9700 Harper Village Cir · Jacksonville, FL 32219

$265,990

3 bd · 2.5 ba · 1,813 sqft · Townhouse · 46 Days on market

Built 2026 Excellent condition Garage $147/sqft · at area comps Est $270k · at est. $45/mo HOA · 2% of rent

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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 +10.3/30.0
• ARV discount +8.2/15.0
• Condition / age +5.0/5.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This end unit features an open and light filled floorplan with a spacious kitchen and great room downstairs. The loft area is the perfect extra space for a home office or additional living area. The 2-car garage provides all the storage space you need.

Key facts

• $45 HOA
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $266k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-144 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (17.2% below list).
• Recommended offer: $220k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Dinsmore Elementary School (math 61% / reading 47%, grade C, #936 of 2,144 statewide, top 44%, 595 students, 53% FRL); Highlands Middle School (math 31% / reading 21%, grade F, #506 of 571 statewide, top 89%, 697 students, 73% FRL); Jean Ribault High School (math 22% / reading 25%, grade F, #533 of 667 statewide, top 80%, 1,385 students, 71% FRL) — zoned schools average 66% FRL vs 49% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 676 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 37% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $8k 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 46 days — a 3% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $220,181 (17.2% 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 46 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 10.1

CMA / ARV

• ARV (median comp): $270,490
• List price: $265,990
• Delta: -0.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9692 Harper Village Cir	0.01mi	3/2.5	1,813 (0%)	1mo	$268,990	$148	99
9698 Harper Village Cir	0.01mi	3/2.5	1,813 (0%)	1mo	$269,990	$149	99
9682 Harper Village Cir	0.03mi	3/2.5	1,813 (0%)	0mo	$267,000	$147	98
9706 Harper Village Cir	0.00mi	3/2.5	1,813 (0%)	2mo	$273,990	$151	98
9703 Harper Village Cir	0.03mi	3/2.5	1,813 (0%)	2mo	$277,990	$153	97
9711 Harper Village Cir	0.03mi	3/2.5	1,813 (0%)	3mo	$279,990	$154	96
9727 Harper Village Cir	0.05mi	3/2.5	1,813 (0%)	3mo	$276,990	$153	96
9748 Harper Village Cir	0.11mi	3/2.5	1,813 (0%)	0mo	$269,990	$149	95
9697 Harper Village Cir	0.03mi	3/2.5	1,580 (-13%)	1mo	$269,990	$171	76
9695 Harper Village Cir	0.03mi	3/2.5	1,580 (-13%)	1mo	$267,990	$170	76
9721 Harper Village Cir	0.04mi	3/2.5	1,580 (-13%)	3mo	$272,990	$173	74
9769 Harper Village Cir	0.10mi	3/2.5	1,580 (-13%)	0mo	$261,990	$166	74

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: -23.6%
• Equity multiple: 0.21×
• Total profit: $-58,650
• Equity at exit: $39,660

10-year hold

• IRR: -30.1%
• Equity multiple: -0.18×
• Total profit: $-87,552
• Equity at exit: $22,998

Cash invested: $74,477 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 13 under contract
• Months of supply: 2.5 mo (40%/mo absorbed)
• Median asking: $268,990 ($166/sqft)
• Median days on market: 40 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: -9.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32219

• Home prices YoY: -22.3%
• Rents YoY: -0.2%
• Active inventory: 676
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,202 high
• Mortgage (P&I): −$1,395
• Tax est. 1.5%: −$332 /mo · $3,990/yr
• Insurance: −$111
• HOA: −$45
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-144

Break-even live

Break-even rent $2,384

Max offer price $245,187

Occupancy floor —

Sensitivity live

Price	-10% $40	-5% $-52	+0% $-144	+5% $-236	+10% $-328
Rent	-10% $-318	-5% $-231	+0% $-144	+5% $-57	+10% $30
Rate	-1.0pp $-10	-0.5pp $-76	base $-144	+0.5pp $-213	+1.0pp $-283

