
• Total profit: $-46,037
• Equity at exit: $36,530

10-year hold

• IRR: -13.9%
• Equity multiple: 0.23×
• Total profit: $-53,043
• Equity at exit: $21,183

Cash invested: $68,600 (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: 219
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,994 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$102
• HOA: −$195
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-72

Break-even live

Break-even rent $2,085

Max offer price $232,274

Occupancy floor 99%

Sensitivity live

Price	-10% $67	-5% $-3	+0% $-72	+5% $-141	+10% $-211
Rent	-10% $-230	-5% $-151	+0% $-72	+5% $7	+10% $85
Rate	-1.0pp $51	-0.5pp $-10	base $-72	+0.5pp $-136	+1.0pp $-200

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: $61,250
• Closing costs: $7,350
• 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	25d	1	0.37mi
2514 Paris Mill Rd Jacksonville, FL	3.0	2.0	1974	$2,096	$1.06	9d	1	0.69mi
9670 Freefall Rd Jacksonville, FL	3.0	2.5	2109	$2,300	$1.09	16d	1	0.71mi
10355 Shelby Creek Rd S Jacksonville, FL	4.0	2.0	1917	$2,100	$1.10	22d	1	0.72mi
2081 Chaffee Rd S #19 Jacksonville, FL	3.0	2.0	1152	$1,619	$1.41	25d	1	0.80mi
2081 Chaffee Rd S Unit 43 Jacksonville, FL	4.0	2.0	1904	$1,829	$0.96	6d	1	0.81mi
2081 Chaffee Rd S #72 Jacksonville, FL	2.0	2.0	1216	$1,309	$1.08	25d	1	0.81mi
2625 Fox Creek Dr Jacksonville, FL	4.0	2.0	2018	$2,040	$1.01	25d	1	0.94mi
10161 Meadow Pointe Dr Jacksonville, FL	3.0	2.0	1810	$2,035	$1.12	18d	1	1.05mi
2167 Kistlers Ridge Way Jacksonville, FL	4.0	2.0	1456	$1,900	$1.30	16d	1	1.24mi
9183 Raptor Dr Jacksonville, FL	3.0	2.0	1091	$1,724	$1.58	6d	1	1.28mi
2210 Kistlers Ridge Way Jacksonville, FL	4.0	2.0	1456	$1,846	$1.27	25d	1	1.30mi
9101 Normandy Blvd Jacksonville, FL	2.0–3.0	1.0–2.0	994	$1,629	$1.64	5d	1	1.38mi

HOA detail

• Monthly dues: $195 · $2,340/yr

Listing history 16 events

1. 2026-06-02
   statusdays on market $245,000 Pending 45 DOM
2. 2026-06-01
   days on market $245,000 Active 44 DOM
3. 2026-05-31
   days on market $245,000 Active 43 DOM
4. 2026-05-24
   status Active 25-char remark

   Show marketing remark (25 chars)

   Contact Sales for Details

5. 2026-05-22
   status Active
6. 2026-05-20
   historical 25-char remark

   Show marketing remark (25 chars)

   Contact Sales for Details

7. 2026-05-19
   status Pending
8. 2026-05-09
   price $245,000 25-char remark

   Show marketing remark (25 chars)

   Contact Sales for Details

9. 2026-05-07
   price $245,000
10. 2026-05-04
    price $249,290 25-char remark

    Show marketing remark (25 chars)

    Contact Sales for Details

11. 2026-05-03
    price $247,290 25-char remark

    Show marketing remark (25 chars)

    Contact Sales for Details

12. 2026-05-01
    status Active
13. 2026-04-30
    status Pending
14. 2026-04-29
    price $250,290 25-char remark

    Show marketing remark (25 chars)

    Contact Sales for Details

15. 2026-04-27
    listed $247,290 Active 25-char remark

    Show marketing remark (25 chars)

    Contact Sales for Details

16. 2026-04-14
    listed $247,290 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: $781 · $65/mo
• Projected year-2 tax: $2,034 · $169/mo
• Expected delta: +$1,253/yr (+$104/mo · 160.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,923
• − Mortgage interest: −$13,724
• − Property taxes: −$781
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − HOA: −$2,340
• − Depreciation: −$7,127
• Taxable loss: −$5,102
• Est. tax savings @ 24.0%: +$1,224
• After-tax cash flow: $360/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

Excellent 100/100 None rehab

This newly constructed townhome is move-in ready with excellent condition and modern finishes. It offers a spacious open-concept design, modern appliances, and a well-maintained exterior.

Value-add opportunities

• Resale Painting — Fresh paint enhances curb appeal and interior aesthetics
• Rental Landscaping — Well-maintained landscaping improves curb appeal and tenant satisfaction

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting — Fresh paint enhances curb appeal and interior aesthetics ↑
• Rental Landscaping — Well-maintained landscaping improves curb appeal and tenant satisfaction ↑

ⓘ 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

Price history

-0.9% since first listed

13 events — show timeline

• 2026-05-24 Relisted — Zillow
• 2026-05-22 Relisted — realMLS
• 2026-05-20 Delisted — Zillow
• 2026-05-19 Pending — realMLS
• 2026-05-09 Price Changed $245,000 Zillow
• 2026-05-07 Price Changed $245,000 realMLS
• 2026-05-04 Price Changed $249,290 Zillow
• 2026-05-03 Price Changed $247,290 Zillow
• 2026-05-01 Relisted — realMLS
• 2026-04-30 Pending — realMLS
• 2026-04-29 Price Changed $250,290 Zillow
• 2026-04-27 Listed $247,290 Zillow
• 2026-04-14 Listed $247,290 realMLS