HARPER+ Plan · Jacksonville, FL 32219

$282,400

4 bd · 2.0 ba · 1,609 sqft · SingleFamily · 145 Days on market

Good condition 2-car garage

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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 +8.4/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• 1% rule +2.6/10.0
• Rent growth +2.4/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Meet our beautifully designed one-story home called the Harper+, offering 1,609 square feet, 4 bedrooms, 2 bathrooms, and a 2-car garage. The Harper+ combines open concept living, with plenty of windows and a vaulted ceiling in the main living areas, which create a bright and welcoming atmosphere. It is a comfortable space all on one convenient level. This single-story floorplan is ideal for growing families, downsizers, or anyone looking for a smart and comfortable layout. This thoughtfully crafted floor plan features a spacious kitchen that opens to the gathering area, creating the perfect central hub for everyday living and entertaining.

Key facts

• Open concept living
• One story home
• Vaulted ceiling

Tags

• ONE STORY HOME
• OPEN CONCEPT LIVING
• VAULTED CEILING
• SPACIOUS KITCHEN
• COVERED PATIO
• PRIVATE PRIMARY SUITE

🏗️ New construction. The $282,400 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $300,963.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $282k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (18.8% below list).
• Recommended offer: $229k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• Zoned schools: Dinsmore Elementary School (math 61% / reading 47%, grade C, #936 of 2,144 statewide, top 44%, 595 students, 53% FRL); Highlands Middle School (math 31% / reading 21%, grade F, #506 of 571 statewide, top 89%, 697 students, 73% FRL); Jean Ribault High School (math 22% / reading 25%, grade F, #533 of 667 statewide, top 80%, 1,385 students, 71% FRL) — zoned schools average 66% FRL vs 49% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 828 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 80d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 38% of the median local income ($72k/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 $9k 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 145 days — a 12% lower offer ($249k) is reasonable based on typical stale-listing flexibility.

Recommended offer $229,311 (18.8% 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 145 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.76% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.82%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $300,963
• List price: $282,400
• Delta: -6.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5373 White Grove Ln	0.21mi	4/2.0	1,609 (0%)	2mo	$293,850	$183	89
5318 White Grove Ln	0.08mi	3/2.0 (-1)	1,646 (+2%)	1mo	$295,850	$180	87
5354 White Grove Ln	0.26mi	4/2.0	1,609 (0%)	3mo	$294,535	$183	85
5319 White Grove Ln	0.27mi	4/2.0	1,609 (0%)	3mo	$302,316	$188	85
12271 Copper Mallard Rd	0.17mi	5/2.0 (+1)	1,657 (+3%)	1mo	$321,850	$194	81
5336 White Grove Ln	0.25mi	3/2.0 (-1)	1,646 (+2%)	1mo	$302,850	$184	78
12252 Copper Mallard Pl	0.19mi	4/2.0	1,489 (-8%)	1mo	$312,850	$210	78
5360 White Grove Ln	0.25mi	5/2.0 (+1)	1,657 (+3%)	3mo	$310,850	$188	76
5330 White Grove Ln	0.25mi	4/2.0	1,489 (-8%)	1mo	$298,850	$201	75
5342 White Grove Ln	0.27mi	4/2.0	1,489 (-8%)	1mo	$293,350	$197	74
5343 White Grove Ln	0.31mi	4/2.0	1,489 (-8%)	1mo	$289,850	$195	72
5567 Hollow Birch Dr	0.40mi	3/2.0 (-1)	1,714 (+6%)	2mo	$328,350	$192	64

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: -26.1%
• Equity multiple: 0.14×
• Total profit: $-72,544
• Equity at exit: $44,875

10-year hold

• IRR: -37.0%
• Equity multiple: -0.32×
• Total profit: $-111,007
• Equity at exit: $26,022

Cash invested: $84,270 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 47 active · 36 under contract
• Months of supply: 9.7 mo (10%/mo absorbed)
• Median asking: $299,850 ($185/sqft)
• Median days on market: 77 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: +0.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32219

• Home prices YoY: -22.3%
• Rents YoY: -0.2%
• Active inventory: 828
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,293 high
• Mortgage (P&I): −$1,578
• Tax est. 1.5%: −$376 /mo · $4,514/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-268

Break-even live

Break-even rent $2,633

Max offer price $262,135

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-164	+0% $-268	+5% $-372	+10% $-476
Rent	-10% $-449	-5% $-359	+0% $-268	+5% $-178	+10% $-87
Rate	-1.0pp $-117	-0.5pp $-192	base $-268	+0.5pp $-346	+1.0pp $-426

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: $75,241
• Closing costs: $9,029
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5441 Hollow Birch Dr Jacksonville, FL	4.0	2.0	1490	$2,125	$1.43	73d	1	0.36mi
12184 Grand Herring Way Jacksonville, FL	3.0	2.0	1711	$2,195	$1.28	99d	1	0.48mi
12184 Grand Herring Way Jacksonville, FL	3.0	2.0	1711	$2,095	$1.22	84d	1	0.48mi
12184 Grand Herring Way Jacksonville, FL	3.0	2.0	1711	$2,095	$1.22	80d	1	0.48mi
12024 River Trout Ct Jacksonville, FL	4.0	2.0	1862	$2,100	$1.13	0d	1	0.51mi
12040 Grand Herring Way Jacksonville, FL	4.0	2.0	1856	$2,200	$1.19	0d	1	0.62mi
5735 Wandering Trl Jacksonville, FL	3.0	2.0	1407	$1,500	$1.07	100d	1	0.93mi