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: $66,498
• Closing costs: $7,980
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9719 Giada Dr Jacksonville, FL	3.0	2.0	2126	$2,000	$0.94	53d	1	0.29mi
9797 Giada Dr Jacksonville, FL	4.0	2.0	2286	$2,500	$1.09	72d	1	0.31mi
7219 Calamint Ave Jacksonville, FL	4.0	2.0	2286	$2,400	$1.05	63d	1	0.37mi
9931 Lovage Ln Jacksonville, FL	4.0	2.5	2358	$2,350	$1.00	11d	1	0.54mi
9626 Lemon Grass Ln Jacksonville, FL	4.0	3.0	2006	$2,200	$1.10	56d	1	0.60mi
7552 Chervil St Jacksonville, FL	3.0	2.0	2124	$1,995	$0.94	11d	1	0.62mi
9504 Lovage Ln Jacksonville, FL	3.0	2.0	1737	$2,345	$1.35	59d	1	0.67mi
9689 Lemon Grass Ln Jacksonville, FL	3.0	2.0	1548	$2,035	$1.31	11d	1	0.69mi
8175 Golden Bamboo Dr Jacksonville, FL	4.0	2.0	1760	$2,055	$1.17	61d	1	0.71mi
9762 Lemon Grass Ln Jacksonville, FL	4.0	2.5	2358	$2,339	$0.99	50d	1	0.73mi
9301 English Ivy Ct Jacksonville, FL	4.0	2.0	1526	$1,875	$1.23	72d	1	0.76mi
5735 Wandering Trl Jacksonville, FL	3.0	2.0	1407	$1,500	$1.07	53d	1	0.85mi
12184 Grand Herring Way Jacksonville, FL	3.0	2.0	1711	$2,195	$1.28	53d	1	1.28mi
12184 Grand Herring Way Jacksonville, FL	3.0	2.0	1711	$2,095	$1.22	33d	1	1.28mi
12184 Grand Herring Way Jacksonville, FL	3.0	2.0	1711	$2,095	$1.22	38d	1	1.28mi
5441 Hollow Birch Dr Jacksonville, FL	4.0	2.0	1490	$2,125	$1.43	27d	1	1.40mi

Property features AI

Finance

• HOA & community: Homeowners association with a playgroundAssociation fee of $45 monthly

Exterior

• Parking: Attached garage with garage door opener2 garage spaces
• Utilities: Public sewerCable availableElectricity connectedSewer connectedWater connectedGreen energy features in appliances, construction, HVAC, insulation, and lighting
• Home design: TownhouseResidential property
• Exterior features: No private poolPlayground (association amenity)

Interior

• Kitchen: DishwasherDisposalElectric ovenElectric rangeMicrowaveRefrigeratorENERGY STAR qualified dishwasherENERGY STAR qualified refrigeratorElectric water heater
• Bedrooms: 3 bedrooms (one bedroom located on the second level)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Open floorplanPantry
• Laundry & utility: Unfurnished unit (no washer/dryer listed)

