113 Suzanne Ave #D · Lakeside, FL 32073

$150,000

2 bd · 1.0 ba · 1,258 sqft · SingleFamily public records · 7 Days on market

Built 1980 6,534 sqft lot Est $274k · 45% under

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Why this score? — see what drove the B 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.4/10.0
• Schools +5.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2-bedroom, 1-bath property offers an affordable entry point for first time home buyers or investors looking to expand their portfolio, renovate, or generate future rental income. Roof was replaced in 2020. All Appliances are included with the property. HVAC currently not functioning and needs repair. Great location in the heart of Orange Park located near shopping, dining, schools, parks, and major roadways, the property offers easy access to everyday amenities and commuter routes. This home presents plenty of potential at an attractive value.

Key facts

• Easy access
• Roof replaced
• 6,534 sq ft lot

Tags

• ROOF REPLACED
• EASY ACCESS

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Assigned parking
• Utilities: Cable available; Electricity available
• Home design: Single Family Residence
• Exterior features: Residential single-family property; No private pool; Lot of approximately 0.15 acres

Interior

• Kitchen: Electric oven; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 4 total rooms; Living room on main level; Kitchen on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.8% vs local median 4.7% in Lakeside — 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 68/100 on livability (#505 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: amenities F, commute F, health & safety F.
• Clay (suburban): math 58% / reading 59% proficiency, ranked #14 of 73 in FL (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.9%/yr); 261 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,876 units permitted in Clay County in 2024 (14 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Clay County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $150,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.42%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $274,244
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2171 Carter Braxton Rd	0.41mi	3/2.0 (+1)	1,307 (+4%)	4mo	$285,000	$218	62
613 John Hancock St	0.40mi	3/2.0 (+1)	1,315 (+4%)	17mo	$310,000	$236	51
644 Charles Carrol St	0.69mi	3/2.0 (+1)	1,282 (+2%)	7mo	$258,000	$201	50
1106 Kettering Way	0.34mi	3/2.5 (+1)	1,343 (+7%)	15mo	$167,000	$124	49
586 Charles Carrol St	0.67mi	3/2.0 (+1)	1,295 (+3%)	16mo	$257,000	$198	42
655 Charles Carrol St	0.75mi	3/2.0 (+1)	1,240 (-1%)	15mo	$271,500	$219	41
558 William Paca St	0.73mi	3/2.0 (+1)	1,189 (-6%)	11mo	$255,000	$214	39
2305 Twelve Oaks Dr	0.62mi	3/2.0 (+1)	1,356 (+8%)	15mo	$300,000	$221	37
3448 Red Oak Cir E	0.71mi	3/2.0 (+1)	1,431 (+14%)	1mo	$325,000	$227	34
550 Sam Chase Pl	0.64mi	3/2.0 (+1)	1,403 (+12%)	10mo	$287,000	$205	33
3472 Red Oak Cir E	0.73mi	3/2.0 (+1)	1,431 (+14%)	2mo	$306,000	$214	32
610 Thomas McKeen	0.72mi	3/2.0 (+1)	1,183 (-6%)	19mo	$290,000	$245	32

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,682
• Equity at exit: $22,365

10-year hold

• IRR: 5.4%
• Equity multiple: 1.35×
• Total profit: $14,628
• Equity at exit: $12,969

Cash invested: $42,000 (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 32073

• Rents YoY: -0.9%
• Active inventory: 261
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$787
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $435

Break-even live

Break-even rent $1,159

Max offer price $150,000

Occupancy floor 70%

Sensitivity live

Price	-10% $520	-5% $477	+0% $435	+5% $392	+10% $350
Rent	-10% $300	-5% $367	+0% $435	+5% $502	+10% $570
Rate	-1.0pp $510	-0.5pp $473	base $435	+0.5pp $396	+1.0pp $356

