7662 Commander Ln · Jacksonville, FL 32256

$278,294

3 bd · 2.5 ba · 1,519 sqft · Townhouse · 2 Days on market

Built 2026 Good condition $124/mo HOA · 5% of rent

---

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 +8.9/30.0
• ARV discount +7.5/15.0
• Appreciation +4.2/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• 1% rule +3.3/10.0
• Rent growth +2.6/5.0
• DSCR +2.5/10.0

Listing remarks MLS

Charming 3-bedroom, 2.5-bath townhome featuring a cozy kitchen that overlooks a spacious great room, perfect for entertaining. The primary bedroom is conveniently located upstairs for added privacy. This home also includes a 1-car garage, providing both parking and storage space. Ideal for comfortable living in a well-designed layout. * Photos are representative of the Arlington floor plan

Key facts

• Quartz countertops
• Spacious great room
• Tile flooring

Tags

• QUARTZ COUNTERTOPS
• 42 INCH WHITE CABINETS
• FUNCTIONAL LAYOUT
• SPACIOUS GREAT ROOM
• TILE FLOORING
• PRIVATE PRIMARY SUITE

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $124; Sidewalks in community; Senior community

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Security: Carbon monoxide detector(s); Smoke detector(s); Security lights
• Utilities: Public sewer; Water available and connected; Electricity connected; Cable available
• Home design: Townhouse; Two levels; Property faces south; Property attached
• Construction: Fiber cement and wood siding exterior; Shingle roof
• Exterior features: Patio; Carbon monoxide detector(s); Smoke detector(s); Security lights; Cleared lot; Zero lot line; City street frontage; Asphalt road surface

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Pantry; Breakfast bar
• Bedrooms: 3 bedrooms (some bedrooms located on the second level; primary ensuite on second level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Electric cooling
• Interior features: Open floorplan; Breakfast bar; Pantry; Split bedrooms; Walk-in closet(s); Primary bathroom with shower (no tub)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $278k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (17.1% below list).
• Recommended offer: $231k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• Zoned schools: Mandarin Oaks Elementary School (math 70% / reading 63%, grade B+, #473 of 2,144 statewide, top 23%, 988 students, 32% FRL); Twin Lakes Academy Middle School (math 43% / reading 38%, grade F, #360 of 571 statewide, top 64%, 1,076 students, 44% FRL); Atlantic Coast High School (math 37% / reading 48%, grade F, #264 of 667 statewide, top 41%, 2,537 students, 35% FRL).
• Market conditions: Rents flat; 513 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 38% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,839 (17.1% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.58% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.33×
• Total profit: $-52,366
• Equity at exit: $59,537

10-year hold

• IRR: -13.5%
• Equity multiple: 0.02×
• Total profit: $-76,321
• Equity at exit: $56,218

Cash invested: $77,922 (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 32256

• Home prices YoY: -0.7%
• Rents YoY: 0.4%
• Active inventory: 513
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,308 high
• Mortgage (P&I): −$1,459
• Tax est. 1.5%: −$348 /mo · $4,174/yr
• Insurance: −$116
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$124
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-290

Break-even live

Break-even rent $2,676

Max offer price $236,322

Occupancy floor —

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: $69,574
• Closing costs: $8,349
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7596 Fawn Lake Dr N Jacksonville, FL	3.0	2.0	1814	$3,600	$1.98	23d	1	0.31mi
10598 Cordgrass Ln Jacksonville, FL	1.0–3.0	1.0–2.0	1131	$2,305	$2.04	1d	29	0.68mi
10654 Towns Way Jacksonville, FL	2.0–3.0	2.5	1338	$2,430	$1.82	7d	10	0.73mi
7703 Erinwood Ct E Jacksonville, FL	3.0	2.0	1123	$1,800	$1.60	4d	1	0.74mi
7633 Plumwood Dr Jacksonville, FL	3.0	2.0	1512	$1,650	$1.09	4d	1	0.88mi
7635 Timberlin Park Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1146	$1,965	$1.71	3d	10	1.18mi
7701 Timberlin Park Blvd Jacksonville, FL	2.0–3.0	2.0	1128	$2,050	$1.82	21d	3	1.23mi
7651 Paradise Island Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1113	$1,814	$1.63	3d	58	1.36mi
9139 Western Way Jacksonville, FL	2.0	2.0	1230	$1,432	$1.16	2d	4	1.49mi
6177 Casterbridge Rd Jacksonville, FL	3.0	2.5	1883	$2,455	$1.30	12d	1	1.49mi
5409 Parkside Lakes Dr Jacksonville, FL	3.0	2.0	2087	$2,600	$1.25	3d	1	1.49mi
9249 Western Way Jacksonville, FL	2.0	2.0	1230	$1,465	$1.19	14d	1	1.50mi

HOA detail

• Monthly dues: $124 · $1,488/yr

Listing history 3 events

1. 2026-06-18
   days on market $278,294 Active 2 DOM
2. 2026-06-16
   remarks 696-char remark

   Show marketing remark (392 chars)

   Charming 3-bedroom, 2.5-bath townhome featuring a cozy kitchen that overlooks a spacious great room, perfect for entertaining. The primary bedroom is conveniently located upstairs for added privacy. This home also includes a 1-car garage, providing both parking and storage space. Ideal for comfortable living in a well-designed layout. * Photos are representative of the Arlington floor plan

3. 2026-06-16
   listed $278,294 Active 1 DOM

   Show marketing remark (392 chars)

   Charming 3-bedroom, 2.5-bath townhome featuring a cozy kitchen that overlooks a spacious great room, perfect for entertaining. The primary bedroom is conveniently located upstairs for added privacy. This home also includes a 1-car garage, providing both parking and storage space. Ideal for comfortable living in a well-designed layout. * Photos are representative of the Arlington floor plan

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,701
• − Mortgage interest: −$15,589
• − Property taxes: −$4,174
• − Insurance: −$2,189
• − Repairs & maintenance: −$2,216
• − Management: −$2,216
• − HOA: −$1,488
• − Depreciation: −$8,096
• Taxable loss: −$8,267
• Est. tax savings @ 24.0%: +$1,984
• After-tax cash flow: $-1,497/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 · 6 photos

Good 80/100 Cosmetic rehab

This Arlington townhome is in good condition with minimal repairs needed. It offers a good balance of comfort and functionality, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Replace carpet with hardwood flooring in bedrooms — Improves resale value and rental appeal.
• Both Install new window treatments — Enhances curb appeal and interior aesthetics.
• Both Upgrade kitchen appliances — Improves resale value and rental appeal.
• Both Add smart home features — Enhances convenience and appeal to tech-savvy buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Replace carpet with hardwood flooring in bedrooms — Improves resale value and rental appeal. ↑
• Both Install new window treatments — Enhances curb appeal and interior aesthetics. ↑
• Both Upgrade kitchen appliances — Improves resale value and rental appeal. ↑
• Both Add smart home features — Enhances convenience and appeal to tech-savvy buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 58,192
• Household income: $73,570
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 2706.0

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 0.68)
• Race & ethnicity: White 51% Black 18% Asian 13% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1%
• Common ancestry: Italian 4% Lithuanian 2% Romanian 2%
• Foreign-born: 22% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 9% Other Indo-European 6% Other Asian/Pacific 3%

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: ▼ -1.58%
• Current HPI: 216.5115
• Rent YoY: ▲ 0.39%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-16 Listed $278,294 Zillow
• 2026-06-16 Listed $278,294 realMLS