7600 Timberwood Dr · Jacksonville, FL 32256

$145,000

3 bd · 2.0 ba · 990 sqft · Manufactured public records · 96 Days on market

Built 2021 5,662 sqft lot $40/mo HOA · 2% of rent

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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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +4.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

GREAT LOCATION, CLOSE TO AVENUE MALL & ANYTHING YOU NEED OR WANT. THIS MANUF. HOME FEATURES SPLIT BR, FORMAL LR & DR, PLUS A DEN. LOCATED ON A CORNER LOT JUST A 1/2 BLOCK FROM COMMUNITY CLUBHOUSE & POOL. SELLER WILL GIVE CARPET ALLOWANCE & REPLACE CENTRAL HEAT. APPROX. 2 YRS OLD. PLS NO EARLY AM SHOWINGS. SELLER 95 YRS OLD & MOM IS LIVING WITH HIM AND IT IS DIFFICULT TO GET UP & ABOUT EARLY.

Key facts

• Updated kitchen
• New roof
• Remodeled home

Tags

• REMODELED HOME
• UPDATED KITCHEN
• LUXURY VINYL PLANK FLOORING
• FULLY RENOVATED BATHROOMS
• NEW ROOF
• SPLIT-BEDROOM FLOOR PLAN

Property features AI

Finance

• HOA & community: Association: Southern Oaks; Monthly association fee of $40; Community clubhouse; Playground; Not a senior community

Exterior

• Parking: Additional parking / Other parking
• Security: Smoke detector(s)
• Utilities: Public sewer; Cable available and connected; Electricity available and connected; Water available and connected; Sewer available and connected
• Home design: Manufactured home; One story; Entry level: 1
• Construction: Aluminum siding; Vinyl siding; Shingle roof
• Exterior features: Community pool (not private); Cleared lot; City street frontage; Asphalt road surface; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Primary bathroom with tub and shower; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: In-unit laundry hookups for washer and electric dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• Zoned schools: Mandarin Oaks Elementary School (math 70% / reading 63%, grade B+, #473 of 2,144 statewide, top 23%, 988 students, 32% FRL); Twin Lakes Academy Middle School (math 43% / reading 38%, grade F, #360 of 571 statewide, top 64%, 1,076 students, 44% FRL).
• Market conditions: Rents flat; 513 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 30% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k 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 96 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $44k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $145k implies a 308% gain — meaningful room to come down on a strong offer.

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 $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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: 1.27% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.58% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,119
• Equity at exit: $31,020

10-year hold

• IRR: 6.0%
• Equity multiple: 1.48×
• Total profit: $19,490
• Equity at exit: $29,291

Cash invested: $40,600 (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 32256

• Home prices YoY: -0.7%
• Rents YoY: 0.4%
• Active inventory: 513
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,842 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$259 /mo · $3,105/yr
• Insurance: −$60
• HOA: −$40
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $336

Break-even live

Break-even rent $1,417

Max offer price $145,000

Occupancy floor 77%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10906 Olivewood Ln Jacksonville, FL	2.0	1.0	784	$1,495	$1.91	17d	1	0.18mi
7703 Erinwood Ct E Jacksonville, FL	3.0	2.0	1123	$1,800	$1.60	4d	1	0.22mi
10598 Cordgrass Ln Jacksonville, FL	1.0–3.0	1.0–2.0	1131	$2,305	$2.04	1d	29	0.59mi
11100 Domain Dr Jacksonville, FL	1.0–2.0	1.0–2.5	1000	$2,645	$2.64	1d	5	1.50mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-18
   days on market $145,000 Active 96 DOM
2. 2026-06-17
   days on market $145,000 Active 95 DOM
3. 2026-06-16
   days on market $145,000 Active 94 DOM
4. 2026-06-15
   days on market $145,000 Active 93 DOM
5. 2026-06-13
   days on market $145,000 Active 90 DOM
6. 2026-06-10
   days on market $145,000 Active 87 DOM
7. 2026-06-08
   days on market $145,000 Active 86 DOM
8. 2026-06-07
   pricedays on market $145,000 Active 85 DOM
9. 2026-06-03
   days on market $150,000 Active 81 DOM
10. 2026-06-02
    days on market $150,000 Active 80 DOM
11. 2026-06-01
    days on market $150,000 Active 79 DOM
12. 2026-05-31
    days on market $150,000 Active 78 DOM
13. 2026-05-22
    historical Active Under Contract
14. 2026-05-08
    price $150,000
15. 2026-04-25
    price $164,500
16. 2026-04-12
    price $165,000
17. 2026-03-29
    price $175,000
18. 2026-03-14
    listed $189,000 Active
19. 2003-07-30
    historical 418-char remark

