9780 Lemon Grass Ln · Jacksonville, FL 32219

$200,000

3 bd · 2.0 ba · 2,126 sqft · SingleFamily public records · 53 Days on market

Built 2020 6,534 sqft lot Est $357k · 44% under $78/mo HOA · 3% of rent ↓ 21% since listing

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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).

• Cash flow +18.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.3/10.0
• DSCR +5.8/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPEN HOUSE 11/19 @ 1pm - 4pm **BACK ON THE MARKET*** Welcome to this beautiful Charle floor plan Home by Lennar Located in Highland Chase. The Layout of this Home is a must see. The Great Room, kitchen and nook are situated among a convenient open floor plan that offers seamless transition between spaces. A covered lanai is ideal for entertaining guests, while a study in the front of the home offers flexibility and privacy. A versatile retreat could be used as a bonus room for the kids or a home office. Features include Kitchen w/Quartz counter tops, 42'' cabinets, Frigidaire stainless steel appliances, washer & dryer, ceramic wood tile in wet & main areas (living/dining/halls), sprinkler system, and pavered driveway.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 2020

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• Market conditions: Rents soft (-0.2%/yr); 546 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 38% of the median local income ($72k/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 $1k of loan paydown is wiped out by about $6k 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 53 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $357,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9644 Lovage Ln	0.20mi	4/3.0 (+1)	2,297 (+8%)	1mo	$385,000	$168	67
7398 Everett Forest Dr	0.47mi	4/3.0 (+1)	2,193 (+3%)	0mo	$343,990	$157	64
7414 Everett Forest Dr	0.48mi	4/3.0 (+1)	2,193 (+3%)	1mo	$354,990	$162	62
9711 Cypress Meadows Rd	0.55mi	4/2.5 (+1)	2,168 (+2%)	2mo	$329,990	$152	62
9739 Cypress Meadows Rd	0.56mi	4/2.5 (+1)	2,168 (+2%)	2mo	$329,990	$152	62
7426 Everett Forest Dr	0.50mi	4/3.0 (+1)	2,193 (+3%)	3mo	$349,990	$160	60
7434 Everett Forest Dr	0.51mi	4/3.0 (+1)	2,193 (+3%)	3mo	$343,990	$157	59
7410 Everett Forest Dr	0.48mi	4/2.0 (+1)	1,817 (-14%)	1mo	$325,990	$179	48
7422 Everett Forest Dr	0.49mi	4/3.0 (+1)	1,842 (-13%)	1mo	$327,990	$178	45
7369 Carson View Ln	0.55mi	4/2.0 (+1)	1,817 (-14%)	2mo	$324,990	$179	44
7425 Everett Forest Dr	0.53mi	4/3.0 (+1)	1,842 (-13%)	2mo	$334,990	$182	42
7433 Everett Forest Dr	0.54mi	4/3.0 (+1)	1,842 (-13%)	3mo	$336,990	$183	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.52×
• Total profit: $-27,035
• Equity at exit: $29,821

10-year hold

• IRR: -11.8%
• Equity multiple: 0.41×
• Total profit: $-33,225
• Equity at exit: $17,292

Cash invested: $56,000 (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 32219

• Home prices YoY: -22.3%
• Rents YoY: -0.2%
• Active inventory: 546
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,260 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$390 /mo · $4,677/yr
• Insurance: −$83
• HOA: −$78
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $186

Break-even live

Break-even rent $2,025

Max offer price $200,000

Occupancy floor 87%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9762 Lemon Grass Ln Jacksonville, FL	4.0	2.5	2358	$2,339	$0.99	1d	1	0.04mi
9626 Lemon Grass Ln Jacksonville, FL	4.0	3.0	2006	$2,200	$1.10	7d	1	0.13mi
9504 Lovage Ln Jacksonville, FL	3.0	2.0	1737	$2,345	$1.35	10d	1	0.16mi
7219 Calamint Ave Jacksonville, FL	4.0	2.0	2286	$2,400	$1.05	14d	1	0.39mi
7552 Chervil St Jacksonville, FL	3.0	2.0	2124	$1,995	$0.94	1d	1	0.40mi
9301 English Ivy Ct Jacksonville, FL	4.0	2.0	1526	$1,875	$1.23	23d	1	0.69mi
9797 Giada Dr Jacksonville, FL	4.0	2.0	2286	$2,500	$1.09	23d	1	0.78mi
8175 Golden Bamboo Dr Jacksonville, FL	4.0	2.0	1760	$2,055	$1.17	11d	1	0.82mi
9719 Giada Dr Jacksonville, FL	3.0	2.0	2126	$2,000	$0.94	3d	1	0.86mi
5735 Wandering Trl Jacksonville, FL	3.0	2.0	1407	$1,500	$1.07	4d	1	1.33mi

