7346 High Bluff Rd N · Jacksonville, FL 32244

$269,900

4 bd · 3.0 ba · 2,229 sqft · SingleFamily public records · 10 Days on market

Built 2002 6,394 ac lot Est $359k · 25% under

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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 +15.0/15.0
• Cash flow +12.5/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready Home is very close to NAS JAX, shopping and schools. Nicely maintained and spacious 4/2 home. Lots of upgrades and improvements to interior and lawn. Summer kitchen in private backyard. Nice screen room and pool.Kitchen has 2 pantries and prep island. ********* NOT A SHORT SALE************

Key facts

• Close to schools
• Close to nas jax
• Close to shopping

Tags

• LARGE PRIVATE BACKYARD
• SCREENED IN PATIO
• CLOSE TO NAS JAX
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Electricity connected
• Home design: Single-family residential property
• Exterior features: Not in a subdivision; Directions: head north on Rampart Rd then left on Grey Fox Ln then turn right on high bluff Rd

Interior

• Kitchen: Convection oven
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Convection oven

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-39 ($-474/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (23.3% below list).
• Recommended offer: $207k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Market conditions: Rents rising (+2.2%/yr); 349 active listings in the ZIP; 25 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 40% 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 $2k of loan paydown is wiped out by about $8k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 24y 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 $120k; list at $270k implies a 125% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,951 (23.3% 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. 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. 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?
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: 0.77% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $358,869
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7346 High Bluff Rd N	0.00mi	4/2.5	2,229 (0%)	0mo	$250,000	$112	98
7147 High Bluff Rd	0.11mi	4/2.5	2,215 (-1%)	6mo	$289,900	$131	87
7356 Overland Park Blvd W	0.34mi	4/2.5	2,149 (-4%)	1mo	$268,000	$125	75
7364 Edenfield Park Rd	0.06mi	3/2.0 (-1)	2,059 (-8%)	3mo	$264,900	$129	73
7374 Wood Duck Rd	0.19mi	4/2.5	2,250 (+1%)	18mo	$310,000	$138	72
7287 Mahogany Run Dr	0.30mi	4/3.0	2,170 (-3%)	19mo	$383,990	$177	66
7207 Red Timber Rd	0.28mi	4/3.0	2,170 (-3%)	22mo	$383,171	$177	64
7215 Mahogany Run Dr	0.34mi	4/3.0	2,140 (-4%)	21mo	$366,990	$171	60
7197 Steventon Way	0.53mi	3/2.0 (-1)	2,147 (-4%)	5mo	$345,000	$161	56
7836 Townsend Rd	0.63mi	4/3.0	2,180 (-2%)	17mo	$472,000	$217	53
6907 Playpark Trl	0.63mi	4/3.5	1,928 (-14%)	7mo	$216,000	$112	40
7250 Steventon Way	0.62mi	3/2.0 (-1)	1,901 (-15%)	10mo	$337,500	$178	29

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 · 2.25% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.37×
• Total profit: $-47,885
• Equity at exit: $40,243

10-year hold

• IRR: -11.8%
• Equity multiple: 0.32×
• Total profit: $-51,549
• Equity at exit: $23,336

Cash invested: $75,572 (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: 349
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$147 /mo · $1,758/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-39

