2705 Suni Pines Blvd · Jacksonville, FL 32250

$90,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 750 Days on market

Built 2024 Est $123k · 26% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Soccer field
• Swimming pool
• Basketball court

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• BRAND NAME APPLIANCES
• SWIMMING POOL
• BASKETBALL COURT
• SOCCER FIELD

Property features AI

Finance

• Financial info: List price $90,900

Exterior

• Home design: Spec-built new construction, Plan 78303

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1216

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $91k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $91k).
• Recommended offer: $80k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.9% vs local median 3.9% 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: Chet'S Creek Elementary School (math 81% / reading 75%, grade A, #149 of 2,144 statewide, top 8%, 1,095 students, 36% FRL); Duncan U. Fletcher Middle School (math 69% / reading 64%, grade A-, #84 of 571 statewide, top 16%, 1,140 students, 33% FRL); Sandalwood High School (math 53% / reading 46%, grade D, #179 of 667 statewide, top 29%, 2,771 students, 42% FRL).
• Zoned-school proficiency averages 65% at this address vs 46% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Duval average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.0%/yr); 312 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $628 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 750 days — a 12% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 750 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 2.52% ✓
• Cap rate: 21.90%
• Cash-on-cash: 55.73%
• DSCR: 3.48
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $122,816
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13757 Chauny Rd	0.40mi	3/2.0	1,352 (+11%)	12mo	$137,000	$101	53

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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: 56.4%
• Equity multiple: 3.57×
• Total profit: $65,365
• Equity at exit: $13,553

10-year hold

• IRR: 62.1%
• Equity multiple: 7.85×
• Total profit: $174,426
• Equity at exit: $7,859

Cash invested: $25,452 (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 32250

• Rents YoY: 5.0%
• Active inventory: 312
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,291 high
• Mortgage (P&I): −$477
• Tax est. 1.5%: −$114 /mo · $1,364/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $1,182

Break-even live

Break-even rent $795

Max offer price $90,900

Occupancy floor 43%

Sensitivity live

Price	-10% $1,245	-5% $1,213	+0% $1,182	+5% $1,151	+10% $1,119
Rent	-10% $1,001	-5% $1,092	+0% $1,182	+5% $1,273	+10% $1,363
Rate	-1.0pp $1,228	-0.5pp $1,205	base $1,182	+0.5pp $1,158	+1.0pp $1,135

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: $22,725
• Closing costs: $2,727
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2942 Rockford Falls Dr N Jacksonville, FL	3.0	2.0	1490	$2,100	$1.41	19d	1	0.15mi
14089 Lumberton Falls Dr Jacksonville, FL	4.0	2.0	1474	$2,450	$1.66	25d	1	0.19mi
14051 Beach Blvd Jacksonville Beach, FL	1.0–2.0	1.0–2.0	1001	$2,410	$2.41	3d	17	0.25mi
13793 Herons Landing Way Jacksonville, FL	3.0	2.0	1346	$1,850	$1.37	25d	1	0.48mi
13717 Otway Rd Jacksonville, FL	3.0	2.0	1476	$3,500	$2.37	9d	1	0.52mi
2443 Footbridge Ln Jacksonville, FL	3.0	2.0	1450	$3,000	$2.07	6d	1	0.67mi
3551 San Pablo Rd S Jacksonville, FL	1.0–2.0	1.0–1.5	800	$1,399	$1.75	5d	11	1.00mi
13364 Beach Blvd Jacksonville, FL	2.0–3.0	2.0	1418	$2,000	$1.41	16d	5	1.06mi
13364 Beach Blvd Jacksonville, FL	2.0–3.0	2.0	1418	$1,997	$1.41	5d	6	1.06mi
3477 Nightscape Cir Jacksonville, FL	2.0	2.5	1078	$1,750	$1.62	25d	1	1.19mi
3709 San Pablo Rd S Jacksonville, FL	1.0–2.0	1.0–2.0	800	$1,890	$2.36	4d	14	1.20mi
3435 Nightscape Cir Jacksonville, FL	2.0	2.5	1078	$1,800	$1.67	25d	1	1.21mi
3684 Summerlin Ln Jacksonville, FL	2.0	2.5	1110	$1,600	$1.44	25d	1	1.24mi
13700 Richmond Park Dr N #1002 Jacksonville, FL	2.0	2.0	1015	$1,396	$1.38	23d	1	1.27mi
13700 Richmond Park Dr N #1002 Jacksonville, FL	2.0	2.0	1015	$1,396	$1.38	16d	1	1.27mi
3504 Summerlin Ln Jacksonville, FL	2.0	2.5	1110	$1,475	$1.33	25d	1	1.30mi
3875 San Pablo Rd S Jacksonville, FL	2.0–4.0	2.0	1161	$1,449	$1.25	25d	1	1.32mi
2001 Hodges Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1000	$1,776	$1.78	22d	15	1.38mi
13703 Richmond Park Dr N Jacksonville, FL	2.0–3.0	2.0	1122	$1,900	$1.69	4d	3	1.39mi
13703 Richmond Park Dr N Jacksonville, FL	1.0–3.0	1.0–2.0	864	$1,900	$2.20	12d	4	1.39mi
13727 Richmond Park Dr N #105 Jacksonville, FL	3.0	2.0	1500	$2,000	$1.33	25d	1	1.40mi
13715 Richmond Park Dr N Jacksonville, FL	2.0	2.0	1167	$1,545	$1.32	16d	1	1.40mi
13700 Richmond Park Dr N Unit 12071207 Jacksonville, FL	2.0	2.0	1229	$1,950	$1.59	9d	1	1.44mi

Listing history 11 events

1. 2026-06-21
   days on market $90,900 Active 750 DOM
2. 2026-06-18
   days on market $90,900 Active 747 DOM
3. 2026-06-17
   days on market $90,900 Active 746 DOM
4. 2026-06-16
   days on market $90,900 Active 745 DOM
5. 2026-06-15
   days on market $90,900 Active 744 DOM
6. 2026-06-10
   days on market $90,900 Active 738 DOM
7. 2026-06-08
   days on market $90,900 Active 737 DOM
8. 2026-06-03
   days on market $90,900 Active 732 DOM
9. 2026-06-02
   days on market $90,900 Active 731 DOM
10. 2026-06-01
    days on market $90,900 Active 730 DOM
11. 2026-05-31
    days on market $90,900 Active 729 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,497
• − Mortgage interest: −$5,092
• − Property taxes: −$1,364
• − Insurance: −$454
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − Depreciation: −$2,644
• Taxable income: $13,544
• Est. tax owed @ 24.0%: −$3,250
• After-tax cash flow: $10,934/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): 29,072
• Household income: $117,724
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 719.0

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: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 8% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 1%
• Common ancestry: Italian 4% Slovak 3% Romanian 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -581.25%
• Current HPI: 329.7742
• Rent YoY: ▲ 5.03%
• 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