6776 Townsend Rd., #122 Plan · Jacksonville, FL 32244

$109,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 246 Days on market

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Jamestown, a Land Leased Manufactured Home Community in Jacksonville. This 2021 home offers 3 BR, 2 BA, and 1568 sq. ft. of living space. Inside, you'll find a functional layout that balances comfort and practicality, along with amenities that simplify everyday living. With its well-planned design, this home provides the space you need to enjoy daily routines with ease. Call our team today for more information.

Key facts

• Listed 245 days

Property features AI

Finance

• Financial info: List price $109,900; Status: Active

Exterior

• Home design: Single-family plan; Address: 6776 Townsend Rd., #122, Jacksonville, FL 32244
• Exterior features: Living area approximately 1568 (listed)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (both full)
• Interior features: Plan home — new construction (Plan 6776 Townsend Rd., #122)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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.
• Market conditions: Rents rising (+2.2%/yr); 353 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 ($62k/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 $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.63% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.46%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.25% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 1.73×
• Total profit: $22,468
• Equity at exit: $16,386

10-year hold

• IRR: 26.1%
• Equity multiple: 3.20×
• Total profit: $67,813
• Equity at exit: $9,502

Cash invested: $30,772 (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 32244

• Home prices YoY: -17.8%
• Rents YoY: 2.2%
• Active inventory: 353
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,788 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $653

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 58%

Sensitivity live

Price	-10% $729	-5% $691	+0% $653	+5% $615	+10% $577
Rent	-10% $512	-5% $582	+0% $653	+5% $724	+10% $794
Rate	-1.0pp $708	-0.5pp $681	base $653	+0.5pp $625	+1.0pp $596