Listing history 38 events

1. 2026-08-08
   days on market $265,990 Active 46 DOM
2. 2026-08-07
   pricedays on market $265,990 Active 45 DOM
3. 2026-08-06
   days on market $269,990 Active 44 DOM
4. 2026-08-05
   days on market $269,990 Active 43 DOM
5. 2026-08-04
   days on market $269,990 Active 42 DOM
6. 2026-08-03
   days on market $269,990 Active 41 DOM
7. 2026-07-31
   days on market $269,990 Active 38 DOM
8. 2026-07-30
   days on market $269,990 Active 37 DOM
9. 2026-07-30
   days on market $269,990 Active 36 DOM
10. 2026-07-28
    days on market $269,990 Active 35 DOM
11. 2026-07-24
    days on market $269,990 Active 31 DOM
12. 2026-07-23
    days on market $269,990 Active 30 DOM
13. 2026-07-22
    days on market $269,990 Active 29 DOM
14. 2026-07-21
    days on market $269,990 Active 28 DOM
15. 2026-07-18
    days on market $269,990 Active 25 DOM
16. 2026-07-18
    days on market $269,990 Active 24 DOM
17. 2026-07-16
    days on market $269,990 Active 23 DOM
18. 2026-07-15
    days on market $269,990 Active 22 DOM
19. 2026-07-14
    days on market $269,990 Active 21 DOM
20. 2026-07-13
    days on market $269,990 Active 20 DOM
21. 2026-07-13
    days on market $269,990 Active 19 DOM
22. 2026-07-11
    days on market $269,990 Active 18 DOM
23. 2026-07-10
    days on market $269,990 Active 17 DOM
24. 2026-07-09
    days on market $269,990 Active 16 DOM
25. 2026-07-07
    days on market $269,990 Active 14 DOM
26. 2026-07-06
    days on market $269,990 Active 13 DOM
27. 2026-07-05
    days on market $269,990 Active 12 DOM
28. 2026-07-03
    days on market $269,990 Active 10 DOM
29. 2026-07-02
    pricedays on market $269,990 Active 9 DOM
30. 2026-07-01
    days on market $272,990 Active 8 DOM
31. 2026-06-30
    days on market $272,990 Active 7 DOM
32. 2026-06-29
    days on market $272,990 Active 6 DOM
33. 2026-06-28
    days on market $272,990 Active 5 DOM
34. 2026-06-27
    days on market $272,990 Active 4 DOM
35. 2026-06-27
    days on market $272,990 Active 3 DOM
36. 2026-06-25
    status $272,990 Active 1 DOM
37. 2026-04-24
    status Pending
38. 2026-04-24
    listed $272,990 Active

ⓘ 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: $26,422
• − Mortgage interest: −$14,900
• − Property taxes: −$3,990
• − Insurance: −$1,330
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − HOA: −$540
• − Depreciation: −$7,738
• Taxable loss: −$6,303
• Est. tax savings @ 24.0%: +$1,513
• After-tax cash flow: $-212/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 · 1 photo

Excellent 100/100 None rehab

This brand-new, energy-efficient townhouse is move-in ready with no visible repairs or maintenance needed. It offers a spacious floorplan, energy-efficient features, and a well-maintained exterior, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New lighting fixtures — Enhances interior aesthetics and energy efficiency ↑

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Dinsmore Elementary School C FL #936/2,144 Nat'l #10,700/41,679 Middle Joseph Stilwell Middle School F FL #448/571 Nat'l #8,317/14,009 High Jean Ribault High School F FL #533/667 Nat'l #13,485/17,239

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): 14,302
• Household income: $72,184
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 10% 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: Majority Black (55%)
• Race & ethnicity: Black 55% White 39% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 2% Romanian 1% Hispanic 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 0%

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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: ▼ -75.90%
• Current HPI: 263.8901
• Rent YoY: ▼ -0.25%
• 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

• HOA & community: Homeowners association with a playgroundAssociation fee of $45 monthly

Exterior

• Parking: Attached garage with garage door opener2 garage spaces
• Utilities: Public sewerCable availableElectricity connectedSewer connectedWater connectedGreen energy features in appliances, construction, HVAC, insulation, and lighting
• Home design: TownhouseResidential property
• Exterior features: No private poolPlayground (association amenity)

Interior

• Kitchen: DishwasherDisposalElectric ovenElectric rangeMicrowaveRefrigeratorENERGY STAR qualified dishwasherENERGY STAR qualified refrigeratorElectric water heater
• Bedrooms: 3 bedrooms (one bedroom located on the second level)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Open floorplanPantry
• Laundry & utility: Unfurnished unit (no washer/dryer listed)

Price history

+0.0% since first listed

6 events — show timeline

• 2026-06-23 Relisted — realMLS
• 2026-06-23 Relisted — Zillow
• 2026-04-24 Pending — realMLS
• 2026-04-24 Listed $272,990 realMLS
• 2026-04-23 Delisted — Zillow
• 2026-04-10 Listed $272,990 Zillow