11472 Sweet Cherry Ln E · Jacksonville, FL 32225

$262,500

4 bd · 3.0 ba · 1,648 sqft · SingleFamily public records · 21 Days on market

Built 1988 0.37 ac lot Est $344k · 24% under $9/mo HOA

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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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nature lovers welcome! Very private backyard. Mature citrus trees as well as a guava and plum tree. This 4 bedroom, 3 bath home is situated on one of the largest lots in Riverwoods of St Johns. Updated throughout: kitchen cabinets refaced and custom painted, soapstone counters, under cabinet lighting, updated downstairs bath. Fully remodeled master suite with bathroom upstairs overlooking balcony to this private retreat paradise. Brand new Convection Microwave Oven, Rear screened patio with bar and cable hook up, plus wired for speakers. Covered boat or RV parking. Outdoor shower conveniently located next to the beautiful jacuzzi, jacuzzi pump is only 3 years old, this home has it all! 2 Year Storage Shed Conveys. This backyard truly is a paradise, come and see for yourself

Key facts

• Near schools
• Near dining
• Near shopping

Tags

• 2020 HVAC SYSTEM
• 2016 WATER HEATER
• NEAR SHOPPING
• NEAR DINING
• NEAR SCHOOLS
• NEAR MAJOR ROADWAYS

Property features AI

Finance

• HOA & community: Community association managed by River City Management Services; Association fee of $112.35 annually

Exterior

• Parking: Garage plus additional parking; 2-car garage
• Utilities: Public sewer; Electricity connected; Water connected
• Home design: Single family residence; Residential use
• Construction: Frame construction
• Exterior features: Lot features: Other; North-facing property; No private pool

Interior

• Kitchen: Convection oven; Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Five bedrooms (includes Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Central air; Split system cooling
• Interior features: Nine total rooms; Fireplace (1)
• Laundry & utility: Unfurnished (no washer/dryer included listed)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $262k.

Deal economics

• At list price, monthly cash flow is $-3 ($-33/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (14.3% below list).
• Recommended offer: $225k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Market conditions: Rents soft (-1.4%/yr); 228 active listings in the ZIP; 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 $8k 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 21 days — a 2% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,066 (14.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $344,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4846 Dovetree Ln	0.17mi	3/2.0 (-1)	1,692 (+3%)	1mo	$305,000	$180	78
4871 Tocobaga Ln	0.27mi	3/2.0 (-1)	1,553 (-6%)	6mo	$348,000	$224	64
11564 Kelvyn Grove Pl	0.21mi	3/2.0 (-1)	1,544 (-6%)	9mo	$370,000	$240	63
4332 Springmoor Dr E	0.49mi	3/2.0 (-1)	1,597 (-3%)	1mo	$345,000	$216	62
4542 Hartman Rd	0.29mi	3/2.0 (-1)	1,742 (+6%)	11mo	$325,000	$187	59
11537 Kelvyn Grove Pl	0.20mi	3/2.0 (-1)	1,772 (+8%)	13mo	$370,000	$209	59
4828 Beacon Dr W	0.18mi	3/2.0 (-1)	1,505 (-9%)	15mo	$328,000	$218	56
4650 Bluff Ave	0.50mi	3/2.0 (-1)	1,556 (-6%)	4mo	$299,900	$193	55
4505 Bluff Ave	0.57mi	3/2.0 (-1)	1,718 (+4%)	5mo	$350,000	$204	54
11742 Jocelyn Rd	0.47mi	5/3.0 (+1)	1,878 (+14%)	3mo	$380,000	$202	47
4344 Springmoor Dr W	0.55mi	3/2.0 (-1)	1,515 (-8%)	14mo	$330,000	$218	41
4516 Bluff Ave	0.53mi	3/2.0 (-1)	1,877 (+14%)	7mo	$350,000	$186	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.33×
• Total profit: $-49,294
• Equity at exit: $39,140

10-year hold

• IRR: -20.6%
• Equity multiple: 0.07×
• Total profit: $-68,586
• Equity at exit: $22,696

Cash invested: $73,500 (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: 228
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,251 medium
• Mortgage (P&I): −$1,377
• Tax from tax record: −$286 /mo · $3,430/yr
• Insurance: −$109
• HOA: −$9
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-3

Break-even live

Break-even rent $2,254

Max offer price $262,013

Occupancy floor 95%

Sensitivity live

Price	-10% $146	-5% $72	+0% $-3	+5% $-77	+10% $-151
Rent	-10% $-181	-5% $-92	+0% $-3	+5% $86	+10% $175
Rate	-1.0pp $129	-0.5pp $64	base $-3	+0.5pp $-71	+1.0pp $-140