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7634 Fanning Dr Jacksonville, FL	4.0	2.0	1658	$1,850	$1.12	24d	1	0.55mi
7178 Cypress Cove Rd #25 Jacksonville, FL	3.0	2.0	1875	$2,000	$1.07	24d	1	0.57mi
6648 Gentle Oaks Dr E Jacksonville, FL	3.0	2.0	1412	$1,690	$1.20	2d	1	0.58mi
6637 Gentle Oaks Dr E Jacksonville, FL	3.0	2.0	1158	$1,695	$1.46	17d	1	0.59mi
6637 Gentle Oaks Dr E Jacksonville, FL	3.0	2.0	1158	$1,695	$1.46	24d	1	0.59mi
7377 Benes Trl Jacksonville, FL	4.0	2.0	1861	$2,250	$1.21	24d	1	0.62mi
7485 Cliff Cottage Dr Jacksonville, FL	3.0	2.0	1724	$1,750	$1.02	24d	1	0.65mi
7472 Mishkie Dr Jacksonville, FL	3.0	2.0	1884	$1,965	$1.04	4d	1	0.65mi
7557 Cliff Cottage Dr Jacksonville, FL	3.0	2.0	1480	$1,875	$1.27	24d	1	0.73mi
7565 Westland Oaks Dr Jacksonville, FL	3.0	2.0	1317	$2,000	$1.52	15d	1	0.75mi
7350 Blanding Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	872	$1,637	$1.88	3d	23	0.82mi
6478 Silk Leaf Ln Jacksonville, FL	3.0	2.0	1682	$1,985	$1.18	24d	1	0.83mi
6028 Du Clay Rd Jacksonville, FL	2.0	3.0	1308	$1,500	$1.15	24d	1	0.86mi
6024 Du Clay Rd Jacksonville, FL	2.0	2.5	1278	$1,400	$1.10	2d	1	0.86mi
7610 Blanding Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	880	$1,300	$1.48	15d	1	0.87mi
6945 Morse Ave Jacksonville, FL	2.0–4.0	2.0	1169	$1,333	$1.14	15d	1	0.88mi
6099 Maggies Cir #101 Jacksonville, FL	3.0	2.0	1335	$1,650	$1.24	18d	1	0.91mi
6038 Bizier Rd Unit 6036 Jacksonville, FL	3.0	2.0	1975	$1,745	$0.88	15d	1	0.91mi
6371 Collins Rd Jacksonville, FL	3.0	1.0–2.0	1010	$1,981	$1.96	2d	40	0.92mi
6105 Maggies Cir Jacksonville, FL	2.0–3.0	2.0	1121	$1,445	$1.29	18d	2	0.93mi
6105 Maggies Cir #115 Jacksonville, FL	3.0	2.0	1335	$1,425	$1.07	2d	1	0.93mi
6087 Maggies Cir #104 Jacksonville, FL	2.0	2.0	1099	$1,275	$1.16	24d	1	0.93mi
6094 Maggies Cir #107 Jacksonville, FL	3.0	2.0	1335	$1,425	$1.07	15d	1	0.94mi
6869 Southern Oaks Dr W Jacksonville, FL	3.0	2.0	1660	$1,861	$1.12	15d	1	0.95mi
6111 Maggies Cir #107 Jacksonville, FL	3.0	2.0	1335	$1,350	$1.01	24d	1	0.98mi
6112 Maggies Cir #108 Jacksonville, FL	3.0	2.0	1335	$1,375	$1.03	24d	1	0.99mi
6985 Ortega Woods Dr Unit 8 Jacksonville, FL	3.0	2.0	1157	$1,350	$1.17	3d	1	1.01mi
7740 Plantation Bay Dr Jacksonville, FL	1.0–3.0	1.0–2.0	927	$1,776	$1.92	4d	17	1.01mi
7379 Edenfield Park Rd Jacksonville, FL	3.0	2.5	2215	$2,000	$0.90	22d	1	1.01mi
6051 Maggies Cir #107 Jacksonville, FL	3.0	2.0	1335	$1,400	$1.05	22d	1	1.03mi
6063 Maggies Cir Jacksonville, FL	2.0–3.0	2.0	1121	$1,350	$1.20	17d	2	1.05mi
6063 Maggies Cir #110 Jacksonville, FL	3.0	2.0	1335	$1,350	$1.01	5d	1	1.05mi
7390 Overland Park Blvd Jacksonville, FL	3.0	2.0	1648	$1,970	$1.20	5d	1	1.10mi
5900 Townsend Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1177	$1,699	$1.44	4d	12	1.11mi
6850 Rhapsody Rd Jacksonville, FL	3.0	2.5	1970	$1,995	$1.01	24d	1	1.15mi
7559 Ginger Tea Trl W Jacksonville, FL	3.0	2.0	1437	$1,695	$1.18	18d	1	1.19mi
5726 Ovella Rd Jacksonville, FL	3.0	2.0	1579	$1,650	$1.04	24d	1	1.19mi
6931 Cane Grass Ln E Jacksonville, FL	3.0	2.0	2100	$2,300	$1.10	5d	1	1.20mi
6428 Hannah Stables Dr Jacksonville, FL	3.0	2.0	1613	$1,800	$1.12	2d	1	1.21mi
6500 Lake Gray Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	972	$1,819	$1.87	2d	9	1.24mi

Listing history 11 events

1. 2026-06-21
   days on market $109,900 Active 246 DOM
2. 2026-06-18
   days on market $109,900 Active 243 DOM
3. 2026-06-17
   days on market $109,900 Active 242 DOM
4. 2026-06-16
   days on market $109,900 Active 241 DOM
5. 2026-06-15
   days on market $109,900 Active 240 DOM
6. 2026-06-10
   days on market $109,900 Active 234 DOM
7. 2026-06-08
   days on market $109,900 Active 233 DOM
8. 2026-06-03
   days on market $109,900 Active 228 DOM
9. 2026-06-02
   days on market $109,900 Active 227 DOM
10. 2026-06-01
    days on market $109,900 Active 226 DOM
11. 2026-05-31
    days on market $109,900 Active 225 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,455
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$3,197
• Taxable income: $6,471
• Est. tax owed @ 24.0%: −$1,553
• After-tax cash flow: $6,283/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): 63,592
• Household income: $62,204
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 2799.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 39% Black 35% Hispanic / Latino 15% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Romanian 1%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 9% Tagalog/Filipino 3% French/Haitian/Cajun 2%

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: ▼ -64.22%
• Current HPI: 296.5375
• Rent YoY: ▲ 2.25%
• 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