7365 Palm Hills Dr · Jacksonville, FL 32244

$239,900

3 bd · 3.0 ba · 1,768 sqft · Townhouse public records · 15 Days on market

Built 2020 3,484 sqft lot Est $255k · 6% under $166/mo HOA · 8% of rent

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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).

• Cash flow +10.1/30.0
• ARV discount +10.1/15.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• Schools +3.9/10.0
• Rent growth +3.1/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready NOW! Lennar Homes Townhomes in desired location near NAS Jax. Truman end unit floor plan: 3 beds, 2.5 bath, loft and 1 car garage. Open floor plan with Quartz kitchen counters, 42'' cabinets, stainless steel Frigidaire appliances(range, dishwasher, microwave and refrigerator), wood tile floors in wet areas & main floor, blinds throughout, screened lanai, washer/dryer,

Key facts

• $166 HOA
• Garage
• Built 2020

Property features AI

Finance

• Other: Located in Hills of Ortega Replat subdivision; Address: Jacksonville, FL 32244
• HOA & community: Association present (association fee covers other items)

Exterior

• Parking: Attached garage / attached parking
• Utilities: Public water; Public sewer; Utilities: other (details not provided)
• Home design: Residential townhouse; Resale property; Built in 2020
• Construction: Built in 2020
• Exterior features: Roof: other (details not provided); Construction materials: other (details not provided); Lot features: other (details not provided)

Interior

• Kitchen: Appliances: other (details not provided)
• Bedrooms: Three bedrooms on the main level
• Flooring: Flooring: other (details not provided)
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Heating: other (system present); Cooling: other (system present)
• Interior features: Two-level interior; No basement; No fireplaces
• Laundry & utility: Laundry features: other (details not provided)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (8.6% below list).
• Recommended offer: $215k (10.2% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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.
• Market conditions: Rents rising (+2.2%/yr); 353 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 42% 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 $7k 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

• It's been on market 15 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask is 60% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $206k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $215,473 (10.2% 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $254,592
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7379 Palm Hills Dr	0.03mi	3/2.5	1,768 (0%)	8mo	$255,000	$144	90
7385 Palm Hills Dr	0.04mi	3/2.5	1,768 (0%)	9mo	$260,000	$147	89
7424 Palm Hills Dr	0.10mi	3/2.5	1,654 (-6%)	3mo	$214,500	$130	80

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: -21.3%
• Equity multiple: 0.27×
• Total profit: $-49,160
• Equity at exit: $35,770

10-year hold

• IRR: -16.7%
• Equity multiple: 0.10×
• Total profit: $-60,122
• Equity at exit: $20,742

Cash invested: $67,172 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,193 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$347 /mo · $4,160/yr
• Insurance: −$100
• HOA: −$166
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-138

Break-even live

Break-even rent $2,368

Max offer price $215,473

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-70	+0% $-138	+5% $-206	+10% $-274
Rent	-10% $-312	-5% $-225	+0% $-138	+5% $-52	+10% $35
Rate	-1.0pp $-17	-0.5pp $-77	base $-138	+0.5pp $-200	+1.0pp $-264

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7461 Greenway Dr Jacksonville, FL	3.0	2.0	1557	$2,200	$1.41	24d	1	0.26mi
5357 Whitecastle Ct Jacksonville, FL	3.0	2.0	1916	$2,099	$1.10	17d	1	0.76mi
5433 Lafayette Park Dr N Jacksonville, FL	4.0	2.0	2108	$2,600	$1.23	24d	1	1.12mi
5639 Bullseye Cir Jacksonville, FL	3.0	2.0	1574	$1,825	$1.16	24d	1	1.30mi
6983 Lafayette Park Dr Jacksonville, FL	4.0	2.0	1854	$1,916	$1.03	15d	1	1.39mi
8155 Pineverde Ln Jacksonville, FL	3.0	2.0	1426	$1,985	$1.39	17d	1	1.46mi
8114 Donegal Ln Jacksonville, FL	4.0	2.0	2238	$3,500	$1.56	24d	1	1.49mi

HOA detail

• Monthly dues: $166 · $1,992/yr

Listing history 18 events

1. 2026-06-21
   days on market $239,900 Active 15 DOM
2. 2026-06-18
   days on market $239,900 Active 12 DOM
3. 2026-06-17
   days on market $239,900 Active 11 DOM
4. 2026-06-16
   days on market $239,900 Active 10 DOM
5. 2026-06-15
   days on market $239,900 Active 9 DOM
6. 2026-06-13
   days on market $239,900 Active 7 DOM
7. 2026-06-13
   days on market $239,900 Active 6 DOM
8. 2026-06-09
   days on market $239,900 Active 3 DOM
9. 2026-06-08
   days on market $239,900 Active 2 DOM
10. 2026-06-08
    remarks 349-char remark
11. 2026-06-07
    remarks 269-char remark
12. 2026-06-07
    pricestatusdays on marketlisting id $239,900 Active 1 DOM
13. 2026-05-18
    listed $150,000 New
14. 2021-02-18
    soldstatus $206,000 Sold 382-char remark

    Show marketing remark (382 chars)

    Ready NOW! Lennar Homes Townhomes in desired location near NAS Jax. Truman end unit floor plan: 3 beds, 2.5 bath, loft and 1 car garage. Open floor plan with Quartz kitchen counters, 42'' cabinets, stainless steel Frigidaire appliances(range, dishwasher, microwave and refrigerator), wood tile floors in wet areas & main floor, blinds throughout, screened lanai, washer/dryer,

15. 2021-01-11
    status Pending 382-char remark

    Show marketing remark (382 chars)

    Ready NOW! Lennar Homes Townhomes in desired location near NAS Jax. Truman end unit floor plan: 3 beds, 2.5 bath, loft and 1 car garage. Open floor plan with Quartz kitchen counters, 42'' cabinets, stainless steel Frigidaire appliances(range, dishwasher, microwave and refrigerator), wood tile floors in wet areas & main floor, blinds throughout, screened lanai, washer/dryer,

16. 2021-01-04
    listed $208,985 Active 382-char remark

    Show marketing remark (382 chars)

    Ready NOW! Lennar Homes Townhomes in desired location near NAS Jax. Truman end unit floor plan: 3 beds, 2.5 bath, loft and 1 car garage. Open floor plan with Quartz kitchen counters, 42'' cabinets, stainless steel Frigidaire appliances(range, dishwasher, microwave and refrigerator), wood tile floors in wet areas & main floor, blinds throughout, screened lanai, washer/dryer,

17. 2018-07-10
    soldstatus $450,000
18. 2010-11-29
    soldstatus $70,000

ⓘ 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: $4,160 · $347/mo
• Projected year-2 tax: $4,160 · $347/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,314
• − Mortgage interest: −$13,438
• − Property taxes: −$4,160
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − HOA: −$1,992
• − Depreciation: −$6,979
• Taxable loss: −$5,664
• Est. tax savings @ 24.0%: +$1,359
• After-tax cash flow: $-300/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

+114.3% since first listed

6 events — show timeline

• 2026-05-18 Listed $150,000 GAMLS
• 2021-02-18 Sold (MLS) $206,000 realMLS
• 2021-01-11 Pending — realMLS
• 2021-01-04 Listed $208,985 realMLS
• 2018-07-10 Sold (Public Records) $450,000 Public Records
• 2010-11-29 Sold (Public Records) $70,000 Public Records

Property tax history

+32.4%/yr

Latest (2025): $4,160 · +29.1% YoY. Source: county tax records.