Berkeley+ Plan · Jacksonville, FL 32234

$299,900

3 bd · 2.0 ba · 1,646 sqft · SingleFamily · 58 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 +6.3/30.0
• Appreciation +5.2/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0

Listing remarks

The Berkeley+ floor plan features 1,647 square feet of thoughtfully designed living space, perfectly suited for first time homebuyers or those looking to downsize while maintaining comfort and style. This home features three spacious bedrooms and two full bathrooms, offering ample room for families, guests, or a home office. The open-concept design creates a bright and inviting atmosphere, with plenty of windows and a vaulted ceiling in the main living areas, seamlessly connecting the kitchen, dining, and living areas great for easy entertaining and everyday living. The kitchen provides generous counter space, plenty of storage, and a practical layout.

Key facts

• 2 garage spots
• Listed 57 days

🏗️ New construction. The $299,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $323,305.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-574 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (29.9% below list).
• Recommended offer: $210k (29.9% 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: 295 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).

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 58 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Recommended offer $210,115 (29.9% 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 58 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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: 0.65% ✗
• Cap rate: 4.16%
• Cash-on-cash: -7.61%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

• ARV (median comp): $323,305
• List price: $299,900
• Delta: -7.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14266 Tack Room Rd	0.03mi	3/2.0	1,618 (-2%)	0mo	$350,785	$217	96
14254 Tack Room Rd	0.11mi	4/2.0 (+1)	1,774 (+8%)	0mo	$349,000	$197	77
14361 Firebird Dr	0.50mi	3/2.0	1,711 (+4%)	0mo	$319,000	$186	70
14346 Creekbluff Way	0.45mi	3/2.0	1,711 (+4%)	10mo	$321,500	$188	64
14335 Creekbluff Way	0.45mi	3/2.0	1,711 (+4%)	13mo	$345,000	$202	62
5173 Bellbrooke Pkwy	0.34mi	3/2.0	1,541 (-6%)	15mo	$298,496	$194	61
5110 Conference Dr	0.60mi	4/2.0 (+1)	1,707 (+4%)	3mo	$303,990	$178	59
14376 Creekbluff Way	0.47mi	4/2.0 (+1)	1,797 (+9%)	7mo	$310,000	$173	52
14328 Creekbluff Way	0.48mi	4/2.0 (+1)	1,797 (+9%)	9mo	$316,990	$176	50
14341 Creekbluff Way	0.45mi	4/2.0 (+1)	1,797 (+9%)	14mo	$319,990	$178	48

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: -8.9%
• Equity multiple: 0.57×
• Total profit: $-39,106
• Equity at exit: $101,221

10-year hold

• IRR: -3.0%
• Equity multiple: 0.66×
• Total profit: $-30,664
• Equity at exit: $127,699

Cash invested: $90,525 (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: 24 active · 15 under contract
• Months of supply: 28.8 mo (3%/mo absorbed)
• Median asking: $303,445 ($194/sqft)
• Median days on market: 115 d
• This list price: 46% of active listings are priced below it
• ARV vs active asking: +1.2% 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: 295
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,101 medium
• Mortgage (P&I): −$1,695
• Tax est. 1.5%: −$404 /mo · $4,850/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-574

Break-even live

Break-even rent $2,828

Max offer price $240,191

Occupancy floor —

Sensitivity live

Price	-10% $-351	-5% $-463	+0% $-574	+5% $-686	+10% $-798
Rent	-10% $-740	-5% $-657	+0% $-574	+5% $-491	+10% $-408
Rate	-1.0pp $-412	-0.5pp $-492	base $-574	+0.5pp $-658	+1.0pp $-743

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: $80,826
• Closing costs: $9,699
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3037 John Hancock Ct Jacksonville, FL	2.0–4.0	2.0–2.5	1394	$1,725	$1.24	11d	4	0.66mi
5450 Normandy Acres Dr Jacksonville, FL	3.0	2.0	1080	$1,400	$1.30	46d	1	1.17mi

Property features AI

Finance

• Other: Listed as ActiveList price $299,900Address: 5445 Racehorse Blvd, Jacksonville FL 32234

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (Berkeley+)New construction plan
• Exterior features: Living area approximately 1,646

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan model home (Berkeley+)

