Plan 1707 Plan · Jacksonville, FL 32234

$267,990

4 bd · 2.0 ba · 1,707 sqft · SingleFamily · 656 Days on market

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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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Appreciation +5.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0

Listing remarks

* Large walk-in closet at primary suite * Stainless steel kitchen appliances * Dual-sink vanity at primary bath * Quartz countertops at primary bath and bath 2 * 6-panel interior doors * Coat closet * Spacious great room * Dedicated laundry room * Kitchen USB charging port * Low-E windows * Smart thermostat * ENERGY STAR® certified home * Tot lot * Dog park * Near local schools * Convenient to downtown * Commuter-friendly location * Close to medical facilities

Key facts

• Quartz countertops
• Walk-in closet
• Dual-sink vanity

Tags

• WALK-IN CLOSET
• STAINLESS STEEL APPLIANCES
• DUAL-SINK VANITY
• QUARTZ COUNTERTOPS
• 6-PANEL INTERIOR DOORS
• COAT CLOSET

Property features AI

Finance

• Other: Address: Jacksonville, FL 32234; Status: Active
• Financial info: List price $267,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: New construction, Plan 1707; Single-family plan
• Construction: Built as part of new construction inventory (Plan)
• Exterior features: Living area of 1707 (model/plan)

Interior

• Kitchen: Standard kitchen included
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area
• Laundry & utility: Laundry area included

🏗️ New construction. The $267,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $303,846.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $-414 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (20.4% below list).
• Recommended offer: $213k (20.4% below list) — sets the bar for 1% rule.

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: 232 active listings in the ZIP; solid renter incomes; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• Duval County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 656 days — a 12% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

Recommended offer $213,413 (20.4% 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 656 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.70% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.84%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $303,846
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5110 Conference Dr	0.32mi	4/2.0	1,707 (0%)	1mo	$303,990	$178	84
14346 Creekbluff Way	0.18mi	3/2.0 (-1)	1,711 (+0%)	9mo	$321,500	$188	79
14376 Creekbluff Way	0.20mi	4/2.0	1,797 (+5%)	5mo	$310,000	$173	78
14335 Creekbluff Way	0.17mi	3/2.0 (-1)	1,711 (+0%)	11mo	$345,000	$202	78
14328 Creekbluff Way	0.20mi	4/2.0	1,797 (+5%)	7mo	$316,990	$176	76
14341 Creekbluff Way	0.17mi	4/2.0	1,797 (+5%)	12mo	$319,990	$178	73

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.66×
• Total profit: $-28,727
• Equity at exit: $95,129

10-year hold

• IRR: -1.2%
• Equity multiple: 0.86×
• Total profit: $-11,490
• Equity at exit: $120,013

Cash invested: $85,077 (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 32234

• Home prices YoY: 0.2%
• Active inventory: 232
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,134 medium
• Mortgage (P&I): −$1,593
• Tax est. 1.5%: −$380 /mo · $4,558/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-414

Break-even live

Break-even rent $2,658

Max offer price $243,961

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: $75,962
• Closing costs: $9,115
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $267,990 Active 656 DOM
2. 2026-06-17
   days on market $267,990 Active 655 DOM
3. 2026-06-16
   days on market $267,990 Active 654 DOM
4. 2026-06-15
   days on market $267,990 Active 653 DOM
5. 2026-06-10
   days on market $267,990 Active 647 DOM
6. 2026-06-08
   days on market $267,990 Active 646 DOM
7. 2026-06-03
   days on market $267,990 Active 641 DOM
8. 2026-06-02
   days on market $267,990 Active 640 DOM
9. 2026-06-01
   days on market $267,990 Active 639 DOM
10. 2026-05-31
    days on market $267,990 Active 638 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: $25,610
• − Mortgage interest: −$17,020
• − Property taxes: −$4,558
• − Insurance: −$1,519
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$8,839
• Taxable loss: −$10,424
• Est. tax savings @ 24.0%: +$2,502
• After-tax cash flow: $-2,464/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): 9,678
• Household income: $87,331
• Rent vs Own: 13.6% rent · 86.4% own
• Severe rent burden: 62.0

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 White (76%)
• Race & ethnicity: White 76% Black 16% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Salvadoran 1%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 0.45%
• Current HPI: 288.4613
• Rent YoY: —
• 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