Allex+ Plan · Jacksonville, FL 32234

$289,900

3 bd · 2.0 ba · 1,459 sqft · SingleFamily · 58 Days on market

Good condition 2-car garage

---

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 +6.8/30.0
• 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 +1.8/10.0
• DSCR +1.0/10.0

Listing remarks

Introducing this exciting new floor plan called Allex+, offering 1,459 square feet of beautifully designed living space offering the perfect blend of comfort and functionality. With 3 bedrooms, 2 bathrooms, and a 2-car garage, this home blends comfort, style, and functionality in all the right ways. At the heart of the home, you'll find a spacious dining room that flows effortlessly into the gathering room creating the perfect setting for everyday living and entertaining. Whether it's family dinners or weekend get-togethers, this open layout makes hosting easy and inviting. Plenty of windows and a vaulted ceiling in the main living areas create a bright and welcoming atmosphere.

Key facts

• Gathering room
• Spacious dining room
• Open layout

Tags

• NEW FLOOR PLAN
• SPACIOUS DINING ROOM
• GATHERING ROOM
• OPEN LAYOUT
• COVERED PATIO
• PRIVATE PRIMARY SUITE

🏗️ New construction. The $289,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $310,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-482 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (27.5% below list).
• Recommended offer: $210k (27.5% 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 ~$31k 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 ($281k) is reasonable based on typical stale-listing flexibility.

Recommended offer $210,115 (27.5% 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 28% 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: 0.68% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.67%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $310,000
• List price: $289,900
• Delta: -6.48%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 6 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 (+11%)	0mo	$350,785	$217	80
5394 Horseback Ct	0.09mi	3/2.0	1,287 (-12%)	0mo	$287,000	$223	76
5173 Bellbrooke Pkwy	0.34mi	3/2.0	1,541 (+6%)	15mo	$298,496	$194	62
5161 Bellbrooke Pkwy	0.36mi	3/2.0	1,262 (-14%)	8mo	$284,978	$226	54
14310 Creekbluff Way	0.48mi	3/2.0	1,306 (-10%)	10mo	$287,990	$221	52
5160 Bellbrooke Pkwy	0.38mi	3/2.0	1,286 (-12%)	12mo	$284,990	$222	52

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: -7.9%
• Equity multiple: 0.62×
• Total profit: $-33,144
• Equity at exit: $97,056

10-year hold

• IRR: -2.0%
• Equity multiple: 0.77×
• Total profit: $-20,004
• Equity at exit: $122,444

Cash invested: $86,800 (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: 20 active · 15 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $300,945 ($196/sqft)
• Median days on market: 114 d
• This list price: 30% of active listings are priced below it
• ARV vs active asking: +8.2% 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: 11.5×

Monthly cashflow live

• Estimated rent: $2,101 medium
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$388 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-482

Break-even live

Break-even rent $2,712

Max offer price $240,191

Occupancy floor —

Sensitivity live

Price	-10% $-268	-5% $-375	+0% $-482	+5% $-590	+10% $-697
Rent	-10% $-648	-5% $-565	+0% $-482	+5% $-399	+10% $-316
Rate	-1.0pp $-326	-0.5pp $-404	base $-482	+0.5pp $-563	+1.0pp $-644

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: $77,500
• Closing costs: $9,300
• 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

• Financial info: List price $289,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction plan: Allex+Single-family home (plan model)
• Construction: Built as part of 2026 inventory (plan)
• Exterior features: Living area approximately 1,459 (plan)

Interior

• Kitchen: Kitchen included (details not provided)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan model)
• Laundry & utility: Laundry/utility included (details not provided)

Listing history 46 events

1. 2026-08-08
   days on market $289,900 Active 58 DOM
2. 2026-08-07
   days on market $289,900 Active 57 DOM
3. 2026-08-06
   days on market $289,900 Active 56 DOM
4. 2026-08-05
   days on market $289,900 Active 55 DOM
5. 2026-08-04
   days on market $289,900 Active 54 DOM
6. 2026-08-03
   days on market $289,900 Active 53 DOM
7. 2026-07-31
   days on market $289,900 Active 50 DOM
8. 2026-07-30
   days on market $289,900 Active 49 DOM
9. 2026-07-30
   days on market $289,900 Active 48 DOM
10. 2026-07-28
    days on market $289,900 Active 47 DOM
11. 2026-07-24
    days on market $289,900 Active 43 DOM
12. 2026-07-23
    days on market $289,900 Active 42 DOM
13. 2026-07-22
    days on market $289,900 Active 41 DOM
14. 2026-07-21
    days on market $289,900 Active 40 DOM
15. 2026-07-18
    days on market $289,900 Active 37 DOM
16. 2026-07-18
    days on market $289,900 Active 36 DOM
17. 2026-07-16
    days on market $289,900 Active 35 DOM
18. 2026-07-15
    days on market $289,900 Active 34 DOM
19. 2026-07-14
    days on market $289,900 Active 33 DOM
20. 2026-07-13
    days on market $289,900 Active 32 DOM
21. 2026-07-13
    days on market $289,900 Active 31 DOM
22. 2026-07-11
    days on market $289,900 Active 30 DOM
23. 2026-07-10
    days on market $289,900 Active 29 DOM
24. 2026-07-09
    days on market $289,900 Active 28 DOM
25. 2026-07-07
    days on market $289,900 Active 26 DOM
26. 2026-07-06
    days on market $289,900 Active 25 DOM
27. 2026-07-05
    days on market $289,900 Active 24 DOM
28. 2026-07-03
    days on market $289,900 Active 22 DOM
29. 2026-07-02
    days on market $289,900 Active 21 DOM
30. 2026-07-01
    days on market $289,900 Active 20 DOM
31. 2026-06-30
    days on market $289,900 Active 19 DOM
32. 2026-06-29
    days on market $289,900 Active 18 DOM
33. 2026-06-28
    days on market $289,900 Active 17 DOM
34. 2026-06-27
    days on market $289,900 Active 16 DOM
35. 2026-06-22
    days on market $289,900 Active 11 DOM
36. 2026-06-21
    days on market $289,900 Active 10 DOM
37. 2026-06-18
    days on market $289,900 Active 7 DOM
38. 2026-06-17
    days on market $289,900 Active 6 DOM
39. 2026-06-16
    days on market $289,900 Active 5 DOM
40. 2026-06-15
    days on marketlisting id $289,900 Active 4 DOM
41. 2026-06-10
    days on market $289,900 Active 54 DOM
42. 2026-06-08
    days on market $289,900 Active 53 DOM
43. 2026-06-03
    days on market $289,900 Active 48 DOM
44. 2026-06-02
    days on market $289,900 Active 47 DOM
45. 2026-06-01
    days on market $289,900 Active 46 DOM
46. 2026-05-31
    days on market $289,900 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: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$9,018
• Taxable loss: −$11,403
• Est. tax savings @ 24.0%: +$2,737
• After-tax cash flow: $-3,052/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 Cosmetic rehab Est. rehab $7,295–$21,885 screening

This home is in excellent condition with modern updates and a well-maintained exterior. It offers a great balance of comfort and style, making it an ideal investment property.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen backsplash — Enhances functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

---

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: 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%

---

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

---

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

• Financial info: List price $289,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction plan: Allex+Single-family home (plan model)
• Construction: Built as part of 2026 inventory (plan)
• Exterior features: Living area approximately 1,459 (plan)

Interior

• Kitchen: Kitchen included (details not provided)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan model)
• Laundry & utility: Laundry/utility included (details not provided)