Listing history 46 events

1. 2026-08-08
   days on market $299,900 Active 58 DOM
2. 2026-08-07
   days on market $299,900 Active 57 DOM
3. 2026-08-06
   days on market $299,900 Active 56 DOM
4. 2026-08-05
   days on market $299,900 Active 55 DOM
5. 2026-08-04
   days on market $299,900 Active 54 DOM
6. 2026-08-03
   days on market $299,900 Active 53 DOM
7. 2026-07-31
   days on market $299,900 Active 50 DOM
8. 2026-07-30
   days on market $299,900 Active 49 DOM
9. 2026-07-30
   days on market $299,900 Active 48 DOM
10. 2026-07-28
    days on market $299,900 Active 47 DOM
11. 2026-07-24
    days on market $299,900 Active 43 DOM
12. 2026-07-23
    days on market $299,900 Active 42 DOM
13. 2026-07-22
    days on market $299,900 Active 41 DOM
14. 2026-07-21
    days on market $299,900 Active 40 DOM
15. 2026-07-18
    days on market $299,900 Active 37 DOM
16. 2026-07-18
    days on market $299,900 Active 36 DOM
17. 2026-07-16
    days on market $299,900 Active 35 DOM
18. 2026-07-15
    days on market $299,900 Active 34 DOM
19. 2026-07-14
    days on market $299,900 Active 33 DOM
20. 2026-07-13
    days on market $299,900 Active 32 DOM
21. 2026-07-13
    days on market $299,900 Active 31 DOM
22. 2026-07-11
    days on market $299,900 Active 30 DOM
23. 2026-07-10
    days on market $299,900 Active 29 DOM
24. 2026-07-09
    days on market $299,900 Active 28 DOM
25. 2026-07-07
    days on market $299,900 Active 26 DOM
26. 2026-07-06
    days on market $299,900 Active 25 DOM
27. 2026-07-05
    days on market $299,900 Active 24 DOM
28. 2026-07-03
    days on market $299,900 Active 22 DOM
29. 2026-07-02
    days on market $299,900 Active 21 DOM
30. 2026-07-01
    days on market $299,900 Active 20 DOM
31. 2026-06-30
    days on market $299,900 Active 19 DOM
32. 2026-06-29
    days on market $299,900 Active 18 DOM
33. 2026-06-28
    days on market $299,900 Active 17 DOM
34. 2026-06-27
    days on market $299,900 Active 16 DOM
35. 2026-06-22
    days on market $299,900 Active 11 DOM
36. 2026-06-21
    days on market $299,900 Active 10 DOM
37. 2026-06-18
    days on market $299,900 Active 7 DOM
38. 2026-06-17
    days on market $299,900 Active 6 DOM
39. 2026-06-16
    days on market $299,900 Active 5 DOM
40. 2026-06-15
    days on marketlisting id $299,900 Active 4 DOM
41. 2026-06-10
    days on market $299,900 Active 54 DOM
42. 2026-06-08
    days on market $299,900 Active 53 DOM
43. 2026-06-03
    days on market $299,900 Active 48 DOM
44. 2026-06-02
    days on market $299,900 Active 47 DOM
45. 2026-06-01
    days on market $299,900 Active 46 DOM
46. 2026-05-31
    days on market $299,900 Active 45 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: $25,214
• − Mortgage interest: −$18,110
• − Property taxes: −$4,850
• − Insurance: −$1,617
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$9,405
• Taxable loss: −$12,802
• Est. tax savings @ 24.0%: +$3,072
• After-tax cash flow: $-3,820/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 home is in excellent condition with a good condition score of 80. It is move-in ready and has a good curb appeal. The highest-ROI updates would be to paint the exterior, update the kitchen backsplash, and add smart home features to the HVAC system.

Value-add opportunities

• Resale Painting the exterior siding to a more vibrant color — A fresh coat of paint can enhance curb appeal and make the home stand out. ↑
• Resale Updating the kitchen backsplash with a more modern design — A new backsplash can refresh the kitchen and add value. ↑
• Rental Adding smart home features to the HVAC system — Smart thermostats can improve energy efficiency and attract tech-savvy renters. ↑
• Resale Upgrading the flooring in the bathrooms to a more durable material — Durable flooring in bathrooms can reduce maintenance and appeal to potential buyers. ↑
• Both Adding a smart lock system to the front door — A smart lock can enhance security and convenience for both buyers and renters. ↑
• Rental Installing a smart thermostat in the HVAC system — Smart thermostats can improve energy efficiency and attract tech-savvy renters. ↑

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Mamie Agnes Jones Elementary School C- FL #990/2,144 Nat'l #11,263/41,679 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

• Other: Listed as ActiveList price $299,900Address: 5445 Racehorse Blvd, Jacksonville FL 32234

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (Berkeley+)New construction plan
• Exterior features: Living area approximately 1,646

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan model home (Berkeley+)