6539 Townsend #49 · Jacksonville, FL 32244

$70,000

2 bd · 1.0 ba · 768 sqft · Manufactured · 96 Days on market

Built 2022 Good condition $750/mo HOA · 52% of rent ↓ 3% since listing

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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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this tiny home offering 2 bedrooms, 1 bathroom of efficient living space. This home features a functional layout, modern finishes, and plenty of natural light throughout. The property includes a small yard with a storage shed, providing extra space for tools or outdoor equipment. A great opportunity for affordable, low-maintenance living. Home is being sold fully furnished.

Key facts

• Natural light
• Storage shed
• Modern finishes

Tags

• FUNCTIONAL LAYOUT
• MODERN FINISHES
• NATURAL LIGHT
• STORAGE SHED

Property features AI

Finance

• HOA & community: Has association; Association fee $750 per month

Exterior

• Parking: Additional parking available
• Utilities: Public sewer; Cable available
• Home design: Single wide mobile home; One story
• Construction: Mobile home construction
• Exterior features: Additional parking; Other structures on the property; Manufactured home use (residential)

Interior

• Kitchen: Electric range; Refrigerator; Dryer
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Has cooling (type listed as Other)
• Interior features: Laminate flooring
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $56k (20.6% below list).
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $56k (20.6% below list) — sets the bar for cash-flow.

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: Sadie T. Tillis Elementary School (math 27% / reading 20%, grade F, #2,061 of 2,144 statewide, top 96%, 483 students, 79% FRL); Charger Academy (math 33% / reading 26%, grade F, #469 of 571 statewide, top 84%, 961 students, 71% FRL); Westside High School (math 26% / reading 19%, grade F, #539 of 667 statewide, top 81%, 1,583 students, 63% FRL) — zoned schools average 71% FRL vs 49% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 46% district-wide (-20 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.2%/yr); 353 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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 96 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 52% of rent.
• 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 $55,563 (20.6% 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 96 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.05% ✓
• Cap rate: 4.58%
• Cash-on-cash: -6.11%
• DSCR: 0.73
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.25% rent growth · sell at horizon

5-year hold

• IRR: -28.2%
• Equity multiple: 0.07×
• Total profit: $-18,290
• Equity at exit: $10,437

10-year hold

• IRR: -32.7%
• Equity multiple: -0.35×
• Total profit: $-26,495
• Equity at exit: $6,052

Cash invested: $19,600 (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 32244

• Home prices YoY: -17.8%
• Rents YoY: 2.2%
• Active inventory: 353
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$750
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-100

Break-even live

Break-even rent $1,562

Max offer price $55,563

Occupancy floor —

Sensitivity live

Price	-10% $-51	-5% $-76	+0% $-100	+5% $-124	+10% $-148
Rent	-10% $-213	-5% $-156	+0% $-100	+5% $-43	+10% $14
Rate	-1.0pp $-65	-0.5pp $-82	base $-100	+0.5pp $-118	+1.0pp $-136