    Show marketing remark (418 chars)

    GREAT LOCATION, CLOSE TO AVENUE MALL & ANYTHING YOU NEED OR WANT. THIS MANUF. HOME FEATURES SPLIT BR, FORMAL LR & DR, PLUS A DEN. LOCATED ON A CORNER LOT JUST A 1/2 BLOCK FROM COMMUNITY CLUBHOUSE & POOL. SELLER WILL GIVE CARPET ALLOWANCE & REPLACE CENTRAL HEAT. APPROX. 2 YRS OLD. PLS NO EARLY AM SHOWINGS. SELLER 95 YRS OLD & MOM IS LIVING WITH HIM AND IT IS DIFFICULT TO GET UP & ABOUT EARLY.

20. 2003-01-31
    listed $59,900 418-char remark

    Show marketing remark (418 chars)

    GREAT LOCATION, CLOSE TO AVENUE MALL & ANYTHING YOU NEED OR WANT. THIS MANUF. HOME FEATURES SPLIT BR, FORMAL LR & DR, PLUS A DEN. LOCATED ON A CORNER LOT JUST A 1/2 BLOCK FROM COMMUNITY CLUBHOUSE & POOL. SELLER WILL GIVE CARPET ALLOWANCE & REPLACE CENTRAL HEAT. APPROX. 2 YRS OLD. PLS NO EARLY AM SHOWINGS. SELLER 95 YRS OLD & MOM IS LIVING WITH HIM AND IT IS DIFFICULT TO GET UP & ABOUT EARLY.

21. 2001-12-06
    soldstatus $35,500
22. 1983-09-01
    soldstatus $45,800

ⓘ 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: $3,105 · $259/mo
• Projected year-2 tax: $3,105 · $259/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 9/10 Extreme 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,109
• − Mortgage interest: −$8,122
• − Property taxes: −$3,105
• − Insurance: −$725
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − HOA: −$480
• − Depreciation: −$4,218
• Taxable income: $1,921
• Est. tax owed @ 24.0%: −$461
• After-tax cash flow: $3,570/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): 58,192
• Household income: $73,570
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 2706.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 51% Black 18% Asian 13% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1%
• Common ancestry: Italian 4% Lithuanian 2% Romanian 2%
• Foreign-born: 22% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 9% Other Indo-European 6% Other Asian/Pacific 3%

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: ▼ -1.58%
• Current HPI: 216.5115
• Rent YoY: ▲ 0.39%
• 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

+227.5% since first listed

10 events — show timeline

• 2026-05-22 Contingent — realMLS
• 2026-05-08 Price Changed $150,000 realMLS
• 2026-04-25 Price Changed $164,500 realMLS
• 2026-04-12 Price Changed $165,000 realMLS
• 2026-03-29 Price Changed $175,000 realMLS
• 2026-03-14 Listed $189,000 realMLS
• 2003-07-30 Listing Removed — realMLS
• 2003-01-31 Listed $59,900 realMLS
• 2001-12-06 Sold (Public Records) $35,500 Public Records
• 1983-09-01 Sold (Public Records) $45,800 Public Records

Property tax history

+28.9%/yr

Latest (2025): $3,105 · +11.0% YoY. Source: county tax records.