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: $65,625
• Closing costs: $7,875
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $9 · $108/yr
• Likely covers: cable

Listing history 17 events

1. 2026-05-15
   price $264,900
2. 2026-05-13
   price $269,900
3. 2026-05-06
   listed $274,900 Active
4. 2018-11-26
   soldstatus $248,000
5. 2018-11-20
   soldstatus $248,000 Sold 794-char remark

   Show marketing remark (794 chars)

   Nature lovers welcome! Very private backyard. Mature citrus trees as well as a guava and plum tree. This 4 bedroom, 3 bath home is situated on one of the largest lots in Riverwoods of St Johns. Updated throughout: kitchen cabinets refaced and custom painted, soapstone counters, under cabinet lighting, updated downstairs bath. Fully remodeled master suite with bathroom upstairs overlooking balcony to this private retreat paradise. Brand new Convection Microwave Oven, Rear screened patio with bar and cable hook up, plus wired for speakers. Covered boat or RV parking. Outdoor shower conveniently located next to the beautiful jacuzzi, jacuzzi pump is only 3 years old, this home has it all! 2 Year Storage Shed Conveys. This backyard truly is a paradise, come and see for yourself

6. 2018-11-09
   status Pending 794-char remark

   Show marketing remark (794 chars)

   Nature lovers welcome! Very private backyard. Mature citrus trees as well as a guava and plum tree. This 4 bedroom, 3 bath home is situated on one of the largest lots in Riverwoods of St Johns. Updated throughout: kitchen cabinets refaced and custom painted, soapstone counters, under cabinet lighting, updated downstairs bath. Fully remodeled master suite with bathroom upstairs overlooking balcony to this private retreat paradise. Brand new Convection Microwave Oven, Rear screened patio with bar and cable hook up, plus wired for speakers. Covered boat or RV parking. Outdoor shower conveniently located next to the beautiful jacuzzi, jacuzzi pump is only 3 years old, this home has it all! 2 Year Storage Shed Conveys. This backyard truly is a paradise, come and see for yourself

7. 2018-09-18
   historical Active - Contingent 794-char remark

   Show marketing remark (794 chars)

   Nature lovers welcome! Very private backyard. Mature citrus trees as well as a guava and plum tree. This 4 bedroom, 3 bath home is situated on one of the largest lots in Riverwoods of St Johns. Updated throughout: kitchen cabinets refaced and custom painted, soapstone counters, under cabinet lighting, updated downstairs bath. Fully remodeled master suite with bathroom upstairs overlooking balcony to this private retreat paradise. Brand new Convection Microwave Oven, Rear screened patio with bar and cable hook up, plus wired for speakers. Covered boat or RV parking. Outdoor shower conveniently located next to the beautiful jacuzzi, jacuzzi pump is only 3 years old, this home has it all! 2 Year Storage Shed Conveys. This backyard truly is a paradise, come and see for yourself

8. 2018-09-10
   price $265,000 794-char remark

   Show marketing remark (794 chars)

   Nature lovers welcome! Very private backyard. Mature citrus trees as well as a guava and plum tree. This 4 bedroom, 3 bath home is situated on one of the largest lots in Riverwoods of St Johns. Updated throughout: kitchen cabinets refaced and custom painted, soapstone counters, under cabinet lighting, updated downstairs bath. Fully remodeled master suite with bathroom upstairs overlooking balcony to this private retreat paradise. Brand new Convection Microwave Oven, Rear screened patio with bar and cable hook up, plus wired for speakers. Covered boat or RV parking. Outdoor shower conveniently located next to the beautiful jacuzzi, jacuzzi pump is only 3 years old, this home has it all! 2 Year Storage Shed Conveys. This backyard truly is a paradise, come and see for yourself

9. 2018-08-30
   listed $275,000 Active 794-char remark

   Show marketing remark (794 chars)

   Nature lovers welcome! Very private backyard. Mature citrus trees as well as a guava and plum tree. This 4 bedroom, 3 bath home is situated on one of the largest lots in Riverwoods of St Johns. Updated throughout: kitchen cabinets refaced and custom painted, soapstone counters, under cabinet lighting, updated downstairs bath. Fully remodeled master suite with bathroom upstairs overlooking balcony to this private retreat paradise. Brand new Convection Microwave Oven, Rear screened patio with bar and cable hook up, plus wired for speakers. Covered boat or RV parking. Outdoor shower conveniently located next to the beautiful jacuzzi, jacuzzi pump is only 3 years old, this home has it all! 2 Year Storage Shed Conveys. This backyard truly is a paradise, come and see for yourself

