2705 Suni Pines Blvd · Jacksonville, FL 32250

$90,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 890 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 $670 ($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 15.1% 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: 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); 500 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 890 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 890 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: 1.81% ✓
• Cap rate: 15.14%
• Cash-on-cash: 31.58%
• DSCR: 2.41
• GRM: 4.6

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
13703 N Richmond Park Dr N #2109	1.32mi	2/2.0 (-1)	1,229 (+1%)	0mo	$185,000	$151	58
13703 Richmond Park Dr N #1701	1.32mi	2/2.0 (-1)	1,229 (+1%)	1mo	$195,000	$159	57
13715 Richmond Park Dr N #702	1.38mi	2/2.0 (-1)	1,167 (-4%)	0mo	$200,000	$171	53
14750 Beach Blvd #75	1.41mi	2/2.0 (-1)	1,264 (+4%)	1mo	$299,000	$237	53
13253 Mendenhall Pl	1.32mi	3/2.0	1,301 (+7%)	1mo	$392,750	$302	52
3108 Villa Vera Ct	1.29mi	3/2.0	1,515 (+25%)	0mo	$458,000	$302	40
13364 Beach Blvd #913	1.08mi	3/2.0	1,394 (+15%)	1mo	$245,000	$176	40
13715 Richmond Park Dr N #504	1.38mi	3/2.0	1,500 (+23%)	1mo	$215,000	$143	39
13715 Richmond Park Dr #308	1.38mi	3/2.0	1,500 (+23%)	1mo	$230,000	$153	39
3518 Nightscape Cir	1.15mi	2/2.5 (-1)	1,078 (-11%)	1mo	$225,000	$209	38
13703 Richmond Park Dr N #3003	1.32mi	2/2.0 (-1)	1,015 (-16%)	0mo	$205,000	$202	35
14750 Beach Blvd #26	1.41mi	2/2.5 (-1)	1,440 (+18%)	0mo	$435,100	$302	33

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: 28.8%
• Equity multiple: 2.23×
• Total profit: $31,380
• Equity at exit: $13,553

10-year hold

• IRR: 37.3%
• Equity multiple: 4.81×
• Total profit: $97,004
• 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: 500
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,643 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: −$345
• Net cashflow: $670

Break-even live

Break-even rent $795

Max offer price $90,900

Occupancy floor 54%

Sensitivity live

Price	-10% $733	-5% $701	+0% $670	+5% $638	+10% $607
Rent	-10% $540	-5% $605	+0% $670	+5% $735	+10% $800
Rate	-1.0pp $716	-0.5pp $693	base $670	+0.5pp $646	+1.0pp $622

