9150 Tender Ln · Jacksonville, FL 32220

$217,542

2 bd · 2.5 ba · 1,395 sqft · Townhouse · 28 Days on market

Built 2026 Good condition 0.90 ac lot Est $211k · at est. $120/mo HOA · 6% of rent

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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).

• Cash flow +12.5/30.0
• ARV discount +6.0/15.0
• 1% rule +4.3/10.0
• Livability +4.2/5.0
• Condition / age +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Julington II is an inviting two-story interior townhome features 2 bedrooms, 2.5 baths, and a versatile loft space--perfect for a home office or additional living area. The open-concept main floor includes a spacious great room and a well-equipped kitchen with a convenient pantry, ideal for everyday living and entertaining. Upstairs, both bedrooms offer privacy, with the primary suite boasting a dual-sink vanity for added comfort. A 1-car garage adds practicality, while the smart layout provides a comfortable and low-maintenance lifestyle. * Sample photos represent the floor plan, and are not of the actual home.

Key facts

• Spacious great room
• Versatile loft space
• Convenient pantry

Tags

• TWO STORY INTERIOR TOWNHOME
• VERSATILE LOFT SPACE
• OPEN CONCEPT MAIN FLOOR
• WELL EQUIPPED KITCHEN
• CONVENIENT PANTRY
• SPACIOUS GREAT ROOM

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $120; HOA provides grounds maintenance

Exterior

• Parking: Attached garage; 1-car garage
• Security: Firewall(s)
• Utilities: Public sewer; Cable available; Electricity connected; Water connected
• Home design: Townhouse; Two levels; Property faces south; Property attached (townhome)
• Construction: Shingle roof; Frame construction with wood siding; Fiber cement and composition siding
• Exterior features: Sprinklers in front and rear; Zero lot line; City street frontage; Paved road

Interior

• Kitchen: Kitchen island; Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 2 bedrooms (one or more on the second level)
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bathroom with dual sinks (second level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floorplan; Breakfast bar; Primary bathroom with shower (no tub); Split bedrooms; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $218k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-32 ($-389/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (7.4% below list).
• Recommended offer: $201k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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); Highlands Middle School (math 31% / reading 21%, grade F, #506 of 571 statewide, top 89%, 697 students, 73% FRL); Jean Ribault High School (math 22% / reading 25%, grade F, #533 of 667 statewide, top 80%, 1,385 students, 71% FRL) — zoned schools average 67% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 28 days — a 2% lower offer ($214k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $201,390 (7.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.93% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $210,645
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9146 Tender Ln	0.09mi	2/2.5	1,395 (0%)	1mo	$210,490	$151	95
9173 Tender Ln	0.10mi	2/2.5	1,395 (0%)	2mo	$209,990	$151	94

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-37,211
• Equity at exit: $32,436

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-34,637
• Equity at exit: $18,809

Cash invested: $60,912 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,014 medium
• Mortgage (P&I): −$1,141
• Tax est. 1.5%: −$272 /mo · $3,263/yr
• Insurance: −$91
• HOA: −$120
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-32

Break-even live

Break-even rent $2,055

Max offer price $212,853

Occupancy floor 97%

Sensitivity live

Price	-10% $118	-5% $43	+0% $-32	+5% $-108	+10% $-183
Rent	-10% $-192	-5% $-112	+0% $-32	+5% $47	+10% $127
Rate	-1.0pp $77	-0.5pp $23	base $-32	+0.5pp $-89	+1.0pp $-146

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: $54,386
• Closing costs: $6,526
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4001 Haymon Ave Jacksonville, FL	3.0	2.5	1502	$2,400	$1.60	19d	1	0.12mi
3980 Bay Hawk Ct Jacksonville, FL	3.0	2.5	1492	$1,695	$1.14	13d	1	0.14mi
9113 Red Bird Ln Jacksonville, FL	3.0–5.0	2.0–3.0	2106	$2,468	$1.17	3d	2	0.14mi
9008 Gifford Dr Jacksonville, FL	2.0	2.5	1202	$1,650	$1.37	25d	1	0.23mi

HOA detail

• Monthly dues: $120 · $1,440/yr

Listing history 16 events

1. 2026-06-21
   days on market $217,542 Active 28 DOM
2. 2026-06-18
   days on market $217,542 Active 25 DOM
3. 2026-06-17
   days on market $217,542 Active 24 DOM
4. 2026-06-16
   days on market $217,542 Active 23 DOM
5. 2026-06-15
   days on market $217,542 Active 22 DOM
6. 2026-06-13
   days on market $217,542 Active 20 DOM
7. 2026-06-13
   days on market $217,542 Active 19 DOM
8. 2026-06-10
   days on market $217,542 Active 16 DOM
9. 2026-06-08
   pricedays on market $217,542 Active 15 DOM
10. 2026-06-07
    pricedays on market $216,542 Active 14 DOM
11. 2026-06-05
    days on market $215,740 Active 11 DOM
12. 2026-06-03
    days on market $215,740 Active 10 DOM
13. 2026-06-02
    days on market $215,740 Active 9 DOM
14. 2026-06-01
    days on market $215,740 Active 8 DOM
15. 2026-05-31
    days on market $215,740 Active 7 DOM
16. 2026-05-24
    listed $215,740 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $24,167
• − Mortgage interest: −$12,186
• − Property taxes: −$3,263
• − Insurance: −$1,088
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − HOA: −$1,440
• − Depreciation: −$6,328
• Taxable loss: −$4,005
• Est. tax savings @ 24.0%: +$961
• After-tax cash flow: $572/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 · 14 photos

Good 85/100 None rehab

This two-story townhome is in excellent condition with modern finishes and a low-maintenance lifestyle. It is move-in ready and would benefit from minor exterior painting and landscaping improvements to enhance its curb appeal.

Value-add opportunities

• Resale Painting the exterior siding — Enhances curb appeal and can increase the home's value.
• Resale Landscaping improvements — Enhances curb appeal and can increase the home's value.
• Rental Kitchen appliances — Modern appliances can attract renters and increase rental value.
• Both Bedroom carpet cleaning — Fresh carpet can improve the home's appearance and attract buyers/renters.
• Both Painting interior walls — Fresh paint can improve the home's appearance and attract buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Enhances curb appeal and can increase the home's value. ↑
• Resale Landscaping improvements — Enhances curb appeal and can increase the home's value. ↑
• Rental Kitchen appliances — Modern appliances can attract renters and increase rental value. ↑
• Both Bedroom carpet cleaning — Fresh carpet can improve the home's appearance and attract buyers/renters. ↑
• Both Painting interior walls — Fresh paint can improve the home's appearance and attract buyers/renters. ↑

ⓘ 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): 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

1 event — show timeline

• 2026-05-24 Listed $215,740 realMLS