10. 2016-10-27
    soldstatus $215,000
11. 2016-10-21
    soldstatus $215,000 Sold 458-char remark

    Show marketing remark (458 chars)

    Nature lovers welcome! Very private backyard. Mature citrus trees as well as a guava and plum tree. This 4 bedroom, 3 bath home is situated on one of the largest lots in Riverwoods of St John. Updates throughout: kitchen cabinets refaced with new solid cherry doors, soapstone counters, under cabinet lighting, updated master bath, and more. Rear screened patio with bar and cable hook up, plus wired for speakers. Covered boat or RV parking. Outdoor shower.

12. 2016-10-17
    status Pending 458-char remark

    Show marketing remark (458 chars)

    Nature lovers welcome! Very private backyard. Mature citrus trees as well as a guava and plum tree. This 4 bedroom, 3 bath home is situated on one of the largest lots in Riverwoods of St John. Updates throughout: kitchen cabinets refaced with new solid cherry doors, soapstone counters, under cabinet lighting, updated master bath, and more. Rear screened patio with bar and cable hook up, plus wired for speakers. Covered boat or RV parking. Outdoor shower.

13. 2016-09-13
    historical Active - Contingent 458-char remark

    Show marketing remark (458 chars)

    Nature lovers welcome! Very private backyard. Mature citrus trees as well as a guava and plum tree. This 4 bedroom, 3 bath home is situated on one of the largest lots in Riverwoods of St John. Updates throughout: kitchen cabinets refaced with new solid cherry doors, soapstone counters, under cabinet lighting, updated master bath, and more. Rear screened patio with bar and cable hook up, plus wired for speakers. Covered boat or RV parking. Outdoor shower.

14. 2016-06-10
    listed $260,000 Active 458-char remark

    Show marketing remark (458 chars)

    Nature lovers welcome! Very private backyard. Mature citrus trees as well as a guava and plum tree. This 4 bedroom, 3 bath home is situated on one of the largest lots in Riverwoods of St John. Updates throughout: kitchen cabinets refaced with new solid cherry doors, soapstone counters, under cabinet lighting, updated master bath, and more. Rear screened patio with bar and cable hook up, plus wired for speakers. Covered boat or RV parking. Outdoor shower.

15. 2016-06-10
    price $239,900 458-char remark

    Show marketing remark (458 chars)

    Nature lovers welcome! Very private backyard. Mature citrus trees as well as a guava and plum tree. This 4 bedroom, 3 bath home is situated on one of the largest lots in Riverwoods of St John. Updates throughout: kitchen cabinets refaced with new solid cherry doors, soapstone counters, under cabinet lighting, updated master bath, and more. Rear screened patio with bar and cable hook up, plus wired for speakers. Covered boat or RV parking. Outdoor shower.

16. 1999-11-24
    soldstatus $133,000
17. 1988-08-01
    soldstatus $89,000

ⓘ 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: $3,430 · $286/mo
• Projected year-2 tax: $3,430 · $286/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 10/10 Extreme 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,008
• − Mortgage interest: −$14,704
• − Property taxes: −$3,430
• − Insurance: −$1,312
• − Repairs & maintenance: −$2,161
• − Management: −$2,161
• − HOA: −$108
• − Depreciation: −$7,636
• Taxable loss: −$4,504
• Est. tax savings @ 24.0%: +$1,081
• After-tax cash flow: $1,048/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

+197.6% since first listed

17 events — show timeline

• 2026-05-15 Price Changed $264,900 SCMLS
• 2026-05-13 Price Changed $269,900 SCMLS
• 2026-05-06 Listed $274,900 SCMLS
• 2018-11-26 Sold (Public Records) $248,000 Public Records
• 2018-11-20 Sold (MLS) $248,000 realMLS
• 2018-11-09 Pending — realMLS
• 2018-09-18 Contingent — realMLS
• 2018-09-10 Price Changed $265,000 realMLS
• 2018-08-30 Listed $275,000 realMLS
• 2016-10-27 Sold (Public Records) $215,000 Public Records
• 2016-10-21 Sold (MLS) $215,000 realMLS
• 2016-10-17 Pending — realMLS
• 2016-09-13 Contingent — realMLS
• 2016-06-10 Listed $260,000 realMLS
• 2016-06-10 Price Changed $239,900 realMLS
• 1999-11-24 Sold (Public Records) $133,000 Public Records
• 1988-08-01 Sold (Public Records) $89,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,430 · +8.0% YoY. Source: county tax records.