Harper+ Plan · Jacksonville, FL 32234

$294,900

4 bd · 2.0 ba · 1,609 sqft · SingleFamily · 150 Days on market

Good condition 2-car garage

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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 +6.4/30.0
• Appreciation +5.2/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0

Listing remarks

Meet our beautifully designed one-story home called the Harper+, offering 1,609 square feet, 4 bedrooms, 2 bathrooms, and a 2-car garage. The Harper+ combines open concept living, with plenty of windows and a vaulted ceiling in the main living areas, which create a bright and welcoming atmosphere. It is a comfortable space all on one convenient level. This single-story floorplan is ideal for growing families, downsizers, or anyone looking for a smart and comfortable layout. This thoughtfully crafted floor plan features a spacious kitchen that opens to the gathering area, creating the perfect central hub for everyday living and entertaining.

Key facts

• Open concept living
• One story home
• Vaulted ceiling

Tags

• ONE STORY HOME
• OPEN CONCEPT LIVING
• PLENTY OF WINDOWS
• VAULTED CEILING
• SPACIOUS KITCHEN
• GATHERING AREA

🏗️ New construction. The $294,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $315,400.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-543 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (29.8% below list).
• Recommended offer: $207k (29.8% 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.
• Zoned schools: Mamie Agnes Jones Elementary School (math 57% / reading 47%, grade C-, #990 of 2,144 statewide, top 48%, 430 students, 61% FRL); Joseph Stilwell Middle School (math 31% / reading 33%, grade F, #448 of 571 statewide, top 79%, 612 students, 68% FRL); Marine Science Education Center (31 students, 16% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 423 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $4k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.

Recommended offer $207,136 (29.8% 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 150 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.66% ✗
• Cap rate: 4.23%
• Cash-on-cash: -7.38%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (median comp): $315,400
• List price: $294,900
• Delta: -6.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5110 Barnhouse Cir	0.24mi	4/2.0	1,609 (0%)	0mo	$309,900	$193	88
5397 Horseback Ct	0.07mi	4/2.0	1,489 (-8%)	0mo	$289,900	$195	84
14258 Tack Room Rd	0.22mi	3/2.0 (-1)	1,618 (+1%)	1mo	$345,000	$213	83
5402 Horseback Ct	0.15mi	5/2.0 (+1)	1,657 (+3%)	0mo	$324,855	$196	83
5105 Barnhouse Cir	0.24mi	3/2.0 (-1)	1,609 (0%)	1mo	$296,400	$184	82
5406 Horseback Ct	0.15mi	4/2.0	1,489 (-8%)	1mo	$299,900	$201	80
5117 Barnhouse Cir	0.26mi	3/2.0 (-1)	1,646 (+2%)	1mo	$310,900	$189	78
5398 Horseback Ct	0.16mi	4/2.0	1,489 (-8%)	3mo	$319,900	$215	78
14262 Tack Room Rd	0.07mi	4/2.0	1,774 (+10%)	2mo	$351,000	$198	78
14271 Tack Room Rd	0.08mi	4/2.0	1,774 (+10%)	3mo	$360,000	$203	77
14254 Tack Room Rd	0.11mi	4/2.0	1,774 (+10%)	3mo	$349,000	$197	75
14259 Tack Room Rd	0.25mi	4/2.0	1,774 (+10%)	2mo	$370,000	$209	69

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: -8.7%
• Equity multiple: 0.58×
• Total profit: $-37,063
• Equity at exit: $98,746

10-year hold

• IRR: -2.8%
• Equity multiple: 0.69×
• Total profit: $-27,568
• Equity at exit: $124,577

Cash invested: $88,312 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 41 active · 31 under contract
• Months of supply: 11.7 mo (9%/mo absorbed)
• Median asking: $307,400 ($192/sqft)
• Median days on market: 83 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: +2.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32234

• Home prices YoY: 0.2%
• Active inventory: 423
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,071 medium
• Mortgage (P&I): −$1,654
• Tax est. 1.5%: −$394 /mo · $4,731/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-543

Break-even live

Break-even rent $2,759

Max offer price $236,786

Occupancy floor —

Sensitivity live

Price	-10% $-325	-5% $-434	+0% $-543	+5% $-652	+10% $-761
Rent	-10% $-707	-5% $-625	+0% $-543	+5% $-461	+10% $-380
Rate	-1.0pp $-384	-0.5pp $-463	base $-543	+0.5pp $-625	+1.0pp $-708

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: $78,850
• Closing costs: $9,462
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5450 Normandy Acres Dr Jacksonville, FL	3.0	2.0	1080	$1,400	$1.30	138d	1	1.17mi

Property features AI

Finance

• Other: Listing provided by Zillow
• Financial info: List price $294,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Harper+ plan (new construction)Active listing
• Construction: New construction plan (Harper+)
• Exterior features: Living area of 1,609 (plan measurement)Address: Jacksonville, FL 32234

Interior

• Kitchen: Plan includes standard kitchen (appliances not specified)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan-based new construction)
• Laundry & utility: Laundry location not specified