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7052 Jammes Rd Jacksonville, FL	3.0	2.0	990	$1,910	$1.93	25d	1	0.26mi
6517 Breezy Oaks Way Jacksonville, FL	2.0	2.0	952	$1,295	$1.36	25d	1	0.46mi
6523 Breezy Oaks Way Jacksonville, FL	2.0	2.0	952	$1,295	$1.36	19d	1	0.47mi
6463 Breezy Oaks Way Jacksonville, FL	2.0	2.0	952	$1,295	$1.36	9d	1	0.47mi
6457 Breezy Oaks Way Jacksonville, FL	2.0	2.0	952	$1,275	$1.34	12d	1	0.47mi
6433 Breezy Oaks Way Jacksonville, FL	2.0	2.0	952	$1,295	$1.36	25d	1	0.48mi
6945 Morse Ave Jacksonville, FL	2.0–4.0	2.0	1169	$950	$0.81	16d	1	0.74mi
6087 Maggies Cir #104 Jacksonville, FL	2.0	2.0	1099	$1,275	$1.16	25d	1	0.76mi
6105 Maggies Cir Jacksonville, FL	2.0–3.0	2.0	1121	$1,325	$1.18	19d	2	0.77mi
6100 Maggies Cir #103 Jacksonville, FL	2.0	2.0	907	$1,300	$1.43	14d	1	0.77mi
6063 Maggies Cir Jacksonville, FL	2.0–3.0	2.0	1121	$1,300	$1.16	18d	2	0.89mi
6915 Ortega Woods Dr Unit 11 Jacksonville, FL	2.0	2.0	940	$1,150	$1.22	22d	1	0.92mi
7350 Blanding Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	872	$1,330	$1.53	4d	23	0.94mi
6880 Skaff Ave Jacksonville, FL	2.0	2.0	940	$1,285	$1.37	25d	1	1.00mi
7610 Blanding Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	880	$1,125	$1.28	16d	1	1.05mi
6371 Collins Rd Jacksonville, FL	3.0	1.0–2.0	1010	$1,745	$1.73	3d	40	1.12mi
5900 Townsend Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1177	$1,539	$1.31	4d	12	1.16mi
6136 Blanding Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1030	$1,752	$1.70	3d	9	1.19mi
7740 Plantation Bay Dr Jacksonville, FL	1.0–3.0	1.0–2.0	927	$1,524	$1.64	4d	17	1.22mi
5951 Wilmar Rd Jacksonville, FL	2.0	1.0	706	$1,095	$1.55	25d	1	1.26mi
5933 Jammes Rd Jacksonville, FL	3.0	3.0	1071	$1,900	$1.77	25d	1	1.29mi
5913 Tampico Rd Jacksonville, FL	3.0	1.0	1110	$1,348	$1.21	15d	1	1.36mi
6500 Lake Gray Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	972	$1,562	$1.61	3d	9	1.45mi
7661 Bentwillow Dr Jacksonville, FL	2.0	1.0	800	$1,000	$1.25	25d	1	1.49mi

HOA detail

• Monthly dues: $750 · $9,000/yr

Listing history 16 events

1. 2026-06-21
   days on market $70,000 Active 96 DOM
2. 2026-06-18
   days on market $70,000 Active 93 DOM
3. 2026-06-17
   days on market $70,000 Active 92 DOM
4. 2026-06-16
   days on market $70,000 Active 91 DOM
5. 2026-06-15
   days on market $70,000 Active 90 DOM
6. 2026-06-13
   pricedays on market $70,000 Active 87 DOM
7. 2026-06-10
   days on market $72,900 Active 84 DOM
8. 2026-06-08
   days on market $72,900 Active 83 DOM
9. 2026-06-07
   days on market $72,900 Active 82 DOM
10. 2026-06-03
    days on market $72,900 Active 78 DOM
11. 2026-06-02
    days on market $72,900 Active 77 DOM
12. 2026-06-01
    days on market $72,900 Active 76 DOM
13. 2026-05-31
    days on market $72,900 Active 75 DOM
14. 2026-05-20
    price $72,900
15. 2026-05-08
    price $74,000
16. 2026-03-17
    listed $74,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 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: $17,225
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − HOA: −$9,000
• − Depreciation: −$2,036
• Taxable loss: −$1,888
• Est. tax savings @ 24.0%: +$453
• After-tax cash flow: $-744/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 · 10 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with modern finishes and a functional layout. It offers a great opportunity for affordable, low-maintenance living.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and property value
• Both New flooring in kitchen and bathrooms — Modernizes spaces and improves aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and property value ↑
• Both New flooring in kitchen and bathrooms — Modernizes spaces and improves aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-2.7% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $72,900 realMLS
• 2026-05-08 Price Changed $74,000 realMLS
• 2026-03-17 Listed $74,900 realMLS