HOA detail

• Monthly dues: $78 · $936/yr

Listing history 16 events

1. 2025-12-19
   status Pending
2. 2025-12-08
   price $200,000
3. 2025-10-27
   listed $230,000 Active
4. 2023-02-06
   historical 739-char remark

   Show marketing remark (739 chars)

   OPEN HOUSE 11/19 @ 1pm - 4pm **BACK ON THE MARKET*** Welcome to this beautiful Charle floor plan Home by Lennar Located in Highland Chase. The Layout of this Home is a must see. The Great Room, kitchen and nook are situated among a convenient open floor plan that offers seamless transition between spaces. A covered lanai is ideal for entertaining guests, while a study in the front of the home offers flexibility and privacy. A versatile retreat could be used as a bonus room for the kids or a home office. Features include Kitchen w/Quartz counter tops, 42'' cabinets, Frigidaire stainless steel appliances, washer & dryer, ceramic wood tile in wet & main areas (living/dining/halls), sprinkler system, and pavered driveway.

5. 2022-11-14
   status Active 739-char remark

   Show marketing remark (739 chars)

   OPEN HOUSE 11/19 @ 1pm - 4pm **BACK ON THE MARKET*** Welcome to this beautiful Charle floor plan Home by Lennar Located in Highland Chase. The Layout of this Home is a must see. The Great Room, kitchen and nook are situated among a convenient open floor plan that offers seamless transition between spaces. A covered lanai is ideal for entertaining guests, while a study in the front of the home offers flexibility and privacy. A versatile retreat could be used as a bonus room for the kids or a home office. Features include Kitchen w/Quartz counter tops, 42'' cabinets, Frigidaire stainless steel appliances, washer & dryer, ceramic wood tile in wet & main areas (living/dining/halls), sprinkler system, and pavered driveway.

6. 2022-09-26
   status Pending 739-char remark

   Show marketing remark (739 chars)

   OPEN HOUSE 11/19 @ 1pm - 4pm **BACK ON THE MARKET*** Welcome to this beautiful Charle floor plan Home by Lennar Located in Highland Chase. The Layout of this Home is a must see. The Great Room, kitchen and nook are situated among a convenient open floor plan that offers seamless transition between spaces. A covered lanai is ideal for entertaining guests, while a study in the front of the home offers flexibility and privacy. A versatile retreat could be used as a bonus room for the kids or a home office. Features include Kitchen w/Quartz counter tops, 42'' cabinets, Frigidaire stainless steel appliances, washer & dryer, ceramic wood tile in wet & main areas (living/dining/halls), sprinkler system, and pavered driveway.

7. 2022-09-20
   price $344,900 739-char remark

   Show marketing remark (739 chars)

   OPEN HOUSE 11/19 @ 1pm - 4pm **BACK ON THE MARKET*** Welcome to this beautiful Charle floor plan Home by Lennar Located in Highland Chase. The Layout of this Home is a must see. The Great Room, kitchen and nook are situated among a convenient open floor plan that offers seamless transition between spaces. A covered lanai is ideal for entertaining guests, while a study in the front of the home offers flexibility and privacy. A versatile retreat could be used as a bonus room for the kids or a home office. Features include Kitchen w/Quartz counter tops, 42'' cabinets, Frigidaire stainless steel appliances, washer & dryer, ceramic wood tile in wet & main areas (living/dining/halls), sprinkler system, and pavered driveway.

