Crescent Plan · Jacksonville, FL 32218

$249,990

3 bd · 2.5 ba · 1,429 sqft · Townhouse · 440 Days on market

---

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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Key facts

• Airy kitchen
• Dining area
• Porch entry

Tags

• PORCH ENTRY
• AIRY KITCHEN
• CENTER ISLAND
• WALK-IN PANTRY
• DINING AREA
• GREAT ROOM

Property features AI

Finance

• Other: Address: 14591 Macadamia Ln, Jacksonville FL 32218; Listing status: Active
• Financial info: List price $249,990

Exterior

• Home design: Plan: Crescent; New construction plan
• Construction: New construction; Living area approximately 1,429

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Virtual tour available

🏗️ New construction. The $249,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $238,643.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $38 ($455/yr) — positive.
• To cash-flow at today's rent, offer at most $244k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (14.6% below list).
• Recommended offer: $214k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 (-0.4%/yr); 728 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 37% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 440 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Recommended offer $213,564 (14.6% below list)

Questions for the listing agent

1. It's been on market 440 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.89% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $238,643
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14463 MacAdamia Ln	0.22mi	3/2.5	1,429 (0%)	3mo	$264,990	$185	88
225 Brazil Nut Cir	0.29mi	3/2.5	1,556 (+9%)	4mo	$259,990	$167	68
239 Brazil Nut Cir	0.29mi	3/2.5	1,560 (+9%)	4mo	$259,990	$167	68
255 Brazil Nut Cir	0.29mi	3/2.5	1,560 (+9%)	4mo	$239,990	$154	68
235 Brazil Nut Cir	0.29mi	3/2.5	1,560 (+9%)	4mo	$261,990	$168	68
269 Brazil Nut Cir	0.29mi	3/2.5	1,560 (+9%)	5mo	$255,000	$163	67
265 Brazil Nut Cir	0.29mi	3/2.5	1,560 (+9%)	5mo	$255,000	$163	67
245 Brazil Nut Cir	0.29mi	3/2.5	1,560 (+9%)	5mo	$239,990	$154	67
229 Brazil Nut Cir	0.29mi	3/2.5	1,560 (+9%)	5mo	$259,990	$167	67
249 Brazil Nut Cir	0.29mi	3/2.5	1,560 (+9%)	5mo	$239,990	$154	67
14447 MacAdamia Ln	0.23mi	2/2.5 (-1)	1,220 (-15%)	2mo	$239,990	$197	58
14451 MacAdamia Ln	0.23mi	2/2.5 (-1)	1,220 (-15%)	3mo	$239,990	$197	58

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: -18.6%
• Equity multiple: 0.36×
• Total profit: $-42,480
• Equity at exit: $35,582

10-year hold

• IRR: -18.6%
• Equity multiple: 0.13×
• Total profit: $-57,935
• Equity at exit: $20,633

Cash invested: $66,820 (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 32218

• Home prices YoY: -25.7%
• Rents YoY: -0.4%
• Active inventory: 728
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,136 high
• Mortgage (P&I): −$1,251
• Tax est. 1.5%: −$298 /mo · $3,580/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $38

Break-even live

Break-even rent $2,088

Max offer price $238,643

Occupancy floor 93%

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: $59,661
• Closing costs: $7,159
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14635 Macadamia Ln Jacksonville, FL	3.0	2.0	1857	$2,100	$1.13	24d	1	0.09mi
14757 Cashew Ave Jacksonville, FL	3.0	2.0	1519	$2,100	$1.38	15d	1	0.18mi
14522 Macadamia Ln Jacksonville, FL	3.0	2.5	1556	$2,300	$1.48	24d	1	0.21mi
111 Brazil Nut Cir Jacksonville, FL	3.0	2.5	1560	$2,200	$1.41	8d	1	0.32mi
14355 N Main St Jacksonville, FL	1.0–3.0	1.0–2.0	1068	$2,675	$2.50	2d	43	0.49mi
14416 Gossett St Jacksonville, FL	3.0	2.0	1196	$2,100	$1.76	24d	1	0.54mi
14119 River Station Ln Jacksonville, FL	2.0–3.0	2.5	1641	$1,999	$1.22	3d	15	0.61mi
14228 Gossett St Jacksonville, FL	4.0	2.0	1759	$1,948	$1.11	24d	1	0.62mi
14041 Hyatt Rd Jacksonville, FL	1.0–2.0	1.0–2.0	962	$2,009	$2.09	2d	49	0.67mi
13949 Gossett St Jacksonville, FL	3.0	2.0	1470	$1,800	$1.22	24d	1	0.97mi
225 Duval Station Rd Jacksonville, FL	1.0–2.0	1.0–2.0	1119	$1,700	$1.52	11d	1	1.08mi
13919 Ridgewick Dr Jacksonville, FL	3.0	2.0	1679	$2,065	$1.23	21d	1	1.11mi
14105 Epply Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1242	$2,341	$1.88	3d	42	1.23mi
15584 Moss Hollow Dr Jacksonville, FL	3.0	2.0	1789	$950	$0.53	24d	1	1.26mi
685 Tree Swallow Ct Jacksonville, FL	3.0	2.0	1719	$2,100	$1.22	8d	1	1.43mi
223 Collen Rd N Jacksonville, FL	4.0	2.0	1250	$1,800	$1.44	24d	1	1.45mi
231 Collen Rd N Jacksonville, FL	3.0	1.0	1134	$1,500	$1.32	24d	1	1.45mi

Listing history 10 events

1. 2026-06-18
   days on market $249,990 Active 440 DOM
2. 2026-06-17
   days on market $249,990 Active 439 DOM
3. 2026-06-16
   days on market $249,990 Active 438 DOM
4. 2026-06-15
   days on market $249,990 Active 437 DOM
5. 2026-06-10
   days on market $249,990 Active 431 DOM
6. 2026-06-08
   days on market $249,990 Active 430 DOM
7. 2026-06-03
   days on market $249,990 Active 425 DOM
8. 2026-06-02
   days on market $249,990 Active 424 DOM
9. 2026-06-01
   days on market $249,990 Active 423 DOM
10. 2026-05-31
    days on market $249,990 Active 422 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: $25,628
• − Mortgage interest: −$13,368
• − Property taxes: −$3,580
• − Insurance: −$1,193
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$6,942
• Taxable loss: −$3,556
• Est. tax savings @ 24.0%: +$853
• After-tax cash flow: $1,309/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): 72,905
• Household income: $69,638
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 2289.0

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 0.64)
• Race & ethnicity: Black 48% White 35% Hispanic / Latino 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 1% 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: ▼ -90.73%
• Current HPI: 262.2329
• Rent YoY: ▼ -0.40%
• 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