634 Harrison St · Jacksonville, FL 32220

$259,900

4 bd · 2.0 ba · 2,240 sqft · Manufactured public records · 86 Days on market

Built 2005 0.60 ac lot Est $376k · 31% under

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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 +15.0/15.0
• Cash flow +13.9/30.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1 ACRE PARCEL ..PREVIOUS TRIPLE WIDE MH ON PROPERTY. ( 0 ) ZERO VALUE DUE TO PREVIOUS FIRE.. LOT READY FOR YOUR HOME OR MH WITH UTILITIES IN PLACE ... .MH STRUCTURE IS UNSAFE...UNSAFE....UNSAFE PREFER NOT TO ENTER......ENTER AT OWN RISK MH NEEDS TO BE REMOVED ....OWNER WILLING TO NEGOTIATE MH REMOVAL....... OWNER FINANCING POSSIBLE WITH AGREED UPON TERMS

Key facts

• Expansive land
• Functional layout
• Generous lot sizes

Tags

• WELL-ESTABLISHED NEIGHBORHOOD
• GENEROUS LOT SIZES
• SPACIOUS LIVING AREAS
• FUNCTIONAL LAYOUT
• EXPANSIVE LAND
• WIDE-OPEN OUTDOOR SPACE

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking
• Utilities: Electricity available
• Home design: Manufactured home
• Exterior features: Off-street parking; 0.6-acre lot

Interior

• Kitchen: Electric range
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric range

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $29 ($353/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 $223k (14.1% below list).
• Recommended offer: $223k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Zoned schools: Thomas Jefferson Elementary (math 60% / reading 55%, grade C+, #764 of 2,144 statewide, top 36%, 446 students, 57% FRL); Jean Ribault Middle School (math 28% / reading 24%, grade F, #506 of 571 statewide, top 89%, 679 students, 78% FRL); Edward H. White High School (math 31% / reading 25%, grade F, #464 of 667 statewide, top 70%, 1,538 students, 64% FRL) — zoned schools average 66% FRL vs 49% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 112 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 33% of the median local income ($82k/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 $8k 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 86 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $70k; list at $260k implies a 271% gain — meaningful room to come down on a strong offer.

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 $223,381 (14.1% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.86% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $376,320
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8878 Orme Rd	0.57mi	4/2.0	2,052 (-8%)	9mo	$158,000	$77	52
851 Cahoon Rd N	0.72mi	3/2.0 (-1)	2,092 (-7%)	2mo	$387,500	$185	49
9068 Old Plank Rd	0.64mi	4/3.0	2,536 (+13%)	21mo	$425,000	$168	26

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-40,244
• Equity at exit: $38,752

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-32,645
• Equity at exit: $22,471

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 →

ZIP-level market 32220

• Home prices YoY: -18.1%
• Active inventory: 112
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,234 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$264 /mo · $3,168/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $29

Break-even live

Break-even rent $2,197

Max offer price $259,900

Occupancy floor 94%

Sensitivity live

Price	-10% $177	-5% $103	+0% $29	+5% $-44	+10% $-118
Rent	-10% $-147	-5% $-59	+0% $29	+5% $118	+10% $206
Rate	-1.0pp $160	-0.5pp $96	base $29	+0.5pp $-38	+1.0pp $-106

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
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 Cahoon Rd N Jacksonville, FL	4.0	2.0	1670	$1,850	$1.11	16d	1	0.68mi
915 Cedar Slough Dr Jacksonville, FL	3.0	2.0	1574	$2,195	$1.39	25d	1	0.74mi
726 Sailor Grove Ln Jacksonville, FL	4.0	2.5	1554	$1,850	$1.19	4d	1	1.44mi

Listing history 11 events

1. 2026-06-03
   days on market $259,900 Active 86 DOM
2. 2026-06-02
   days on market $259,900 Active 85 DOM
3. 2026-06-01
   days on market $259,900 Active 84 DOM
4. 2026-05-31
   days on market $259,900 Active 83 DOM
5. 2026-03-09
   price $259,900
6. 2026-03-07
   listed $260,000 Active
7. 2025-11-09
   historical $1,700
8. 2025-08-12
   listed $1,700
9. 2023-01-23
   soldstatus $70,000
10. 2023-01-13
    soldstatus $70,000 Sold 359-char remark

    Show marketing remark (359 chars)

    1 ACRE PARCEL ..PREVIOUS TRIPLE WIDE MH ON PROPERTY. ( 0 ) ZERO VALUE DUE TO PREVIOUS FIRE.. LOT READY FOR YOUR HOME OR MH WITH UTILITIES IN PLACE ... .MH STRUCTURE IS UNSAFE...UNSAFE....UNSAFE PREFER NOT TO ENTER......ENTER AT OWN RISK MH NEEDS TO BE REMOVED ....OWNER WILLING TO NEGOTIATE MH REMOVAL....... OWNER FINANCING POSSIBLE WITH AGREED UPON TERMS

11. 2022-12-09
    listed $99,000 Active 359-char remark

    Show marketing remark (359 chars)

    1 ACRE PARCEL ..PREVIOUS TRIPLE WIDE MH ON PROPERTY. ( 0 ) ZERO VALUE DUE TO PREVIOUS FIRE.. LOT READY FOR YOUR HOME OR MH WITH UTILITIES IN PLACE ... .MH STRUCTURE IS UNSAFE...UNSAFE....UNSAFE PREFER NOT TO ENTER......ENTER AT OWN RISK MH NEEDS TO BE REMOVED ....OWNER WILLING TO NEGOTIATE MH REMOVAL....... OWNER FINANCING POSSIBLE WITH AGREED UPON TERMS

ⓘ 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: $3,168 · $264/mo
• Projected year-2 tax: $3,168 · $264/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 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 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,806
• − Mortgage interest: −$14,558
• − Property taxes: −$3,168
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − Depreciation: −$7,561
• Taxable loss: −$4,070
• Est. tax savings @ 24.0%: +$977
• After-tax cash flow: $1,330/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): 12,298
• Household income: $81,792
• Rent vs Own: 13.7% rent · 86.3% own
• Severe rent burden: 177.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Black 19% Hispanic / Latino 11% Two or more races 11% Asian 5%
• Hispanic origin (detail): Cuban 7%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 8% · Canada
• Languages at home: 95% English-only · Spanish 4% Arabic 1%

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: ▼ -64.90%
• Current HPI: 293.7943
• 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

+162.5% since first listed

7 events — show timeline

• 2026-03-09 Price Changed $259,900 realMLS
• 2026-03-07 Listed $260,000 realMLS
• 2025-11-09 Rental Removed $1,700 NEFLMLS
• 2025-08-12 Listed for Rent $1,700 NEFLMLS
• 2023-01-23 Sold (Public Records) $70,000 Public Records
• 2023-01-13 Sold (MLS) $70,000 realMLS
• 2022-12-09 Listed $99,000 realMLS

Property tax history

+2.0%/yr

Latest (2025): $3,168 · +8.3% YoY. Source: county tax records.