5397 Horseback Ct · Jacksonville, FL 32234

$259,900

4 bd · 2.0 ba · 1,489 sqft · SingleFamily · 161 Days on market

Built 2026 Good condition 2-car garage $175/sqft · 19% below area Est $321k · 19% under $10/mo HOA

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Why this score? — see what drove the C 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 +14.2/30.0
• Appreciation +5.2/10.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Meet the Freeport+, a spacious and thoughtfully designed 1,489 sq. ft. one-story home offering 4 bedrooms, 2 bathrooms, and a 2-car garage. This open-concept layout with plenty of windows and a vaulted ceiling is built for both everyday living and entertaining. The kitchen features a large counter overlooking the gathering room, making it easy to host, help with homework, or stay connected while preparing meals. The seamless flow creates a bright and welcoming main living space everyone will love. The private primary suite is tucked away for added comfort, complete with a walk-in closet and en-suite shower for your own personal retreat. The additional bedrooms are thoughtfully positioned with a convenient Jack-and-Jill bathroom, providing functionality and privacy for family or guests. Need extra flexibility? The fourth bedroom is perfect for a home office, craft room, workout space, or guest suite designed to fit your lifestyle. The Freeport+ combines smart design, comfortable living, and versatile space all in one beautiful home. Every home also includes the Home is Connected® smart home system, giving you easy control of your home's security, temperature, and more right from your fingertips. Love this layout? Let's find the perfect Freeport homesite for you. Contact our Online Sales Concierge today to get started!

Key facts

• En-suite shower
• Large counter
• Walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• LARGE COUNTER
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• EN-SUITE SHOWER
• JACK-AND-JILL BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $42 ($501/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (10.0% below list).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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.
• 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); Baldwin Middle-Senior High School (math 37% / reading 39%, grade F, #328 of 667 statewide, top 50%, 1,384 students, 43% FRL).
• Market conditions: 380 active listings in the ZIP; 2 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).
• This rent runs 32% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k 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 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $68k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $228,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $320,894
• List price: $259,900
• Delta: -15.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5398 Horseback Ct	0.11mi	4/2.0	1,489 (0%)	1mo	$319,900	$215	94
14266 Tack Room Rd	0.06mi	3/2.0 (-1)	1,618 (+9%)	2mo	$350,785	$217	76
5394 Horseback Ct	0.13mi	3/2.0 (-1)	1,287 (-14%)	2mo	$287,000	$223	65
5173 Bellbrooke Pkwy	0.41mi	3/2.0 (-1)	1,541 (+4%)	16mo	$298,496	$194	56
14400 Creekbluff Way	0.54mi	3/2.0 (-1)	1,306 (-12%)	1mo	$287,000	$220	48
14361 Firebird Dr	0.57mi	3/2.0 (-1)	1,711 (+15%)	2mo	$319,000	$186	42
5110 Conference Dr	0.66mi	4/2.0	1,707 (+15%)	4mo	$303,990	$178	41
14310 Creekbluff Way	0.54mi	3/2.0 (-1)	1,306 (-12%)	11mo	$287,990	$221	40
5160 Bellbrooke Pkwy	0.45mi	3/2.0 (-1)	1,286 (-14%)	14mo	$284,990	$222	40
14346 Creekbluff Way	0.52mi	3/2.0 (-1)	1,711 (+15%)	12mo	$321,500	$188	36
14335 Creekbluff Way	0.51mi	3/2.0 (-1)	1,711 (+15%)	14mo	$345,000	$202	34

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $648
• Equity at exit: $81,370

10-year hold

• IRR: 5.4%
• Equity multiple: 1.61×
• Total profit: $44,647
• Equity at exit: $102,655

Cash invested: $72,772 (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: 32 active · 24 under contract
• Months of supply: 19.2 mo (5%/mo absorbed)
• Median asking: $306,150 ($198/sqft)
• Median days on market: 46 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: +8.8% 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: 380
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,339 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$10
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $42

Break-even live

Break-even rent $2,286

Max offer price $259,900

Occupancy floor 93%

Sensitivity live

Price	-10% $221	-5% $132	+0% $42	+5% $-48	+10% $-138
Rent	-10% $-143	-5% $-51	+0% $42	+5% $134	+10% $227
Rate	-1.0pp $173	-0.5pp $108	base $42	+0.5pp $-26	+1.0pp $-94

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: $64,975
• Closing costs: $7,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3014 Bicentennial Dr Jacksonville, FL	2.0–4.0	2.0–2.5	1367	$1,750	$1.28	0d	6	0.91mi
5450 Normandy Acres Dr Jacksonville, FL	3.0	2.0	1080	$1,400	$1.30	92d	1	1.21mi

Property features AI

Finance

• Financial info: Association fee $115 annuallyCDD fee $1,800
• HOA & community: Homeowners association with annual feeAssociation amenities include children's pool, clubhouse, dog park, fitness center, pickleball and playgroundCDD fee applies

Exterior

• Parking: Attached garage2-car garage
• Utilities: Electricity availableSewer availableWater connectedOther utilities
• Home design: Single family residenceOne storyProperty is attached
• Construction: Concrete, fiber cement and frame constructionShingle roof
• Exterior features: PatioCommunity pool (not private)

