Dundee+ Plan · Jacksonville, FL 32234

$314,900

5 bd · 2.0 ba · 1,657 sqft · SingleFamily · 104 Days on market

Good condition 2-car garage

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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).

• ARV discount +7.5/15.0
• Cash flow +6.2/30.0
• Appreciation +5.2/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0

Listing remarks

Welcome home to this beautifully designed Express Series plan home, called the Dundee+. It features a 1,657 sq. ft. single-story floor plan offering 5 bedrooms, 2 bathrooms, and a 2-car garage providing the perfect blend of space, comfort, and functionality. This thoughtfully designed layout features an open-concept living area with vaulted ceilings where the kitchen, dining room, and large gathering room flow seamlessly together, creating one spacious and inviting environment. With abundant natural light pouring in, this home feels bright, airy, and welcoming from the moment you walk in.

Key facts

• Dual sinks
• Large center island
• Walk-in closet

Tags

• OPEN-CONCEPT LIVING AREA
• LARGE CENTER ISLAND
• PRIVATE OWNER'S SUITE
• WALK-IN CLOSET
• DUAL SINKS
• ENERGY-EFFICIENT FEATURES

🏗️ New construction. The $314,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $349,000.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $315k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-643 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (28.9% below list).
• Recommended offer: $224k (28.9% 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: 380 active listings in the ZIP; 1 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).
• This rent runs 31% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k 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 ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($287k) is reasonable based on typical stale-listing flexibility.

Recommended offer $223,934 (28.9% 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 104 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.64% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.89%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

• ARV (median comp): $349,000
• List price: $314,900
• Delta: -9.77%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14262 Tack Room Rd	0.07mi	4/2.0 (-1)	1,774 (+7%)	1mo	$351,000	$198	79
14271 Tack Room Rd	0.08mi	4/2.0 (-1)	1,774 (+7%)	1mo	$360,000	$203	78
14254 Tack Room Rd	0.11mi	4/2.0 (-1)	1,774 (+7%)	2mo	$349,000	$197	77
14259 Tack Room Rd	0.25mi	4/2.0 (-1)	1,774 (+7%)	1mo	$370,000	$209	71
5398 Horseback Ct	0.16mi	4/2.0 (-1)	1,489 (-10%)	1mo	$319,900	$215	70
5110 Conference Dr	0.60mi	4/2.0 (-1)	1,707 (+3%)	4mo	$303,990	$178	59
14376 Creekbluff Way	0.47mi	4/2.0 (-1)	1,797 (+8%)	8mo	$310,000	$173	52
14328 Creekbluff Way	0.48mi	4/2.0 (-1)	1,797 (+8%)	10mo	$316,990	$176	50
14341 Creekbluff Way	0.45mi	4/2.0 (-1)	1,797 (+8%)	15mo	$319,990	$178	48

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: -9.3%
• Equity multiple: 0.55×
• Total profit: $-43,663
• Equity at exit: $109,266

10-year hold

• IRR: -3.3%
• Equity multiple: 0.63×
• Total profit: $-36,231
• Equity at exit: $137,848

Cash invested: $97,720 (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 · 14 under contract
• Months of supply: 17.1 mo (6%/mo absorbed)
• Median asking: $318,400 ($184/sqft)
• Median days on market: 39 d
• This list price: 45% of active listings are priced below it
• ARV vs active asking: +14.7% above 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: 380
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,239 medium
• Mortgage (P&I): −$1,830
• Tax est. 1.5%: −$436 /mo · $5,235/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-643

Break-even live

Break-even rent $3,053

Max offer price $255,988

Occupancy floor —

Sensitivity live

Price	-10% $-402	-5% $-522	+0% $-643	+5% $-763	+10% $-884
Rent	-10% $-820	-5% $-731	+0% $-643	+5% $-554	+10% $-466
Rate	-1.0pp $-467	-0.5pp $-554	base $-643	+0.5pp $-733	+1.0pp $-825

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: $87,250
• Closing costs: $10,470
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3014 Bicentennial Dr Jacksonville, FL	2.0–4.0	2.0–2.5	1367	$1,750	$1.28	0d	6	0.94mi

Property features AI

Finance

• Other: Address: Jacksonville, FL 32234
• Financial info: List price $314,900

Exterior

• Parking: 2-car garage (2 parking spaces total)
• Home design: Single-family plan home
• Exterior features: Living area approximately 1657

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (Dundee+)