8. 2022-09-10
   status Active 739-char remark

   Show marketing remark (739 chars)

   OPEN HOUSE 11/19 @ 1pm - 4pm **BACK ON THE MARKET*** Welcome to this beautiful Charle floor plan Home by Lennar Located in Highland Chase. The Layout of this Home is a must see. The Great Room, kitchen and nook are situated among a convenient open floor plan that offers seamless transition between spaces. A covered lanai is ideal for entertaining guests, while a study in the front of the home offers flexibility and privacy. A versatile retreat could be used as a bonus room for the kids or a home office. Features include Kitchen w/Quartz counter tops, 42'' cabinets, Frigidaire stainless steel appliances, washer & dryer, ceramic wood tile in wet & main areas (living/dining/halls), sprinkler system, and pavered driveway.

9. 2022-08-31
   historical 739-char remark

   Show marketing remark (739 chars)

   OPEN HOUSE 11/19 @ 1pm - 4pm **BACK ON THE MARKET*** Welcome to this beautiful Charle floor plan Home by Lennar Located in Highland Chase. The Layout of this Home is a must see. The Great Room, kitchen and nook are situated among a convenient open floor plan that offers seamless transition between spaces. A covered lanai is ideal for entertaining guests, while a study in the front of the home offers flexibility and privacy. A versatile retreat could be used as a bonus room for the kids or a home office. Features include Kitchen w/Quartz counter tops, 42'' cabinets, Frigidaire stainless steel appliances, washer & dryer, ceramic wood tile in wet & main areas (living/dining/halls), sprinkler system, and pavered driveway.

10. 2022-08-23
    listed $355,999 Active 739-char remark

    Show marketing remark (739 chars)

    OPEN HOUSE 11/19 @ 1pm - 4pm **BACK ON THE MARKET*** Welcome to this beautiful Charle floor plan Home by Lennar Located in Highland Chase. The Layout of this Home is a must see. The Great Room, kitchen and nook are situated among a convenient open floor plan that offers seamless transition between spaces. A covered lanai is ideal for entertaining guests, while a study in the front of the home offers flexibility and privacy. A versatile retreat could be used as a bonus room for the kids or a home office. Features include Kitchen w/Quartz counter tops, 42'' cabinets, Frigidaire stainless steel appliances, washer & dryer, ceramic wood tile in wet & main areas (living/dining/halls), sprinkler system, and pavered driveway.

11. 2020-09-25
    soldstatus $253,985 Sold 611-char remark

    Show marketing remark (611 chars)

    Ready in SEPTEMBER!! Lennar Homes, Charle floor plan, 3 Bed, 2 Bath with retreat and two car garage. Everything's features: Kitchen w/Quartz counter tops, 42'' cabinets. Frigidaire stainless steel appliances (range, dishwasher, microwave, and refrigerator), washer & dryer, ceramic wood tile in wet & main areas (living/dining/halls), tankless water heater, pre-wired security system, Amazon™ Home Automation, paver & screened lanai, window blinds throughout, sprinkler system, and pavered driveway. 1 year builder warranty, dedicated customer service program and 24-hour emergency service.

12. 2020-07-01
    status Pending 611-char remark

    Show marketing remark (611 chars)

    Ready in SEPTEMBER!! Lennar Homes, Charle floor plan, 3 Bed, 2 Bath with retreat and two car garage. Everything's features: Kitchen w/Quartz counter tops, 42'' cabinets. Frigidaire stainless steel appliances (range, dishwasher, microwave, and refrigerator), washer & dryer, ceramic wood tile in wet & main areas (living/dining/halls), tankless water heater, pre-wired security system, Amazon™ Home Automation, paver & screened lanai, window blinds throughout, sprinkler system, and pavered driveway. 1 year builder warranty, dedicated customer service program and 24-hour emergency service.

13. 2020-06-16
    status Active 611-char remark

    Show marketing remark (611 chars)

    Ready in SEPTEMBER!! Lennar Homes, Charle floor plan, 3 Bed, 2 Bath with retreat and two car garage. Everything's features: Kitchen w/Quartz counter tops, 42'' cabinets. Frigidaire stainless steel appliances (range, dishwasher, microwave, and refrigerator), washer & dryer, ceramic wood tile in wet & main areas (living/dining/halls), tankless water heater, pre-wired security system, Amazon™ Home Automation, paver & screened lanai, window blinds throughout, sprinkler system, and pavered driveway. 1 year builder warranty, dedicated customer service program and 24-hour emergency service.