Property features AI

Finance

• Financial info: List price $282,400

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan home
• Exterior features: Living area of 1,609

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (HARPER+)

Listing history 50 events

1. 2026-09-23
   days on market $282,400 Active 145 DOM
2. 2026-09-22
   days on market $282,400 Active 144 DOM
3. 2026-09-21
   days on market $282,400 Active 143 DOM
4. 2026-09-19
   days on market $282,400 Active 141 DOM
5. 2026-09-18
   days on market $282,400 Active 140 DOM
6. 2026-09-17
   days on market $282,400 Active 139 DOM
7. 2026-09-16
   days on market $282,400 Active 138 DOM
8. 2026-09-15
   days on market $282,400 Active 137 DOM
9. 2026-09-14
   days on market $282,400 Active 136 DOM
10. 2026-09-13
    days on market $282,400 Active 135 DOM
11. 2026-09-12
    days on market $282,400 Active 134 DOM
12. 2026-09-11
    days on market $282,400 Active 133 DOM
13. 2026-09-05
    days on market $282,400 Active 127 DOM
14. 2026-09-04
    days on market $282,400 Active 126 DOM
15. 2026-08-31
    days on market $282,400 Active 122 DOM
16. 2026-08-29
    days on market $282,400 Active 120 DOM
17. 2026-08-28
    days on market $282,400 Active 119 DOM
18. 2026-08-27
    days on market $282,400 Active 118 DOM
19. 2026-08-25
    days on market $282,400 Active 116 DOM
20. 2026-08-24
    days on market $282,400 Active 115 DOM
21. 2026-08-23
    days on market $282,400 Active 114 DOM
22. 2026-08-22
    days on market $282,400 Active 113 DOM
23. 2026-08-21
    days on market $282,400 Active 112 DOM
24. 2026-08-20
    days on market $282,400 Active 111 DOM
25. 2026-08-19
    days on market $282,400 Active 110 DOM
26. 2026-08-18
    days on market $282,400 Active 109 DOM
27. 2026-08-17
    days on market $282,400 Active 108 DOM
28. 2026-08-16
    days on market $282,400 Active 107 DOM
29. 2026-08-15
    days on market $282,400 Active 106 DOM
30. 2026-08-14
    days on market $282,400 Active 105 DOM
31. 2026-08-13
    days on market $282,400 Active 104 DOM
32. 2026-08-12
    days on market $282,400 Active 103 DOM
33. 2026-08-11
    days on market $282,400 Active 102 DOM
34. 2026-08-10
    days on market $282,400 Active 101 DOM
35. 2026-08-09
    days on market $282,400 Active 100 DOM
36. 2026-08-08
    days on market $282,400 Active 99 DOM
37. 2026-08-07
    days on market $282,400 Active 98 DOM
38. 2026-08-06
    days on market $282,400 Active 97 DOM
39. 2026-08-05
    days on market $282,400 Active 96 DOM
40. 2026-08-04
    days on market $282,400 Active 95 DOM
41. 2026-08-03
    days on market $282,400 Active 94 DOM
42. 2026-07-31
    days on market $282,400 Active 91 DOM
43. 2026-07-30
    days on market $282,400 Active 90 DOM
44. 2026-07-30
    days on market $282,400 Active 89 DOM
45. 2026-07-28
    days on market $282,400 Active 88 DOM
46. 2026-07-24
    days on market $282,400 Active 84 DOM
47. 2026-07-23
    days on market $282,400 Active 83 DOM
48. 2026-07-22
    days on market $282,400 Active 82 DOM
49. 2026-07-21
    days on market $282,400 Active 81 DOM
50. 2026-07-18
    days on market $282,400 Active 78 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: $27,517
• − Mortgage interest: −$16,859
• − Property taxes: −$4,514
• − Insurance: −$1,505
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − Depreciation: −$8,755
• Taxable loss: −$8,519
• Est. tax savings @ 24.0%: +$2,044
• After-tax cash flow: $-1,175/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 single-story home is in excellent condition with a good condition score of 80. It is move-in ready with a modern kitchen and bathrooms, and a well-maintained exterior. The home has a good potential for value increase with minor updates such as painting and appliance upgrades.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve both resale and rental value ↑
• Both Upgrading the kitchen appliances — New appliances can attract more buyers and renters ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value ↑

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Dinsmore Elementary School C FL #936/2,144 Nat'l #10,700/41,679 Middle Joseph Stilwell Middle School F FL #448/571 Nat'l #8,317/14,009 High Jean Ribault High School F FL #533/667 Nat'l #13,485/17,239

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

A Composite livability gradescore 83/100

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 · 1,013,010 people
• City population: 979,034
• Metro: Jacksonville, FL
• Population (ZIP): 14,302
• Household income: $72,184
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 39% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 2% Romanian 1% Hispanic 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 0%

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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: ▼ -75.90%
• Current HPI: 263.8901
• Rent YoY: ▼ -0.25%
• Metro: Jacksonville, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Financial info: List price $282,400

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan home
• Exterior features: Living area of 1,609

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (HARPER+)