2705 Suni Pines Blvd · Jacksonville, FL 32250

$90,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 844 Days on market

Manufactured home Built 2024 Good condition $75/sqft · 40% below area Est $152k · 40% 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
• Schools +4.4/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.7

Key facts

• Soccer field
• Swimming pool
• Basketball court

Tags

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

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $697 ($8k/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 15.5% 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: 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); 440 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 67d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent is only 17% of the median local income ($118k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 844 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 844 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: 1.85% ✓
• Cap rate: 15.50%
• Cash-on-cash: 32.89%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (median comp): $152,100
• List price: $90,900
• Delta: -40.24%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14203 Hampton Falls Dr N	0.80mi	3/2.0	1,257 (+3%)	0mo	$359,900	$286	59
13703 Richmond Park Dr N #1908	1.32mi	2/2.0 (-1)	1,229 (+1%)	0mo	$179,000	$146	58
13700 Richmond Park Dr N #1306	1.28mi	2/2.0 (-1)	1,229 (+1%)	3mo	$218,000	$177	56
13486 Las Brisas Way	1.36mi	3/2.0	1,342 (+10%)	1mo	$410,000	$306	47
3734 B Ward St	1.37mi	3/2.0	1,380 (+14%)	1mo	$475,000	$344	42
13364 Beach Blvd #138	1.04mi	3/2.0	1,394 (+15%)	1mo	$237,500	$170	40
13727 Richmond Park Dr N #204	1.40mi	3/2.0	1,500 (+23%)	2mo	$278,000	$185	39
3640 Summerlin Ln	1.29mi	2/2.5 (-1)	1,074 (-12%)	1mo	$220,000	$205	38
3694 Summerlin Ln	1.22mi	2/2.5 (-1)	1,074 (-12%)	1mo	$227,000	$211	37
13703 Richmond Park Dr N #2704	1.32mi	2/2.0 (-1)	1,015 (-16%)	1mo	$205,000	$202	34
13703 Richmond Park Dr N #3303	1.32mi	2/2.0 (-1)	1,015 (-16%)	2mo	$175,000	$172	34
14396 Aqua Vista Rd N	0.74mi	4/2.5 (+1)	1,436 (+18%)	1mo	$499,000	$347	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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: 30.3%
• Equity multiple: 2.31×
• Total profit: $33,216
• Equity at exit: $13,553

10-year hold

• IRR: 38.7%
• Equity multiple: 4.98×
• Total profit: $101,187
• 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 →

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

Active competition Active MLS

• For sale now: 4 active
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $35,200 ($31/sqft)
• Median days on market: 16 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +301.6% above current asking $/sqft

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

ZIP-level market 32250

• Rents YoY: 5.0%
• Active inventory: 440
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$477
• Tax est. 1.5%: −$114 /mo · $1,364/yr
• Insurance: −$38
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $697

Break-even live

Break-even rent $795

Max offer price $90,900

Occupancy floor 53%

Sensitivity live

Price	-10% $760	-5% $729	+0% $697	+5% $666	+10% $635
Rent	-10% $565	-5% $631	+0% $697	+5% $764	+10% $830
Rate	-1.0pp $743	-0.5pp $721	base $697	+0.5pp $674	+1.0pp $650