Interior

• Kitchen: DishwasherDisposalElectric cooktopElectric rangeMicrowave
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Kitchen islandOpen floorplanPantryVaulted ceilingsWalk-in closetsOther interior features
• Laundry & utility: Unfurnished unit (no built-in washer/dryer specified)

HOA detail $10/mo · $120/yr

• Likely covers: doormansecurity

Listing history 50 events

1. 2026-09-23
   days on market $259,900 Active 161 DOM
2. 2026-09-22
   days on market $259,900 Active 160 DOM
3. 2026-09-21
   days on market $259,900 Active 159 DOM
4. 2026-09-19
   days on market $259,900 Active 157 DOM
5. 2026-09-18
   days on market $259,900 Active 156 DOM
6. 2026-09-17
   days on market $259,900 Active 155 DOM
7. 2026-09-16
   days on market $259,900 Active 154 DOM
8. 2026-09-15
   pricedays on market $259,900 Active 153 DOM
9. 2026-09-14
   days on market $269,900 Active 152 DOM
10. 2026-09-13
    days on market $269,900 Active 151 DOM
11. 2026-09-12
    days on market $269,900 Active 150 DOM
12. 2026-09-11
    days on market $269,900 Active 149 DOM
13. 2026-09-05
    days on market $269,900 Active 143 DOM
14. 2026-09-04
    pricedays on market $269,900 Active 142 DOM
15. 2026-08-31
    days on market $309,900 Active 138 DOM
16. 2026-08-29
    days on market $309,900 Active 136 DOM
17. 2026-08-28
    days on market $309,900 Active 135 DOM
18. 2026-08-27
    days on market $309,900 Active 134 DOM
19. 2026-08-25
    days on market $309,900 Active 132 DOM
20. 2026-08-24
    days on market $309,900 Active 131 DOM
21. 2026-08-23
    days on market $309,900 Active 130 DOM
22. 2026-08-22
    days on market $309,900 Active 129 DOM
23. 2026-08-21
    days on market $309,900 Active 128 DOM
24. 2026-08-20
    days on market $309,900 Active 127 DOM
25. 2026-08-19
    days on market $309,900 Active 126 DOM
26. 2026-08-18
    price $309,900 Active 125 DOM
27. 2026-08-18
    days on market $314,900 Active 125 DOM
28. 2026-08-17
    days on market $314,900 Active 124 DOM
29. 2026-08-16
    days on market $314,900 Active 123 DOM
30. 2026-08-15
    days on market $314,900 Active 122 DOM
31. 2026-08-14
    days on market $314,900 Active 121 DOM
32. 2026-08-13
    days on market $314,900 Active 120 DOM
33. 2026-08-12
    days on market $314,900 Active 119 DOM
34. 2026-08-11
    days on market $314,900 Active 118 DOM
35. 2026-08-10
    days on market $314,900 Active 117 DOM
36. 2026-08-09
    days on market $314,900 Active 116 DOM
37. 2026-08-08
    days on market $314,900 Active 115 DOM
38. 2026-08-07
    days on market $314,900 Active 114 DOM
39. 2026-08-06
    days on market $314,900 Active 113 DOM
40. 2026-08-05
    days on market $314,900 Active 112 DOM
41. 2026-08-04
    days on market $314,900 Active 111 DOM
42. 2026-08-03
    days on market $314,900 Active 110 DOM
43. 2026-07-31
    days on market $314,900 Active 107 DOM
44. 2026-07-30
    days on market $314,900 Active 106 DOM
45. 2026-07-30
    days on market $314,900 Active 105 DOM
46. 2026-07-28
    days on market $314,900 Active 104 DOM
47. 2026-07-24
    days on market $314,900 Active 100 DOM
48. 2026-07-23
    days on market $314,900 Active 99 DOM
49. 2026-07-22
    days on market $314,900 Active 98 DOM
50. 2026-07-21
    days on market $314,900 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: $28,069
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − HOA: −$120
• − Depreciation: −$7,561
• Taxable loss: −$3,859
• Est. tax savings @ 24.0%: +$926
• After-tax cash flow: $1,427/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 well-maintained, single-story home with a spacious layout and modern finishes is ready for immediate occupancy and can be easily upgraded to further enhance its value.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Resale Updating the flooring in the bathrooms — Modern flooring can improve the overall aesthetic and functionality of the bathrooms. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

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%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, Dominican Republic
• 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

• Financial info: Association fee $115 annuallyCDD fee $1,800
• HOA & community: Homeowners association with annual feeAssociation amenities include children's pool, clubhouse, dog park, fitness center, pickleball and playgroundCDD fee applies

Exterior

• Parking: Attached garage2-car garage
• Utilities: Electricity availableSewer availableWater connectedOther utilities
• Home design: Single family residenceOne storyProperty is attached
• Construction: Concrete, fiber cement and frame constructionShingle roof
• Exterior features: PatioCommunity pool (not private)

Interior

• Kitchen: DishwasherDisposalElectric cooktopElectric rangeMicrowave
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Kitchen islandOpen floorplanPantryVaulted ceilingsWalk-in closetsOther interior features
• Laundry & utility: Unfurnished unit (no built-in washer/dryer specified)

Price history

+0.0% since first listed

4 events — show timeline

• 2026-06-11 Relisted — Zillow
• 2026-06-10 Delisted — Zillow
• 2026-04-16 Listed $327,400 Zillow
• 2026-04-15 Listed $327,400 realMLS