2284 Orchard St · Jacksonville, FL 32209

$160,000

4 bd · 2.0 ba · 1,256 sqft · SingleFamily public records · 160 Days on market

Built 1940 5,227 sqft lot Est $181k · 12% under

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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 +13.2/30.0
• ARV discount +12.7/15.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This newly renovated home is move in ready! It has 3 bedrooms and 2 bathroom with 1,256 sq feet of living space and updates throughout. Call for your showing today!

Key facts

• Yard
• Private driveway
• Central a/c

Tags

• CENTRAL A/C
• WASHER DRYER HOOKUPS
• PRIVATE DRIVEWAY
• YARD

Property features AI

Finance

• Other: Lot size about 0.12 acres
• Financial info: Currently used as an investment
• HOA & community: Not a senior community

Exterior

• Parking: Additional parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One level
• Construction: Vinyl siding
• Exterior features: Smoke detector(s)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fan(s); Pantry; Split bedrooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-3 ($-34/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (10.8% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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 rising (+1.8%/yr); 394 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• At $1,427/mo this rent would consume 56% of the median local household income ($31k/yr) (locally 2921% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 160 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.
• Current owner paid $108k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% 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 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $180,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
921 N Canal St	0.16mi	4/2.0	1,316 (+5%)	2mo	$60,500	$46	82
2308 Commonwealth Ave	0.11mi	3/2.0 (-1)	1,209 (-4%)	2mo	$209,000	$173	82
156 Willow Branch Ave	0.52mi	4/2.0	1,268 (+1%)	0mo	$105,000	$83	74
2120 W 2nd St	0.41mi	3/2.0 (-1)	1,303 (+4%)	1mo	$239,000	$183	69
2122 W 2nd St	0.41mi	3/2.0 (-1)	1,303 (+4%)	3mo	$239,000	$183	67
2034 McQuade St	0.40mi	3/1.0 (-1)	1,227 (-2%)	5mo	$97,500	$79	64
2028 Hartridge St	0.41mi	3/1.0 (-1)	1,200 (-4%)	4mo	$87,000	$73	61
2276 Kingston St	0.19mi	3/2.0 (-1)	1,080 (-14%)	4mo	$89,500	$83	60
2562 Summit St	0.75mi	3/2.0 (-1)	1,268 (+1%)	3mo	$205,000	$162	56
2989 Rexford St	0.61mi	4/2.0	1,148 (-9%)	6mo	$223,020	$194	52
1980 W 3rd St	0.63mi	3/1.0 (-1)	1,312 (+4%)	5mo	$40,000	$30	50
2908 Spencer St	0.74mi	3/2.0 (-1)	1,100 (-12%)	0mo	$158,000	$144	39

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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.38×
• Total profit: $-27,761
• Equity at exit: $23,857

10-year hold

• IRR: -12.4%
• Equity multiple: 0.31×
• Total profit: $-31,025
• Equity at exit: $13,834

Cash invested: $44,800 (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 32209

• Home prices YoY: -22.1%
• Rents YoY: 1.8%
• Active inventory: 394
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$839
• Tax from tax record: −$224 /mo · $2,690/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-3

Break-even live

Break-even rent $1,430

Max offer price $159,494

Occupancy floor 95%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2185 Kingston St Jacksonville, FL	3.0	2.0	1230	$1,381	$1.12	23d	1	0.25mi
2410 McQuade St Jacksonville, FL	3.0	2.0	1307	$1,425	$1.09	23d	1	0.26mi
2154 Placeda St Jacksonville, FL	4.0	1.5	1124	$1,500	$1.33	21d	1	0.28mi
2012 Baldwin St Jacksonville, FL	3.0	2.0	1232	$1,445	$1.17	23d	1	0.42mi
1979 Yulee St Jacksonville, FL	3.0	2.0	1050	$1,500	$1.43	23d	1	0.47mi
1923 Broadway Ave Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	23d	1	0.53mi
1995 W 4th St Jacksonville, FL	4.0	1.5	1213	$1,375	$1.13	23d	1	0.65mi
2011 W 5th St Jacksonville, FL	3.0	1.0	988	$1,150	$1.16	23d	1	0.66mi
1943 Hardee St #1 Jacksonville, FL	3.0	2.0	1622	$1,248	$0.77	4d	1	0.71mi
371 Smith St Jacksonville, FL	3.0	2.0	1050	$1,325	$1.26	4d	1	0.75mi
420 Sunshine St Jacksonville, FL	3.0	2.0	1050	$1,350	$1.29	1d	1	0.79mi
1911 W 3rd St Jacksonville, FL	3.0	1.0	912	$1,050	$1.15	4d	1	0.79mi
3118 Dignan St Jacksonville, FL	4.0	2.0	1103	$1,148	$1.04	1d	1	0.81mi
1934 W 6th St Jacksonville, FL	3.0	1.0	948	$1,125	$1.19	23d	1	0.83mi
346 Acosta St Jacksonville, FL	4.0	3.5	1536	$1,600	$1.04	23d	1	0.86mi
1319 Woods St Jacksonville, FL	3.0	2.0	1103	$1,221	$1.11	23d	1	0.89mi
1721 Campus St Jacksonville, FL	3.0	2.0	909	$1,400	$1.54	23d	1	0.89mi
1866 W 6th St Jacksonville, FL	3.0	1.0	1064	$1,120	$1.05	4d	1	0.91mi
1733 McMillan St Jacksonville, FL	3.0	2.0	1211	$1,265	$1.04	4d	1	0.95mi
3318 Dignan St Jacksonville, FL	3.0	2.0	960	$1,200	$1.25	23d	1	0.99mi
1781 W 3rd St Jacksonville, FL	4.0	2.0	1632	$650	$0.40	23d	1	1.00mi
3352 Dillon St Jacksonville, FL	3.0	2.0	1229	$1,372	$1.12	23d	1	1.01mi
3323 Nolan St Jacksonville, FL	3.0	1.0	927	$1,050	$1.13	1d	1	1.02mi
1788 W 5th St Jacksonville, FL	3.0	2.0	948	$1,295	$1.37	23d	1	1.04mi
3319 Hunt St Jacksonville, FL	3.0	1.0	924	$1,295	$1.40	23d	1	1.04mi
1037 Detroit St Jacksonville, FL	3.0	2.0	912	$1,250	$1.37	1d	1	1.04mi
3515 Dignan St Jacksonville, FL	3.0	1.0	915	$1,036	$1.13	3d	1	1.06mi
3012 Imperial St Jacksonville, FL	3.0	1.0	1089	$1,395	$1.28	23d	1	1.06mi
2902 W 5th St Jacksonville, FL	3.0	2.0	1379	$1,050	$0.76	7d	1	1.09mi
1607 Logan St Jacksonville, FL	4.0	2.0	1232	$1,800	$1.46	23d	1	1.09mi
1934 Ella St Jacksonville, FL	3.0	1.0	1045	$1,095	$1.05	20d	1	1.10mi
1545 Union St W Jacksonville, FL	3.0	2.0	1253	$1,400	$1.12	3d	1	1.12mi
1539 Union St W Jacksonville, FL	3.0	1.5	1000	$1,144	$1.14	13d	1	1.13mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	4d	1	1.13mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	3d	1	1.13mi
3034 Detroit Cir E Jacksonville, FL	3.0	2.0	1300	$1,399	$1.08	23d	1	1.14mi
3159 Phyllis St Jacksonville, FL	3.0	2.0	1209	$1,561	$1.29	3d	1	1.15mi
3134 Phyllis St Jacksonville, FL	4.0	2.0	1648	$1,834	$1.11	23d	1	1.15mi
2319 Almeda St Jacksonville, FL	3.0	1.0	1200	$1,078	$0.90	1d	1	1.16mi
2965 Sunset St Jacksonville, FL	3.0	2.0	1056	$1,375	$1.30	4d	1	1.17mi