14. 2020-06-11
    historical 611-char remark

    Show marketing remark (611 chars)

    Ready in SEPTEMBER!! Lennar Homes, Charle floor plan, 3 Bed, 2 Bath with retreat and two car garage. Everything's features: Kitchen w/Quartz counter tops, 42'' cabinets. Frigidaire stainless steel appliances (range, dishwasher, microwave, and refrigerator), washer & dryer, ceramic wood tile in wet & main areas (living/dining/halls), tankless water heater, pre-wired security system, Amazon™ Home Automation, paver & screened lanai, window blinds throughout, sprinkler system, and pavered driveway. 1 year builder warranty, dedicated customer service program and 24-hour emergency service.

15. 2020-06-01
    price $253,985 611-char remark

    Show marketing remark (611 chars)

    Ready in SEPTEMBER!! Lennar Homes, Charle floor plan, 3 Bed, 2 Bath with retreat and two car garage. Everything's features: Kitchen w/Quartz counter tops, 42'' cabinets. Frigidaire stainless steel appliances (range, dishwasher, microwave, and refrigerator), washer & dryer, ceramic wood tile in wet & main areas (living/dining/halls), tankless water heater, pre-wired security system, Amazon™ Home Automation, paver & screened lanai, window blinds throughout, sprinkler system, and pavered driveway. 1 year builder warranty, dedicated customer service program and 24-hour emergency service.

16. 2020-05-20
    listed $252,485 Active 611-char remark

    Show marketing remark (611 chars)

    Ready in SEPTEMBER!! Lennar Homes, Charle floor plan, 3 Bed, 2 Bath with retreat and two car garage. Everything's features: Kitchen w/Quartz counter tops, 42'' cabinets. Frigidaire stainless steel appliances (range, dishwasher, microwave, and refrigerator), washer & dryer, ceramic wood tile in wet & main areas (living/dining/halls), tankless water heater, pre-wired security system, Amazon™ Home Automation, paver & screened lanai, window blinds throughout, sprinkler system, and pavered driveway. 1 year builder warranty, dedicated customer service program and 24-hour emergency service.

ⓘ 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: $4,677 · $390/mo
• Projected year-2 tax: $4,677 · $390/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,124
• − Mortgage interest: −$11,203
• − Property taxes: −$4,677
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,170
• − Management: −$2,170
• − HOA: −$936
• − Depreciation: −$5,818
• Taxable loss: −$850
• Est. tax savings @ 24.0%: +$204
• After-tax cash flow: $2,433/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): 14,302
• Household income: $72,184
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 173.0

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: Majority Black (55%)
• Race & ethnicity: Black 55% White 39% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 2% Romanian 1% Hispanic 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 0%

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: ▼ -75.90%
• Current HPI: 263.8901
• Rent YoY: ▼ -0.25%
• 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

-20.8% since first listed

16 events — show timeline

• 2025-12-19 Pending — realMLS
• 2025-12-08 Price Changed $200,000 realMLS
• 2025-10-27 Listed $230,000 realMLS
• 2023-02-06 Listing Removed — realMLS
• 2022-11-14 Relisted — realMLS
• 2022-09-26 Pending — realMLS
• 2022-09-20 Price Changed $344,900 realMLS
• 2022-09-10 Relisted — realMLS
• 2022-08-31 Listing Removed — realMLS
• 2022-08-23 Listed $355,999 realMLS
• 2020-09-25 Sold (MLS) $253,985 realMLS
• 2020-07-01 Pending — realMLS
• 2020-06-16 Relisted — realMLS
• 2020-06-11 Listing Removed — realMLS
• 2020-06-01 Price Changed $253,985 realMLS
• 2020-05-20 Listed $252,485 realMLS

Property tax history

+59.2%/yr

Latest (2025): $4,677 · +2.8% YoY. Source: county tax records.