Listing history 50 events

1. 2026-09-23
   days on market $314,900 Active 104 DOM
2. 2026-09-22
   days on market $314,900 Active 103 DOM
3. 2026-09-21
   days on market $314,900 Active 102 DOM
4. 2026-09-19
   days on market $314,900 Active 100 DOM
5. 2026-09-18
   days on market $314,900 Active 99 DOM
6. 2026-09-17
   days on market $314,900 Active 98 DOM
7. 2026-09-16
   days on market $314,900 Active 97 DOM
8. 2026-09-15
   days on market $314,900 Active 96 DOM
9. 2026-09-14
   days on market $314,900 Active 95 DOM
10. 2026-09-13
    days on market $314,900 Active 94 DOM
11. 2026-09-12
    days on market $314,900 Active 93 DOM
12. 2026-09-11
    days on market $314,900 Active 92 DOM
13. 2026-09-05
    days on market $314,900 Active 86 DOM
14. 2026-09-04
    days on market $314,900 Active 85 DOM
15. 2026-08-31
    days on market $314,900 Active 81 DOM
16. 2026-08-29
    days on market $314,900 Active 79 DOM
17. 2026-08-28
    days on market $314,900 Active 78 DOM
18. 2026-08-27
    days on market $314,900 Active 77 DOM
19. 2026-08-25
    days on market $314,900 Active 75 DOM
20. 2026-08-24
    days on market $314,900 Active 74 DOM
21. 2026-08-23
    days on market $314,900 Active 73 DOM
22. 2026-08-22
    days on market $314,900 Active 72 DOM
23. 2026-08-21
    days on market $314,900 Active 71 DOM
24. 2026-08-20
    days on market $314,900 Active 70 DOM
25. 2026-08-19
    days on market $314,900 Active 69 DOM
26. 2026-08-18
    days on market $314,900 Active 68 DOM
27. 2026-08-17
    days on market $314,900 Active 67 DOM
28. 2026-08-16
    days on market $314,900 Active 66 DOM
29. 2026-08-15
    days on market $314,900 Active 65 DOM
30. 2026-08-14
    days on market $314,900 Active 64 DOM
31. 2026-08-13
    days on market $314,900 Active 63 DOM
32. 2026-08-12
    days on market $314,900 Active 62 DOM
33. 2026-08-11
    days on market $314,900 Active 61 DOM
34. 2026-08-10
    days on market $314,900 Active 60 DOM
35. 2026-08-09
    days on market $314,900 Active 59 DOM
36. 2026-08-08
    days on market $314,900 Active 58 DOM
37. 2026-08-07
    days on market $314,900 Active 57 DOM
38. 2026-08-06
    days on market $314,900 Active 56 DOM
39. 2026-08-05
    days on market $314,900 Active 55 DOM
40. 2026-08-04
    days on market $314,900 Active 54 DOM
41. 2026-08-03
    days on market $314,900 Active 53 DOM
42. 2026-07-31
    days on market $314,900 Active 50 DOM
43. 2026-07-30
    days on market $314,900 Active 49 DOM
44. 2026-07-30
    days on market $314,900 Active 48 DOM
45. 2026-07-28
    days on market $314,900 Active 47 DOM
46. 2026-07-24
    days on market $314,900 Active 43 DOM
47. 2026-07-23
    days on market $314,900 Active 42 DOM
48. 2026-07-22
    days on market $314,900 Active 41 DOM
49. 2026-07-21
    days on market $314,900 Active 40 DOM
50. 2026-07-18
    days on market $314,900 Active 37 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: $26,872
• − Mortgage interest: −$19,549
• − Property taxes: −$5,235
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − Depreciation: −$10,153
• Taxable loss: −$14,110
• Est. tax savings @ 24.0%: +$3,386
• After-tax cash flow: $-4,327/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 · 4 photos

Good 80/100 None rehab

This Dundee+ home in Jacksonville, FL is in excellent condition with no visible repairs needed. It offers a good ROI with updates like painting and landscaping enhancing its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑
• Resale Bathroom fixtures — Modernizes bathrooms and appeals to potential buyers ↑

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Mamie Agnes Jones Elementary School C- FL #990/2,144 Nat'l #11,263/41,679 Middle Joseph Stilwell Middle School F FL #448/571 Nat'l #8,317/14,009 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

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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%

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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%

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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

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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

• Other: Address: Jacksonville, FL 32234
• Financial info: List price $314,900

Exterior

• Parking: 2-car garage (2 parking spaces total)
• Home design: Single-family plan home
• Exterior features: Living area approximately 1657

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (Dundee+)