833 Fields Rd · Jacksonville, FL 32218

$225,000

3 bd · 2.0 ba · 1,702 sqft · Manufactured public records · 16 Days on market

Built 1987

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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 +13.6/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your horses, RV, and boat! Over two acres of seclusion but just 2 minutes to 9A and Pulaski Road! Updated and upgraded home with new metal roof, open floorplan, stone fireplace, screened large front porch overlooking one side of property and large back covered deck overlooking the other side of serene surroundings. Fully-Fenced! Large outbuilding garage. This is your country home in the city! NOT a short sale!

Key facts

• Built 1987
• Listed 16 days

Property features AI

Exterior

• Home design: Built in 1987
• Construction: 1987 construction
• Exterior features: Located in the Oceanway subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $12 ($150/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (13.5% below list).
• Recommended offer: $195k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Oceanway Elementary School (math 58% / reading 47%, grade C-, #976 of 2,144 statewide, top 46%, 637 students, 51% FRL); Oceanway School (math 34% / reading 33%, grade F, #428 of 571 statewide, top 76%, 927 students, 51% FRL); First Coast High School (math 18% / reading 33%, grade F, #499 of 667 statewide, top 75%, 2,117 students, 49% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents soft (-0.4%/yr); 735 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 34% 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 16 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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 $82k; list at $225k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,636 (13.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-41,356
• Equity at exit: $33,548

10-year hold

• IRR: -19.7%
• Equity multiple: 0.10×
• Total profit: $-56,986
• Equity at exit: $19,454

Cash invested: $63,000 (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: 735
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,946 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$251 /mo · $3,017/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $12

Break-even live

Break-even rent $1,931

Max offer price $225,000

Occupancy floor 94%

Sensitivity live

Price	-10% $140	-5% $76	+0% $12	+5% $-51	+10% $-115
Rent	-10% $-141	-5% $-64	+0% $12	+5% $89	+10% $166
Rate	-1.0pp $126	-0.5pp $70	base $12	+0.5pp $-46	+1.0pp $-105

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
556 Worcester Ct Jacksonville, FL	3.0	2.0	1500	$2,000	$1.33	25d	1	0.40mi
12725 Whelan Ave Jacksonville, FL	3.0	2.5	1395	$1,950	$1.40	25d	1	0.71mi
12730 Barrack Ln Jacksonville, FL	3.0	2.5	1395	$1,600	$1.15	23d	1	0.71mi
525 New Berlin Rd Jacksonville, FL	4.0	1.0	1100	$2,200	$2.00	18d	1	0.72mi
256 Vernis Ave Jacksonville, FL	4.0	1.0	1050	$2,125	$2.02	25d	1	0.75mi
250 Vernis Ave Jacksonville, FL	4.0	1.0	1100	$2,250	$2.05	6d	1	0.76mi
12461 Richfield Blvd Jacksonville, FL	3.0	2.0	1850	$2,000	$1.08	25d	1	0.83mi
12556 Palmetto St Jacksonville, FL	3.0	2.0	1517	$1,575	$1.04	19d	1	0.83mi
11816 Lake Bend Cir Jacksonville, FL	3.0	2.5	1642	$1,745	$1.06	16d	1	0.85mi
12163 Georgia Oak Ct Jacksonville, FL	4.0	2.0	1993	$2,149	$1.08	25d	1	0.89mi
1189 Summer Bluff Rd Jacksonville, FL	3.0	2.0	1591	$2,250	$1.41	6d	1	0.91mi
11701 Palm Lake Dr Jacksonville, FL	1.0–3.0	1.0–2.0	999	$1,957	$1.96	3d	80	0.91mi
1228 Spring Creek Ct Jacksonville, FL	3.0	2.0	1351	$1,990	$1.47	16d	1	0.95mi
11833 N Main St Jacksonville, FL	2.0	2.0	1170	$1,495	$1.28	4d	4	1.00mi
11436 Princessa Ln Jacksonville, FL	3.0	2.0	1525	$1,504	$0.99	12d	1	1.07mi
11436 Princessa Ln Jacksonville, FL	3.0	2.0	1525	$1,539	$1.01	16d	1	1.07mi
1336 Marsh Grass Ct Jacksonville, FL	4.0	2.0	1961	$2,260	$1.15	6d	1	1.14mi
13112 Annies Walk Dr Jacksonville, FL	3.0	2.5	1359	$1,725	$1.27	25d	1	1.20mi
1606 Creek Point Blvd Jacksonville, FL	4.0	3.0	2017	$2,240	$1.11	5d	1	1.23mi
11657 Hickory Oak Dr Jacksonville, FL	3.0	2.5	1781	$1,725	$0.97	25d	1	1.23mi
911 Capitol Pkwy Jacksonville, FL	3.0	2.5	1492	$1,700	$1.14	5d	1	1.37mi
943 Capitol Pkwy Jacksonville, FL	3.0	2.5	1492	$1,650	$1.11	25d	1	1.38mi
910 Observatory Pkwy Jacksonville, FL	3.0	2.5	1500	$1,750	$1.17	25d	1	1.38mi
887 Capitol Pkwy Jacksonville, FL	3.0	2.5	1502	$1,725	$1.15	23d	1	1.41mi
340 Shamrock Ave S Jacksonville, FL	3.0	2.0	1224	$1,769	$1.45	9d	1	1.41mi
11267 Bruce Dr Jacksonville, FL	3.0	1.5	1120	$1,725	$1.54	16d	1	1.42mi
12900 Broxton Bay Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1103	$1,700	$1.54	5d	34	1.45mi
13283 N Main St Jacksonville, FL	1.0–2.0	1.0–2.0	1041	$1,947	$1.87	3d	24	1.46mi

Listing history 9 events

1. 2026-06-15
   days on market $225,000 Active 16 DOM
2. 2026-06-10
   days on market $225,000 Active 10 DOM
3. 2026-06-08
   days on market $225,000 Active 9 DOM
4. 2026-06-08
   days on market $225,000 Active 8 DOM
5. 2026-06-03
   days on market $225,000 Active 4 DOM
6. 2026-06-02
   days on market $225,000 Active 3 DOM
7. 2026-06-01
   days on market $225,000 Active 2 DOM
8. 2026-05-31
   remarks 164-char remark
9. 2026-05-31
   listed $225,000 Active 1 DOM

ⓘ 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: $3,017 · $251/mo
• Projected year-2 tax: $3,017 · $251/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,356
• − Mortgage interest: −$12,603
• − Property taxes: −$3,017
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$6,545
• Taxable loss: −$3,672
• Est. tax savings @ 24.0%: +$881
• After-tax cash flow: $1,031/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

Price history

+922.7% since first listed

9 events — show timeline

• 2026-05-31 Listed $225,000 FSBO.com
• 2012-08-23 Sold (Public Records) $82,000 Public Records
• 2011-07-15 Listing Removed — realMLS
• 2011-01-08 Listed $109,000 realMLS
• 2003-08-27 Sold (Public Records) $95,900 Public Records
• 2003-07-03 Listing Removed — realMLS
• 2003-06-30 Sold (MLS) $95,900 realMLS
• 2003-05-06 Listed $95,900 realMLS
• 1994-12-27 Sold (Public Records) $22,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,017 · +15.5% YoY. Source: county tax records.