7611 Mc Cowan Dr · Jacksonville, FL 32244

$197,980

3 bd · 2.0 ba · 1,196 sqft · Manufactured public records · 165 Days on market

Built 2004 5,227 sqft lot Est $177k · 12% over

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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 +13.3/30.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• 1% rule +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Duclay Forest properties like this are limited. The rear has a water front. Very private. Some renovations are needed to make this overall nicely kept existing mobile home habitable. Hvac system needs replacement etc. Condition reflected in the asking price.. Excellent value expecting multiple offers. Newrez LLC offers exceptional financing for Renovation loans and incentives.. This may be a good fit. Seller requests all financing get pre qualified via Newrez See Documents. Agents please see private remarks.

Key facts

• Pond to wood views
• Completely renovated
• 5,227 sq ft lot

Tags

• COMPLETELY RENOVATED
• FULLY EQUIPPED KITCHEN
• WOOD-BURNING FIREPLACE
• NEW PRIVACY BACK FENCE
• POND TO WOOD VIEWS

Property features AI

Finance

• Other: Accessible approach with ramp; Unfurnished
• HOA & community: Sidewalks; not a senior community

Exterior

• Parking: Attached carport (1 space)
• Utilities: Public sewer; Sewer connected; Water connected
• Home design: Double wide mobile home; One level; Faces west; Residential use
• Construction: Vinyl siding; Shingle roof
• Exterior features: Front porch; Patio; Chain link, full, and wood fencing; Pond on property

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Ceiling fans; Entrance foyer; Primary bathroom with shower (no tub); Wood-burning fireplace (1 total)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $198k.

Deal economics

• At list price, monthly cash flow is $-66 ($-790/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (14.8% below list).
• Recommended offer: $169k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 rising (+2.2%/yr); 349 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 33% of the median local income ($62k/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 165 days — a 12% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 21y ago; this cycle's ask has dropped $37k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $198k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,659 (14.8% 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 165 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $177,008
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7611 McCowan Dr	0.00mi	3/2.0	1,196 (0%)	14mo	$80,000	$67	88
5826 Jason Dr	0.07mi	3/2.0	1,152 (-4%)	22mo	$170,000	$148	72

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 · 2.25% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-37,492
• Equity at exit: $29,519

10-year hold

• IRR: -13.8%
• Equity multiple: 0.22×
• Total profit: $-42,972
• Equity at exit: $17,118

Cash invested: $55,434 (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 32244

• Home prices YoY: -17.8%
• Rents YoY: 2.2%
• Active inventory: 349
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,687 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$211 /mo · $2,532/yr
• Insurance: −$82
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-66