Listing history 50 events

1. 2026-11-08
   days on market $294,900 Active 150 DOM
2. 2026-11-07
   days on market $294,900 Active 149 DOM
3. 2026-11-06
   days on market $294,900 Active 148 DOM
4. 2026-11-05
   days on market $294,900 Active 147 DOM
5. 2026-11-04
   days on market $294,900 Active 146 DOM
6. 2026-11-02
   days on market $294,900 Active 144 DOM
7. 2026-11-01
   days on market $294,900 Active 143 DOM
8. 2026-10-31
   days on market $294,900 Active 142 DOM
9. 2026-10-30
   days on market $294,900 Active 141 DOM
10. 2026-10-29
    days on market $294,900 Active 140 DOM
11. 2026-10-28
    days on market $294,900 Active 139 DOM
12. 2026-10-27
    days on market $294,900 Active 138 DOM
13. 2026-10-26
    days on market $294,900 Active 137 DOM
14. 2026-10-25
    days on market $294,900 Active 136 DOM
15. 2026-10-24
    days on market $294,900 Active 135 DOM
16. 2026-10-23
    days on market $294,900 Active 134 DOM
17. 2026-10-22
    days on market $294,900 Active 133 DOM
18. 2026-10-20
    days on market $294,900 Active 131 DOM
19. 2026-10-19
    days on market $294,900 Active 130 DOM
20. 2026-10-18
    days on market $294,900 Active 129 DOM
21. 2026-10-17
    days on market $294,900 Active 128 DOM
22. 2026-10-16
    days on market $294,900 Active 127 DOM
23. 2026-10-15
    days on market $294,900 Active 126 DOM
24. 2026-10-14
    days on market $294,900 Active 125 DOM
25. 2026-10-13
    days on market $294,900 Active 124 DOM
26. 2026-10-12
    days on market $294,900 Active 123 DOM
27. 2026-10-11
    days on market $294,900 Active 122 DOM
28. 2026-10-10
    days on market $294,900 Active 121 DOM
29. 2026-10-09
    days on market $294,900 Active 120 DOM
30. 2026-10-08
    days on market $294,900 Active 119 DOM
31. 2026-10-07
    days on market $294,900 Active 118 DOM
32. 2026-10-06
    days on market $294,900 Active 117 DOM
33. 2026-10-05
    days on market $294,900 Active 116 DOM
34. 2026-10-04
    days on market $294,900 Active 115 DOM
35. 2026-10-03
    days on market $294,900 Active 114 DOM
36. 2026-10-02
    days on market $294,900 Active 113 DOM
37. 2026-10-02
    days on market $294,900 Active 112 DOM
38. 2026-09-30
    days on market $294,900 Active 111 DOM
39. 2026-09-29
    days on market $294,900 Active 110 DOM
40. 2026-09-28
    days on market $294,900 Active 109 DOM
41. 2026-09-27
    days on market $294,900 Active 108 DOM
42. 2026-09-25
    days on market $294,900 Active 106 DOM
43. 2026-09-24
    days on market $294,900 Active 105 DOM
44. 2026-09-23
    days on market $294,900 Active 104 DOM
45. 2026-09-22
    days on market $294,900 Active 103 DOM
46. 2026-09-21
    days on market $294,900 Active 102 DOM
47. 2026-09-19
    days on market $294,900 Active 100 DOM
48. 2026-09-18
    days on market $294,900 Active 99 DOM
49. 2026-09-17
    days on market $294,900 Active 98 DOM
50. 2026-09-16
    days on market $294,900 Active 97 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: $24,856
• − Mortgage interest: −$17,667
• − Property taxes: −$4,731
• − Insurance: −$1,577
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$9,175
• Taxable loss: −$12,271
• Est. tax savings @ 24.0%: +$2,945
• After-tax cash flow: $-3,574/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This single-story home is in excellent condition with a modern design and well-maintained exterior. It is move-in ready and would be a great investment for both resale and rental purposes.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and can increase property value. ↑
• Rental Clean gutters — Keeps the property in good condition and reduces maintenance costs for tenants. ↑

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Mamie Agnes Jones Elementary School C- FL #990/2,144 Nat'l #11,263/41,679 Middle Joseph Stilwell Middle School F FL #448/571 Nat'l #8,317/14,009 High Baldwin Middle-Senior High School F FL #328/667 Nat'l #8,877/17,239

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

A Composite livability gradescore 83/100

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 · 1,013,010 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: 33% of renters

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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%

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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%
• Languages at home: 95% English-only · Spanish 4%

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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

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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

Property features AI

Finance

• Other: Listing provided by Zillow
• Financial info: List price $294,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Harper+ plan (new construction)Active listing
• Construction: New construction plan (Harper+)
• Exterior features: Living area of 1,609 (plan measurement)Address: Jacksonville, FL 32234

Interior

• Kitchen: Plan includes standard kitchen (appliances not specified)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan-based new construction)
• Laundry & utility: Laundry location not specified