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2979 Suni Pines Dr Jacksonville, FL	3.0	2.0	920	$1,600	$1.74	9d	1	0.07mi
2942 Rockford Falls Dr N Jacksonville, FL	3.0	2.0	1490	$2,100	$1.41	112d	1	0.15mi
14089 Lumberton Falls Dr Jacksonville, FL	4.0	2.0	1474	$2,450	$1.66	119d	1	0.19mi
14051 Beach Blvd Jacksonville, FL	3.0	1.0–3.0	1055	$3,030	$2.87	6d	34	0.19mi
3210 Discovery Way Jacksonville, FL	2.0	1.0–2.0	576	$1,600	$2.78	0d	4	0.32mi
13851 Herons Landing Way #4 Jacksonville, FL	3.0	2.0	1354	$1,795	$1.33	0d	1	0.38mi
13827 Herons Landing Way #12 Jacksonville, FL	3.0	2.0	1473	$1,900	$1.29	68d	1	0.43mi
13827 Herons Landing Way Jacksonville, FL	3.0	2.0	1284	$1,450	$1.13	9d	1	0.43mi
13848 Herons Landing Way Unit 12-6 Jacksonville, FL	3.0	2.0	1473	$1,875	$1.27	9d	1	0.43mi
3375 Aldridge Rd E Jacksonville, FL	3.0	2.0	1260	$1,821	$1.45	73d	1	0.44mi
13811 Herons Landing Way #9 Jacksonville, FL	2.0	2.0	1079	$1,550	$1.44	5d	1	0.45mi
13793 Herons Landing Way Jacksonville, FL	3.0	2.0	1346	$1,850	$1.37	119d	1	0.48mi
13785 Herons Landing Way #4 Jacksonville, FL	3.0	2.0	1354	$1,950	$1.44	62d	1	0.49mi
13785 Herons Landing Way Jacksonville, FL	2.0–3.0	2.0	1292	$1,795	$1.39	9d	2	0.50mi
13785 Herons Landing Way Jacksonville, FL	2.0–3.0	2.0	1292	$1,795	$1.39	6d	2	0.50mi
3437 Brockway Rd Jacksonville, FL	2.0	1.0	1253	$1,890	$1.51	9d	1	0.51mi
13717 Otway Rd Jacksonville, FL	3.0	2.0	1476	$3,200	$2.17	85d	1	0.52mi
3105 Coral Reef Dr Jacksonville, FL	2.0	2.0	1160	$2,200	$1.90	87d	1	0.65mi
2443 Footbridge Ln Jacksonville, FL	3.0	2.0	1450	$2,800	$1.93	67d	1	0.67mi
3551 San Pablo Rd S Jacksonville, FL	1.0–3.0	1.0–2.0	925	$1,729	$1.87	6d	11	1.00mi
13372 Tropic Egret Dr Jacksonville, FL	3.0	2.0	1368	$2,420	$1.77	4d	1	1.04mi
13364 Beach Blvd Jacksonville, FL	2.0–3.0	2.0	1508	$2,000	$1.33	2d	3	1.06mi
13364 Beach Blvd Jacksonville, FL	2.0–3.0	2.0	1418	$2,000	$1.41	110d	5	1.06mi
13364 Beach Blvd Jacksonville, FL	2.0–3.0	2.0	1374	$2,200	$1.60	68d	7	1.06mi
3477 Nightscape Cir Jacksonville, FL	2.0	2.5	1078	$1,750	$1.62	119d	1	1.19mi
3709 San Pablo Rd S Jacksonville, FL	1.0–3.0	1.0–3.0	900	$1,888	$2.10	0d	21	1.20mi
3435 Nightscape Cir Jacksonville, FL	2.0	2.5	1078	$1,800	$1.67	119d	1	1.21mi
3581 Nightscape Cir Jacksonville, FL	2.0	2.5	1110	$1,700	$1.53	9d	1	1.23mi
3684 Summerlin Ln Jacksonville, FL	2.0	2.5	1110	$1,600	$1.44	119d	1	1.24mi
13700 Richmond Park Dr N #1002 Jacksonville, FL	2.0	2.0	1015	$1,396	$1.38	116d	1	1.27mi
13700 Richmond Park Dr N #1002 Jacksonville, FL	2.0	2.0	1015	$1,396	$1.38	110d	1	1.27mi
2311 Paramount Dr Jacksonville, FL	3.0	2.0	1469	$2,200	$1.50	87d	1	1.28mi
13700 Richmond Park Dr N #408 Jacksonville, FL	3.0	2.0	1170	$1,850	$1.58	78d	1	1.29mi
3504 Summerlin Ln Jacksonville, FL	2.0	2.5	1110	$1,475	$1.33	119d	1	1.30mi
12772 Glade Springs Dr S Jacksonville, FL	3.0	2.0	1463	$2,415	$1.65	71d	1	1.32mi
3875 San Pablo Rd S Jacksonville, FL	2.0–4.0	2.0	1161	$1,448	$1.25	9d	1	1.32mi
13241 Mendenhall Pl Jacksonville, FL	3.0	2.5	1313	$2,195	$1.67	4d	1	1.35mi
13241 Mendenhall Pl Jacksonville, FL	3.0	2.0	1313	$2,195	$1.67	81d	1	1.35mi
13715 Richmond Park Dr N #604 Jacksonville, FL	2.0	2.0	1167	$1,500	$1.29	9d	1	1.35mi
3583 Pebble Path Ln Jacksonville, FL	2.0	2.5	1074	$1,525	$1.42	5d	1	1.36mi