Break-even live

Break-even rent $1,770

Max offer price $186,355

Occupancy floor 99%

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: $49,495
• Closing costs: $5,939
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6024 Du Clay Rd Jacksonville, FL	2.0	2.5	1278	$1,400	$1.10	2d	1	0.37mi
6028 Du Clay Rd Jacksonville, FL	2.0	3.0	1308	$1,500	$1.15	24d	1	0.37mi
7350 Blanding Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	872	$1,637	$1.88	2d	23	0.42mi
5900 Townsend Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1177	$1,699	$1.44	3d	12	0.50mi
7557 Cliff Cottage Dr Jacksonville, FL	3.0	2.0	1480	$1,875	$1.27	24d	1	0.50mi
7610 Blanding Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	880	$1,300	$1.48	15d	1	0.51mi
6880 Skaff Ave Jacksonville, FL	2.0	2.0	940	$1,285	$1.37	24d	1	0.73mi
6985 Ortega Woods Dr Unit 8 Jacksonville, FL	3.0	2.0	1157	$1,350	$1.17	2d	1	0.76mi
6915 Ortega Woods Dr Unit 11 Jacksonville, FL	2.0	2.0	940	$1,150	$1.22	20d	1	0.78mi
6371 Collins Rd Jacksonville, FL	3.0	1.0–2.0	1010	$1,981	$1.96	2d	40	0.79mi
8218 Halls Hammock Ct Jacksonville, FL	3.0	2.5	1364	$1,650	$1.21	24d	1	0.80mi
8224 Halls Hammock Ct Jacksonville, FL	3.0	2.5	1364	$1,750	$1.28	24d	1	0.81mi
8155 Pineverde Ln Jacksonville, FL	3.0	2.0	1426	$1,985	$1.39	16d	1	0.93mi
5620 Collins Rd Jacksonville, FL	1.0–3.0	1.0–2.0	936	$1,150	$1.23	17d	1	0.96mi
8326 Windypine Ln Jacksonville, FL	2.0	2.0	1225	$1,325	$1.08	24d	1	0.97mi
7565 Westland Oaks Dr Jacksonville, FL	3.0	2.0	1317	$2,000	$1.52	15d	1	0.99mi
6500 Lake Gray Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	972	$1,819	$1.87	2d	9	1.01mi
8271 Pineverde Ln Jacksonville, FL	2.0	2.0	1182	$1,496	$1.27	4d	1	1.01mi
7052 Jammes Rd Jacksonville, FL	3.0	2.0	990	$1,910	$1.93	24d	1	1.10mi
5524 Greatpine Ln N Jacksonville, FL	3.0	2.0	1450	$1,500	$1.03	16d	1	1.19mi
5539 Pinebay Cir N Jacksonville, FL	2.0	2.0	1210	$1,350	$1.12	20d	1	1.19mi
7740 Plantation Bay Dr Jacksonville, FL	1.0–3.0	1.0–2.0	927	$1,776	$1.92	3d	17	1.19mi
5260 Collins Rd Jacksonville, FL	3.0	2.5	1443	$1,575	$1.09	15d	2	1.25mi
5557 Greatpine Ln S Jacksonville, FL	2.0	2.0	1210	$1,495	$1.24	21d	1	1.27mi
5553 Greatpine Ln S Jacksonville, FL	2.0	2.0	1210	$1,495	$1.24	13d	1	1.27mi
5258 Collins Preserve Ln Jacksonville, FL	1.0–3.0	1.0–2.0	1002	$2,129	$2.12	3d	49	1.31mi
8500 Argyle Business Loop Jacksonville, FL	1.0–3.0	1.0–2.0	921	$1,475	$1.60	24d	1	1.32mi
8064 Honeysuckle Ln Jacksonville, FL	3.0	2.0	1279	$1,955	$1.53	2d	1	1.32mi
8550 Argyle Business Loop Jacksonville, FL	3.0	2.5	1486	$1,675	$1.13	14d	1	1.45mi
8550 Argyle Business Loop Jacksonville, FL	2.0–3.0	2.5–3.0	1331	$1,675	$1.26	2d	2	1.46mi
8550 Argyle Business Loop Jacksonville, FL	3.0	2.5	1486	$1,735	$1.17	16d	3	1.46mi
6105 Maggies Cir #115 Jacksonville, FL	3.0	2.0	1335	$1,425	$1.07	2d	1	1.49mi
6105 Maggies Cir Jacksonville, FL	2.0–3.0	2.0	1121	$1,445	$1.29	17d	2	1.49mi

Listing history 43 events

1. 2026-06-03
   days on market $197,980 Active 165 DOM
2. 2026-06-02
   days on market $197,980 Active 164 DOM
3. 2026-06-01
   days on market $197,980 Active 163 DOM
4. 2026-05-31
   days on market $197,980 Active 162 DOM
5. 2026-05-18
   price $199,980
6. 2026-05-14
   status Active
7. 2026-05-13
   historical
8. 2026-05-08
   price $204,900
9. 2026-05-01
   status Active
10. 2026-05-01
    price $209,900
11. 2026-04-27
    historical
12. 2026-04-25
    price $214,900
13. 2026-04-15
    status Active
14. 2026-04-14
    historical
15. 2026-03-31
    price $219,980
16. 2026-03-16
    status Active
17. 2026-03-13
    historical
18. 2026-03-10
    price $223,900
19. 2026-02-25
    status Active
20. 2026-02-24
    historical
21. 2026-02-15
    price $224,500
22. 2026-01-24
    price $225,000
23. 2026-01-06
    price $229,000
24. 2025-12-12
    listed $235,000 Active
25. 2025-04-26
    soldstatus $80,000
26. 2025-04-16
    soldstatus $80,000 Closed 527-char remark

    Show marketing remark (527 chars)

    Duclay Forest properties like this are limited. The rear has a water front. Very private. Some renovations are needed to make this overall nicely kept existing mobile home habitable. Hvac system needs replacement etc. Condition reflected in the asking price.. Excellent value expecting multiple offers. Newrez LLC offers exceptional financing for Renovation loans and incentives.. This may be a good fit. Seller requests all financing get pre qualified via Newrez See Documents. Agents please see private remarks.

27. 2025-03-24
    status Pending 527-char remark

    Show marketing remark (527 chars)

    Duclay Forest properties like this are limited. The rear has a water front. Very private. Some renovations are needed to make this overall nicely kept existing mobile home habitable. Hvac system needs replacement etc. Condition reflected in the asking price.. Excellent value expecting multiple offers. Newrez LLC offers exceptional financing for Renovation loans and incentives.. This may be a good fit. Seller requests all financing get pre qualified via Newrez See Documents. Agents please see private remarks.

28. 2025-03-20
    historical Active Under Contract 527-char remark

    Show marketing remark (527 chars)

    Duclay Forest properties like this are limited. The rear has a water front. Very private. Some renovations are needed to make this overall nicely kept existing mobile home habitable. Hvac system needs replacement etc. Condition reflected in the asking price.. Excellent value expecting multiple offers. Newrez LLC offers exceptional financing for Renovation loans and incentives.. This may be a good fit. Seller requests all financing get pre qualified via Newrez See Documents. Agents please see private remarks.

