118 Orangedale Ave · Jacksonville, FL 32218

$120,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 32 Days on market

Built 2008 5,662 sqft lot Est $90k · 33% over

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Why this score? — see what drove the C+ 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
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

DO NOT ENTER-OPEN HOLES IN FLOOR-HAZARDOUS CONDITIONS-NO STAIRS TO 2ND STORY. Bank Owned – Sold “As Is “ Seller does not pay for a survey .A pre-qual letter must be faxed to our office BEFORE verbal offers can be made. Buyer to verify all that is important (Lot size, Sq. Ft, Condition etc.)

Key facts

• 5,662 sq ft lot
• Built 2008
• Listed 32 days

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Circular driveway
• Utilities: Septic tank; Electricity connected; Sewer connected; Water connected
• Home design: Double wide mobile home; Used for residential purposes
• Exterior features: Circular driveway; Lot of 0.13 acres

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Appliances listed as other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $935 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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; 9 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 36% 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 $830 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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 $24k; list at $120k implies a 411% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.75% ✓
• Cap rate: 15.64%
• Cash-on-cash: 33.38%
• DSCR: 2.49
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $90,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Orangedale Ave	0.00mi	3/2.0	960 (0%)	0mo	$90,000	$94	100

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.01×
• Total profit: $33,903
• Equity at exit: $17,892

10-year hold

• IRR: 31.3%
• Equity multiple: 3.45×
• Total profit: $82,269
• Equity at exit: $10,375

Cash invested: $33,600 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,100 high
• Mortgage (P&I): −$629
• Tax from tax record: −$45 /mo · $535/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $935

Break-even live

Break-even rent $916

Max offer price $120,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,003	-5% $969	+0% $935	+5% $901	+10% $867
Rent	-10% $769	-5% $852	+0% $935	+5% $1,018	+10% $1,101
Rate	-1.0pp $995	-0.5pp $965	base $935	+0.5pp $904	+1.0pp $872

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Vernis Ave Jacksonville, FL	4.0	1.0	1100	$2,250	$2.05	6d	1	0.20mi
256 Vernis Ave Jacksonville, FL	4.0	1.0	1050	$2,125	$2.02	25d	1	0.21mi
525 New Berlin Rd Jacksonville, FL	4.0	1.0	1100	$2,200	$2.00	18d	1	0.21mi
12900 Broxton Bay Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1103	$1,700	$1.54	4d	34	0.58mi
13100 Broxton Bay Dr Jacksonville, FL	1.0–2.0	1.0–2.0	1093	$1,696	$1.55	3d	45	0.70mi
13283 N Main St Jacksonville, FL	1.0–2.0	1.0–2.0	1041	$1,947	$1.87	3d	24	0.73mi
11701 Palm Lake Dr Jacksonville, FL	1.0–3.0	1.0–2.0	999	$1,957	$1.96	3d	80	1.30mi
14200 Duval Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1002	$1,987	$1.98	3d	27	1.39mi
11620 Charlie Rd Unit 4 Jacksonville, FL	2.0	1.0	676	$1,125	$1.66	25d	1	1.43mi

Listing history 22 events

1. 2026-06-02
   statusdays on market $120,000 Pending 32 DOM
2. 2026-06-01
   days on market $120,000 Active 31 DOM
3. 2026-05-31
   days on market $120,000 Active 30 DOM
4. 2026-05-08
   historical Active Under Contract
5. 2026-05-02
   listed $120,000 Active
6. 2008-10-02
   soldstatus $23,500 310-char remark

   Show marketing remark (310 chars)

   DO NOT ENTER-OPEN HOLES IN FLOOR-HAZARDOUS CONDITIONS-NO STAIRS TO 2ND STORY. Bank Owned – Sold “As Is “ Seller does not pay for a survey .A pre-qual letter must be faxed to our office BEFORE verbal offers can be made. Buyer to verify all that is important (Lot size, Sq. Ft, Condition etc.)

7. 2008-07-09
   listed $24,900 310-char remark

   Show marketing remark (310 chars)

   DO NOT ENTER-OPEN HOLES IN FLOOR-HAZARDOUS CONDITIONS-NO STAIRS TO 2ND STORY. Bank Owned – Sold “As Is “ Seller does not pay for a survey .A pre-qual letter must be faxed to our office BEFORE verbal offers can be made. Buyer to verify all that is important (Lot size, Sq. Ft, Condition etc.)

8. 2007-02-26
   historical 56-char remark

   Show marketing remark (56 chars)

   Many new houses on this street. Near new mall and school

9. 2007-02-23
   soldstatus $39,000 56-char remark

   Show marketing remark (56 chars)

   Many new houses on this street. Near new mall and school

10. 2006-08-17
    historical
11. 2006-05-18
    listed $93,300
12. 2006-05-14
    listed $49,900 56-char remark

    Show marketing remark (56 chars)

    Many new houses on this street. Near new mall and school

13. 2006-03-27
    historical
14. 2005-10-21
    listed $99,900
15. 2005-01-24
    historical
16. 2005-01-05
    soldstatus $96,000
17. 2004-11-17
    listed $97,500
18. 2004-10-01
    historical
19. 2004-09-10
    soldstatus $32,000
20. 2004-06-02
    listed $34,900
21. 2001-01-04
    soldstatus $66,000
22. 2001-01-04
    soldstatus $66,000

ⓘ 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: $535 · $45/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$461/yr (+$38/mo · 86.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $25,195
• − Mortgage interest: −$6,722
• − Property taxes: −$535
• − Insurance: −$600
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$3,491
• Taxable income: $9,815
• Est. tax owed @ 24.0%: −$2,356
• After-tax cash flow: $8,861/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

+81.8% since first listed

19 events — show timeline

• 2026-05-08 Contingent — realMLS
• 2026-05-02 Listed $120,000 realMLS
• 2008-10-02 Sold (MLS) $23,500 realMLS
• 2008-07-09 Listed $24,900 realMLS
• 2007-02-26 Listing Removed — realMLS
• 2007-02-23 Sold (MLS) $39,000 realMLS
• 2006-08-17 Listing Removed — realMLS
• 2006-05-18 Listed $93,300 realMLS
• 2006-05-14 Listed $49,900 realMLS
• 2006-03-27 Listing Removed — realMLS
• 2005-10-21 Listed $99,900 realMLS
• 2005-01-24 Listing Removed — realMLS
• 2005-01-05 Sold (Public Records) $96,000 Public Records
• 2004-11-17 Listed $97,500 realMLS
• 2004-10-01 Listing Removed — realMLS
• 2004-09-10 Sold (MLS) $32,000 realMLS
• 2004-06-02 Listed $34,900 realMLS
• 2001-01-04 Sold (Public Records) $66,000 Public Records
• 2001-01-04 Sold (Public Records) $66,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $535 · +54.5% YoY. Source: county tax records.