16509 Village Green Dr N · Jacksonville, FL 32234

$99,900

2 bd · 2.0 ba · 1,707 sqft · Manufactured public records · 54 Days on market

Built 1988 2.12 ac lot ↓ 17% since listing

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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
• Appreciation +5.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Over 2 acres of prime property zoned for agricultural and single family use. A HUGE investment opportunity to pickup a fixer upper or large piece of land to start a new project. Private and tucked away but close enough to major roadways and I-10 to get where every you need to go conveniently.

Key facts

• Large piece of land
• 2.12 acre lot
• Garage

Tags

• ZONED FOR AGRICULTURAL
• ZONED FOR SINGLE FAMILY USE
• INVESTMENT OPPORTUNITY
• LARGE PIECE OF LAND
• PRIVATE AND TUCKED AWAY

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Not a senior community

Exterior

• Parking: Garage (1 car); Additional unspecified parking
• Security:
• Utilities: Septic tank; Electricity available; Other utilities
• Home design: Single wide mobile home; Current use includes agricultural, manufactured home, and single-family
• Construction:
• Exterior features: Few trees on the lot; Other outbuildings/structures

Interior

• Kitchen:
• Bedrooms: 2 bedrooms
• Flooring:
• Bathrooms: 2 full bathrooms
• Heating & cooling: Cooling system present (other)
• Interior features: Appliances included (unspecified/other)
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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: 232 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 $1k of equity ($691 loan paydown + $450 appreciation (0.5% local appreciation)).
• Duval County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.78% ✓
• Cap rate: 13.79%
• Cash-on-cash: 26.76%
• DSCR: 2.19
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 2.39×
• Total profit: $39,020
• Equity at exit: $31,277

10-year hold

• IRR: 31.2%
• Equity multiple: 4.61×
• Total profit: $101,025
• Equity at exit: $39,459

Cash invested: $27,972 (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 32234

• Home prices YoY: 0.2%
• Active inventory: 232
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,774 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$212 /mo · $2,549/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $624

Break-even live

Break-even rent $985

Max offer price $99,900

Occupancy floor 60%

Sensitivity live

Price	-10% $680	-5% $652	+0% $624	+5% $595	+10% $567
Rent	-10% $484	-5% $554	+0% $624	+5% $694	+10% $764
Rate	-1.0pp $674	-0.5pp $649	base $624	+0.5pp $598	+1.0pp $572

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Delmonte St Unit NA Baldwin, FL	3.0	2.0	1400	$1,969	$1.41	4d	1	1.30mi

Listing history 12 events

1. 2026-06-01
   statusdays on market $99,900 Pending 54 DOM
2. 2026-05-31
   days on market $99,900 Active 53 DOM
3. 2026-05-21
   price $99,900
4. 2026-04-24
   status Active
5. 2026-04-24
   price $109,900
6. 2026-03-31
   price $114,900
7. 2026-03-23
   status Active
8. 2026-03-19
   status Pending
9. 2026-03-19
   historical
10. 2026-03-16
    status Active
11. 2026-02-05
    status Pending
12. 2026-01-23
    listed $119,900 Active

ⓘ 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: $2,549 · $212/mo
• Projected year-2 tax: $2,549 · $212/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,291
• − Mortgage interest: −$5,596
• − Property taxes: −$2,549
• − Insurance: −$500
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$2,906
• Taxable income: $6,334
• Est. tax owed @ 24.0%: −$1,520
• After-tax cash flow: $5,965/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): 9,678
• Household income: $87,331
• Rent vs Own: 13.6% rent · 86.4% own
• Severe rent burden: 62.0

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: 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%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 95% English-only · Spanish 4%

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

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

-16.7% since first listed

10 events — show timeline

• 2026-05-21 Price Changed $99,900 realMLS
• 2026-04-24 Relisted — realMLS
• 2026-04-24 Price Changed $109,900 realMLS
• 2026-03-31 Price Changed $114,900 realMLS
• 2026-03-23 Relisted — realMLS
• 2026-03-19 Pending — realMLS
• 2026-03-19 Listing Removed — realMLS
• 2026-03-16 Relisted — realMLS
• 2026-02-05 Pending — realMLS
• 2026-01-23 Listed $119,900 realMLS

Property tax history

+11.8%/yr

Latest (2025): $2,549 · +16.2% YoY. Source: county tax records.