29. 2025-02-28
    listed $89,900 Active 527-char remark

    Show marketing remark (527 chars)

    Duclay Forest properties like this are limited. The rear has a water front. Very private. Some renovations are needed to make this overall nicely kept existing mobile home habitable. Hvac system needs replacement etc. Condition reflected in the asking price.. Excellent value expecting multiple offers. Newrez LLC offers exceptional financing for Renovation loans and incentives.. This may be a good fit. Seller requests all financing get pre qualified via Newrez See Documents. Agents please see private remarks.

30. 2020-06-24
    historical 193-char remark

    Show marketing remark (193 chars)

    Beautiful starter or family home in a great location right of Blanding. 3 bedroom, 2 bath with den has new stove, refrigerator, washer & dryer. Home is well maintained, call to see today!

31. 2020-04-13
    listed $109,900 Active 193-char remark

    Show marketing remark (193 chars)

    Beautiful starter or family home in a great location right of Blanding. 3 bedroom, 2 bath with den has new stove, refrigerator, washer & dryer. Home is well maintained, call to see today!

32. 2020-01-08
    historical
33. 2019-09-20
    listed $122,000 Active
34. 2019-07-16
    status Active
35. 2019-07-16
    historical
36. 2019-06-20
    status Pending
37. 2019-05-03
    price $124,000
38. 2019-04-01
    listed $130,000 Active
39. 2005-06-17
    soldstatus $85,000
40. 2005-05-20
    soldstatus $85,000
41. 2005-04-13
    listed $85,000
42. 1995-04-05
    soldstatus $49,500
43. 1983-08-01
    soldstatus $40,500

ⓘ 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: $2,532 · $211/mo
• Projected year-2 tax: $2,532 · $211/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 7/10 Severe FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,239
• − Mortgage interest: −$11,090
• − Property taxes: −$2,532
• − Insurance: −$1,787
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$5,759
• Taxable loss: −$4,168
• Est. tax savings @ 24.0%: +$1,000
• After-tax cash flow: $211/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): 63,592
• Household income: $62,204
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 2799.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 39% Black 35% Hispanic / Latino 15% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Romanian 1%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 9% Tagalog/Filipino 3% French/Haitian/Cajun 2%

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: ▼ -64.22%
• Current HPI: 296.5375
• Rent YoY: ▲ 2.25%
• 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

+393.8% since first listed

39 events — show timeline

• 2026-05-18 Price Changed $199,980 realMLS
• 2026-05-14 Relisted — realMLS
• 2026-05-13 Listing Removed — realMLS
• 2026-05-08 Price Changed $204,900 realMLS
• 2026-05-01 Relisted — realMLS
• 2026-05-01 Price Changed $209,900 realMLS
• 2026-04-27 Listing Removed — realMLS
• 2026-04-25 Price Changed $214,900 realMLS
• 2026-04-15 Relisted — realMLS
• 2026-04-14 Listing Removed — realMLS
• 2026-03-31 Price Changed $219,980 realMLS
• 2026-03-16 Relisted — realMLS
• 2026-03-13 Listing Removed — realMLS
• 2026-03-10 Price Changed $223,900 realMLS
• 2026-02-25 Relisted — realMLS
• 2026-02-24 Listing Removed — realMLS
• 2026-02-15 Price Changed $224,500 realMLS
• 2026-01-24 Price Changed $225,000 realMLS
• 2026-01-06 Price Changed $229,000 realMLS
• 2025-12-12 Listed $235,000 realMLS
• 2025-04-26 Sold (Public Records) $80,000 Public Records
• 2025-04-16 Sold (MLS) $80,000 realMLS
• 2025-03-24 Pending — realMLS
• 2025-03-20 Contingent — realMLS
• 2025-02-28 Listed $89,900 realMLS
• 2020-06-24 Listing Removed — realMLS
• 2020-04-13 Listed $109,900 realMLS
• 2020-01-08 Listing Removed — realMLS
• 2019-09-20 Listed $122,000 realMLS
• 2019-07-16 Relisted — realMLS
• 2019-07-16 Listing Removed — realMLS
• 2019-06-20 Pending — realMLS
• 2019-05-03 Price Changed $124,000 realMLS
• 2019-04-01 Listed $130,000 realMLS
• 2005-06-17 Sold (Public Records) $85,000 Public Records
• 2005-05-20 Sold (MLS) $85,000 realMLS
• 2005-04-13 Listed $85,000 realMLS
• 1995-04-05 Sold (Public Records) $49,500 Public Records
• 1983-08-01 Sold (Public Records) $40,500 Public Records

Property tax history

+23.7%/yr

Latest (2025): $2,532 · +11.9% YoY. Source: county tax records.