Listing history 23 events

1. 2026-06-18
   days on market $160,000 Active 160 DOM
2. 2026-06-17
   days on market $160,000 Active 159 DOM
3. 2026-06-16
   days on market $160,000 Active 158 DOM
4. 2026-06-15
   days on market $160,000 Active 157 DOM
5. 2026-06-10
   days on market $160,000 Active 151 DOM
6. 2026-06-08
   days on market $160,000 Active 150 DOM
7. 2026-06-08
   days on market $160,000 Active 149 DOM
8. 2026-06-03
   days on market $160,000 Active 145 DOM
9. 2026-06-02
   days on market $160,000 Active 144 DOM
10. 2026-06-01
    days on market $160,000 Active 143 DOM
11. 2026-05-31
    days on market $160,000 Active 142 DOM
12. 2026-03-03
    price $160,000
13. 2026-01-09
    listed $165,900 Active
14. 2025-02-27
    historical $1,325
15. 2025-02-25
    historical $1,325
16. 2025-02-01
    listed $1,325
17. 2025-01-31
    listed $1,325
18. 2022-07-27
    soldstatus $108,500
19. 2021-01-15
    soldstatus $138,000
20. 2021-01-07
    soldstatus $138,000 Sold 165-char remark

    Show marketing remark (165 chars)

    This newly renovated home is move in ready! It has 3 bedrooms and 2 bathroom with 1,256 sq feet of living space and updates throughout. Call for your showing today!

21. 2021-01-04
    listed $138,000 165-char remark

    Show marketing remark (165 chars)

    This newly renovated home is move in ready! It has 3 bedrooms and 2 bathroom with 1,256 sq feet of living space and updates throughout. Call for your showing today!

22. 2021-01-04
    historical 165-char remark

    Show marketing remark (165 chars)

    This newly renovated home is move in ready! It has 3 bedrooms and 2 bathroom with 1,256 sq feet of living space and updates throughout. Call for your showing today!

23. 1994-02-14
    soldstatus $14,100

ⓘ 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: $2,690 · $224/mo
• Projected year-2 tax: $2,690 · $224/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,120
• − Mortgage interest: −$8,962
• − Property taxes: −$2,690
• − Insurance: −$800
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$4,655
• Taxable loss: −$2,727
• Est. tax savings @ 24.0%: +$654
• After-tax cash flow: $620/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): 34,657
• Household income: $30,514
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2921.0

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: Predominantly Black (88%)
• Race & ethnicity: Black 88% White 5% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -53.92%
• Current HPI: 189.5977
• Rent YoY: ▲ 1.81%
• 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

+1034.8% since first listed

12 events — show timeline

• 2026-03-03 Price Changed $160,000 realMLS
• 2026-01-09 Listed $165,900 realMLS
• 2025-02-27 Rental Removed $1,325 SHOWMOJO
• 2025-02-25 Rental Removed $1,325 RENT.
• 2025-02-01 Listed for Rent $1,325 RENT.
• 2025-01-31 Listed for Rent $1,325 SHOWMOJO
• 2022-07-27 Sold (Public Records) $108,500 Public Records
• 2021-01-15 Sold (Public Records) $138,000 Public Records
• 2021-01-07 Sold (MLS) $138,000 realMLS
• 2021-01-04 Listing Removed — realMLS
• 2021-01-04 Listed $138,000 realMLS
• 1994-02-14 Sold (Public Records) $14,100 Public Records

Property tax history

+12.0%/yr

Latest (2025): $2,690 · +12.8% YoY. Source: county tax records.