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

Listing history 50 events

1. 2026-09-23
   days on market $90,900 Active 844 DOM
2. 2026-09-22
   days on market $90,900 Active 843 DOM
3. 2026-09-21
   days on market $90,900 Active 842 DOM
4. 2026-09-19
   days on market $90,900 Active 840 DOM
5. 2026-09-18
   days on market $90,900 Active 839 DOM
6. 2026-09-17
   days on market $90,900 Active 838 DOM
7. 2026-09-16
   days on market $90,900 Active 837 DOM
8. 2026-09-15
   days on market $90,900 Active 836 DOM
9. 2026-09-14
   days on market $90,900 Active 835 DOM
10. 2026-09-13
    days on market $90,900 Active 834 DOM
11. 2026-09-12
    days on market $90,900 Active 833 DOM
12. 2026-09-11
    days on market $90,900 Active 832 DOM
13. 2026-09-05
    days on market $90,900 Active 826 DOM
14. 2026-09-04
    days on market $90,900 Active 825 DOM
15. 2026-08-31
    days on market $90,900 Active 821 DOM
16. 2026-08-29
    days on market $90,900 Active 819 DOM
17. 2026-08-28
    days on market $90,900 Active 818 DOM
18. 2026-08-27
    days on market $90,900 Active 817 DOM
19. 2026-08-25
    days on market $90,900 Active 815 DOM
20. 2026-08-24
    days on market $90,900 Active 814 DOM
21. 2026-08-23
    days on market $90,900 Active 813 DOM
22. 2026-08-22
    days on market $90,900 Active 812 DOM
23. 2026-08-21
    days on market $90,900 Active 811 DOM
24. 2026-08-20
    days on market $90,900 Active 810 DOM
25. 2026-08-19
    days on market $90,900 Active 809 DOM
26. 2026-08-18
    days on market $90,900 Active 808 DOM
27. 2026-08-17
    days on market $90,900 Active 807 DOM
28. 2026-08-16
    days on market $90,900 Active 806 DOM
29. 2026-08-15
    days on market $90,900 Active 805 DOM
30. 2026-08-14
    days on market $90,900 Active 804 DOM
31. 2026-08-13
    days on market $90,900 Active 803 DOM
32. 2026-08-12
    days on market $90,900 Active 802 DOM
33. 2026-08-11
    days on market $90,900 Active 801 DOM
34. 2026-08-10
    days on market $90,900 Active 800 DOM
35. 2026-08-09
    days on market $90,900 Active 799 DOM
36. 2026-08-08
    days on market $90,900 Active 798 DOM
37. 2026-08-07
    days on market $90,900 Active 797 DOM
38. 2026-08-06
    days on market $90,900 Active 796 DOM
39. 2026-08-05
    days on market $90,900 Active 795 DOM
40. 2026-08-04
    days on market $90,900 Active 794 DOM
41. 2026-08-03
    days on market $90,900 Active 793 DOM
42. 2026-07-31
    days on market $90,900 Active 790 DOM
43. 2026-07-30
    days on market $90,900 Active 789 DOM
44. 2026-07-30
    days on market $90,900 Active 788 DOM
45. 2026-07-28
    days on market $90,900 Active 787 DOM
46. 2026-07-24
    days on market $90,900 Active 783 DOM
47. 2026-07-23
    days on market $90,900 Active 782 DOM
48. 2026-07-22
    days on market $90,900 Active 781 DOM
49. 2026-07-21
    days on market $90,900 Active 780 DOM
50. 2026-07-18
    days on market $90,900 Active 777 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: $20,137
• − Mortgage interest: −$5,092
• − Property taxes: −$1,364
• − Insurance: −$454
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$2,644
• Taxable income: $7,361
• Est. tax owed @ 24.0%: −$1,767
• After-tax cash flow: $6,603/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 Cosmetic rehab Est. rehab $6,080–$18,240 screening

This manufactured home is in good condition with a clean exterior and interior. A fresh coat of paint and window maintenance would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior — A fresh coat of paint can enhance curb appeal and value. ↑
• Both Clean and maintain the windows — Clean windows improve natural light and aesthetics, boosting both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Grasp Academy F FL #2,130/2,144 Nat'l #36,039/41,679 Middle Duncan U. Fletcher Middle School A- FL #84/571 Nat'l #1,110/14,009 High Sandalwood High School D FL #179/667 Nat'l #5,677/17,239

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): 29,072
• Household income: $117,724
• Rent vs Own: 30.8% rent · 69.2% 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: 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%

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

• 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