Break-even live

Break-even rent $2,119

Max offer price $262,929

Occupancy floor 97%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7379 Edenfield Park Rd Jacksonville, FL	3.0	2.5	2215	$2,000	$0.90	21d	1	0.09mi
7390 Overland Park Blvd Jacksonville, FL	3.0	2.0	1648	$1,970	$1.20	3d	1	0.32mi
6850 Rhapsody Rd Jacksonville, FL	3.0	2.5	1970	$1,995	$1.01	23d	1	0.42mi
7242 Rampart Ridge Cir E Jacksonville, FL	4.0	2.5	2476	$2,265	$0.91	7d	1	0.45mi
7559 Ginger Tea Trl W Jacksonville, FL	3.0	2.0	1437	$1,695	$1.18	17d	1	0.64mi
7634 Fanning Dr Jacksonville, FL	4.0	2.0	1658	$1,850	$1.12	23d	1	0.70mi
7377 Benes Trl Jacksonville, FL	4.0	2.0	1861	$2,250	$1.21	23d	1	0.86mi
7811 Invermere Blvd N Jacksonville, FL	4.0	2.0	1831	$1,990	$1.09	20d	1	0.91mi
6649 Georgia Jack Dr Jacksonville, FL	4.0	2.0	1664	$2,100	$1.26	23d	1	0.93mi
6478 Silk Leaf Ln Jacksonville, FL	3.0	2.0	1682	$1,985	$1.18	23d	1	1.05mi
6648 Gentle Oaks Dr E Jacksonville, FL	3.0	2.0	1412	$1,690	$1.20	1d	1	1.07mi
6869 Southern Oaks Dr W Jacksonville, FL	3.0	2.0	1660	$1,861	$1.12	13d	1	1.11mi
6931 Cane Grass Ln E Jacksonville, FL	3.0	2.0	2100	$2,300	$1.10	4d	1	1.15mi
7472 Mishkie Dr Jacksonville, FL	3.0	2.0	1884	$1,965	$1.04	2d	1	1.16mi
6241 Cranberry Ln E Jacksonville, FL	4.0	2.0	2112	$1,350	$0.64	23d	1	1.22mi
6553 Big Stone Dr Jacksonville, FL	4.0	2.0	1900	$2,300	$1.21	23d	1	1.23mi
7952 118th St Jacksonville, FL	4.0	2.5	1407	$1,895	$1.35	10d	1	1.25mi
7952 118th St Jacksonville, FL	4.0	2.5	1407	$1,895	$1.35	7d	1	1.25mi
8134 Rocky Creek Dr Jacksonville, FL	3.0	2.0	1689	$1,250	$0.74	14d	1	1.29mi
7940 Collins Bay Ct Jacksonville, FL	3.0	2.0	1554	$2,025	$1.30	20d	1	1.31mi
8341 Fire Fly Ln Jacksonville, FL	3.0	2.5	1676	$1,695	$1.01	3d	1	1.43mi
8341 Fire Fly Ln Jacksonville, FL	3.0	2.5	1676	$1,695	$1.01	23d	1	1.43mi
8236 Hot Springs Dr N Jacksonville, FL	3.0	2.0	1734	$1,865	$1.08	7d	1	1.43mi
7178 Cypress Cove Rd #25 Jacksonville, FL	3.0	2.0	1875	$2,000	$1.07	23d	1	1.46mi
6371 Collins Rd Jacksonville, FL	3.0	1.0–2.0	1010	$1,981	$1.96	1d	40	1.46mi

Listing history 9 events

1. 2026-06-10
   statusdays on market $269,900 Pending 10 DOM
2. 2026-06-08
   days on market $269,900 Active 9 DOM
3. 2026-06-07
   days on market $269,900 Active 8 DOM
4. 2026-06-05
   days on market $269,900 Active 5 DOM
5. 2026-06-03
   days on market $269,900 Active 4 DOM
6. 2026-06-02
   days on market $269,900 Active 3 DOM
7. 2026-06-01
   days on market $269,900 Active 2 DOM
8. 2026-05-31
   remarks 169-char remark
9. 2026-05-31
   listed $269,900 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: $1,758 · $147/mo
• Projected year-2 tax: $2,240 · $187/mo
• Expected delta: +$482/yr (+$40/mo · 27.4%)

ⓘ 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 ≥107°F today · 21 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: $24,834
• − Mortgage interest: −$15,119
• − Property taxes: −$1,758
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − Depreciation: −$7,852
• Taxable loss: −$5,217
• Est. tax savings @ 24.0%: +$1,252
• After-tax cash flow: $779/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

Price history

+57.7% since first listed

10 events — show timeline

• 2026-05-30 Listed $269,900 Daytona MLS
• 2012-06-06 Listing Removed — realMLS
• 2012-05-17 Sold (MLS) $120,000 realMLS
• 2012-03-02 Listed $124,900 realMLS
• 2012-02-27 Listing Removed — realMLS
• 2011-12-22 Listed $138,900 realMLS
• 2003-02-26 Sold (MLS) $133,820 realMLS
• 2002-12-18 Listing Removed — realMLS
• 2002-11-06 Listed $133,820 realMLS
• 2001-11-21 Sold (Public Records) $171,200 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,758 · +14.2% YoY. Source: county tax records.