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 Kettering Ct Orange Park, FL	3.0	2.0	1265	$1,600	$1.26	8d	1	0.36mi
2742 Holly Ridge Dr Orange Park, FL	3.0	2.0	1798	$2,506	$1.39	24d	1	0.46mi
2939 Lakeside Villa Dr Unit G Orange Park, FL	2.0	2.0	1038	$1,500	$1.45	24d	1	0.52mi
2299 Constitution Dr Orange Park, FL	3.0	2.0	1468	$2,200	$1.50	20d	1	0.67mi
2300 Twelve Oaks Dr Unit F2 Orange Park, FL	2.0	1.0	1016	$1,299	$1.28	8d	1	0.70mi
2391 Stonebridge Dr Orange Park, FL	3.0	2.0	1848	$1,816	$0.98	24d	1	0.76mi
599 Richard Lee St Orange Park, FL	3.0	2.0	1454	$1,795	$1.23	13d	1	0.86mi
579 Charles Pinckney St Orange Park, FL	3.0	2.0	1634	$1,985	$1.21	24d	1	1.11mi
2150 Spencer Rd Orange Park, FL	2.0	1.0	1140	$1,304	$1.14	3d	4	1.16mi
543 Charles Pinckney St Orange Park, FL	3.0	2.0	1779	$1,850	$1.04	24d	1	1.16mi
2375 Kirkwall St Orange Park, FL	3.0	2.0	1646	$1,850	$1.12	24d	1	1.18mi
1800 Kingsley Ave Orange Park, FL	1.0–3.0	1.0–2.0	987	$1,450	$1.47	24d	1	1.18mi
2226 Thomas Lynch Ct Orange Park, FL	3.0	2.0	1514	$1,825	$1.21	3d	1	1.24mi
671 Custer Cir Orange Park, FL	3.0	2.0	1621	$1,949	$1.20	15d	1	1.30mi
805 Elmwood St Orange Park, FL	3.0	2.0	1502	$2,040	$1.36	3d	1	1.34mi
222 Blairmore Blvd Orange Park, FL	2.0–3.0	1.0–2.0	1000	$1,175	$1.18	3d	9	1.39mi
1177 Kincross Ct Orange Park, FL	3.0	2.0	1426	$1,885	$1.32	24d	1	1.40mi

Listing history 7 events

1. 2026-06-21
   statusdays on market $150,000 Pending 7 DOM
2. 2026-06-18
   days on market $150,000 Active 6 DOM
3. 2026-06-17
   days on market $150,000 Active 5 DOM
4. 2026-06-16
   days on market $150,000 Active 4 DOM
5. 2026-06-15
   days on market $150,000 Active 3 DOM
6. 2026-06-13
   remarks 555-char remark
7. 2026-06-13
   listed $150,000 Active 1 DOM

ⓘ 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: $795 · $66/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$450/yr (+$37/mo · 56.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,506
• − Mortgage interest: −$8,402
• − Property taxes: −$795
• − Insurance: −$750
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − Depreciation: −$4,364
• Taxable income: $2,914
• Est. tax owed @ 24.0%: −$699
• After-tax cash flow: $4,516/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: Clay
• NCES district ID: 1200300
• Math proficiency: 58% ▼ -8.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $59,379
• Composite: 50.73/100
• National rank: #1815
• State rank: #14 of 73 in FL

Livability — Lakeside

• Score: 68/100
• State rank: #505
• US rank: #9341

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment C+ Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeside, FL
• County: Clay County · 208,450 people
• Metro: Jacksonville, FL
• Population (ZIP): 43,561
• Household income: $76,455
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 1544.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 230,495 people
• By 2030: 242,427 · +5.2%
• By 2040: 262,244 · +13.8%
• By 2050: 275,148 · +19.4%
• By 2075: 295,397 · +28.2%
• By 2100: 287,592 · +24.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Black 18% Hispanic / Latino 12% Two or more races 10% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 2%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam, Jamaica
• Languages at home: 88% English-only · Spanish 8% Tagalog/Filipino 1% French/Haitian/Cajun 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: +3.6pp toward D · 2008: -42.8pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+37.1 2016: R+44.3 2012: R+45.8 2008: R+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -188.76%
• Current HPI: 289.8735
• Rent YoY: ▼ -0.87%
• 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

• 2026-06-12 Listed $150,000 realMLS

Property tax history

+3.0%/yr

Latest (2025): $795 · +2.1% YoY. Source: county tax records.