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	55d	1	0.07mi
2942 Rockford Falls Dr N Jacksonville, FL	3.0	2.0	1490	$2,100	$1.41	158d	1	0.15mi
14089 Lumberton Falls Dr Jacksonville, FL	4.0	2.0	1474	$2,450	$1.66	164d	1	0.19mi
14051 Beach Blvd Jacksonville, FL	2.0	1.0–2.0	921	$2,470	$2.68	2d	25	0.21mi
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	10d	1	0.38mi
13835 Herons Landing Way #8 Jacksonville, FL	2.0	2.0	1230	$1,750	$1.42	28d	1	0.41mi
13827 Herons Landing Way Jacksonville, FL	3.0	2.0	1284	$1,450	$1.13	10d	1	0.43mi
13827 Herons Landing Way #12 Jacksonville, FL	3.0	2.0	1473	$1,900	$1.29	114d	1	0.43mi
13848 Herons Landing Way Unit 12-6 Jacksonville, FL	3.0	2.0	1473	$1,875	$1.27	10d	1	0.43mi
3375 Aldridge Rd E Jacksonville, FL	3.0	2.0	1260	$1,821	$1.45	119d	1	0.44mi
13811 Herons Landing Way #9 Jacksonville, FL	2.0	2.0	1079	$1,450	$1.34	10d	1	0.45mi
13793 Herons Landing Way Jacksonville, FL	3.0	2.0	1346	$1,850	$1.37	164d	1	0.48mi
13785 Herons Landing Way #4 Jacksonville, FL	3.0	2.0	1354	$1,699	$1.25	10d	1	0.49mi
13785 Herons Landing Way #4 Jacksonville, FL	3.0	2.0	1354	$1,699	$1.25	27d	1	0.49mi
13785 Herons Landing Way Jacksonville, FL	2.0–3.0	2.0	1292	$1,795	$1.39	55d	2	0.50mi
13792 Herons Landing Way Unit 19-10 Jacksonville, FL	2.0	2.0	1230	$1,650	$1.34	6d	1	0.51mi
13792 Herons Landing Way Unit 19-10 Jacksonville, FL	2.0	2.0	1230	$1,650	$1.34	2d	1	0.51mi
3437 Brockway Rd Jacksonville, FL	3.0	1.0	1253	$1,890	$1.51	10d	1	0.51mi
13717 Otway Rd Jacksonville, FL	3.0	2.0	1476	$3,200	$2.17	130d	1	0.52mi
14317 Coral Reef Dr S Jacksonville, FL	3.0	2.0	1190	$1,995	$1.68	45d	1	0.57mi
3105 Coral Reef Dr Jacksonville, FL	2.0	2.0	1160	$2,200	$1.90	133d	1	0.65mi
2443 Footbridge Ln Jacksonville, FL	3.0	2.0	1450	$2,800	$1.93	112d	1	0.67mi
13317 Egrets Marsh Dr Jacksonville, FL	3.0	2.0	1213	$2,200	$1.81	10d	1	0.93mi
2460 Egrets Glade Dr Jacksonville, FL	3.0	2.0	1357	$2,550	$1.88	38d	1	0.99mi
3551 San Pablo Rd S Jacksonville, FL	1.0–3.0	1.0–2.0	925	$1,729	$1.87	2d	18	1.00mi
13372 Tropic Egret Dr Jacksonville, FL	3.0	2.0	1368	$2,345	$1.71	35d	1	1.04mi
13364 Beach Blvd Jacksonville, FL	2.0–3.0	2.0	1374	$2,200	$1.60	114d	7	1.06mi
13364 Beach Blvd Jacksonville, FL	2.0–3.0	2.0	1418	$2,000	$1.41	155d	5	1.06mi
13364 Beach Blvd Jacksonville, FL	2.0–3.0	2.0	1374	$2,000	$1.46	38d	4	1.06mi
13364 Beach Blvd Jacksonville, FL	2.0–3.0	2.0	1374	$2,350	$1.71	2d	6	1.06mi
3477 Nightscape Cir Jacksonville, FL	2.0	2.5	1078	$1,750	$1.62	164d	1	1.19mi
3709 San Pablo Rd S Jacksonville, FL	1.0–2.0	1.0–2.0	800	$1,798	$2.25	0d	16	1.20mi
3435 Nightscape Cir Jacksonville, FL	2.0	2.5	1078	$1,800	$1.67	164d	1	1.21mi
3581 Nightscape Cir Jacksonville, FL	2.0	2.5	1110	$1,700	$1.53	10d	1	1.23mi
3684 Summerlin Ln Jacksonville, FL	2.0	2.5	1110	$1,600	$1.44	10d	1	1.24mi
13700 Richmond Park Dr N #1002 Jacksonville, FL	2.0	2.0	1015	$1,396	$1.38	162d	1	1.27mi
13700 Richmond Park Dr N #1002 Jacksonville, FL	2.0	2.0	1015	$1,396	$1.38	155d	1	1.27mi
2311 Paramount Dr Jacksonville, FL	3.0	2.0	1469	$2,200	$1.50	133d	1	1.28mi
13700 Richmond Park Dr N #408 Jacksonville, FL	3.0	2.0	1170	$1,850	$1.58	124d	1	1.29mi

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. 2026-11-08
   days on market $90,900 Active 890 DOM
2. 2026-11-07
   days on market $90,900 Active 889 DOM
3. 2026-11-06
   days on market $90,900 Active 888 DOM
4. 2026-11-05
   days on market $90,900 Active 887 DOM
5. 2026-11-04
   days on market $90,900 Active 886 DOM
6. 2026-11-02
   days on market $90,900 Active 884 DOM
7. 2026-11-01
   days on market $90,900 Active 883 DOM
8. 2026-10-31
   days on market $90,900 Active 882 DOM
9. 2026-10-30
   days on market $90,900 Active 881 DOM
10. 2026-10-29
    days on market $90,900 Active 880 DOM
11. 2026-10-28
    days on market $90,900 Active 879 DOM
12. 2026-10-27
    days on market $90,900 Active 878 DOM
13. 2026-10-26
    days on market $90,900 Active 877 DOM
14. 2026-10-25
    days on market $90,900 Active 876 DOM
15. 2026-10-24
    days on market $90,900 Active 875 DOM
16. 2026-10-23
    days on market $90,900 Active 874 DOM
17. 2026-10-22
    days on market $90,900 Active 873 DOM
18. 2026-10-20
    days on market $90,900 Active 871 DOM
19. 2026-10-19
    days on market $90,900 Active 870 DOM
20. 2026-10-18
    days on market $90,900 Active 869 DOM
21. 2026-10-17
    days on market $90,900 Active 868 DOM
22. 2026-10-16
    days on market $90,900 Active 867 DOM
23. 2026-10-15
    days on market $90,900 Active 866 DOM
24. 2026-10-14
    days on market $90,900 Active 865 DOM
25. 2026-10-13
    days on market $90,900 Active 864 DOM
26. 2026-10-12
    days on market $90,900 Active 863 DOM
27. 2026-10-11
    days on market $90,900 Active 862 DOM
28. 2026-10-10
    days on market $90,900 Active 861 DOM
29. 2026-10-09
    days on market $90,900 Active 860 DOM
30. 2026-10-08
    days on market $90,900 Active 859 DOM
31. 2026-10-07
    days on market $90,900 Active 858 DOM
32. 2026-10-06
    days on market $90,900 Active 857 DOM
33. 2026-10-05
    days on market $90,900 Active 856 DOM
34. 2026-10-04
    days on market $90,900 Active 855 DOM
35. 2026-10-03
    days on market $90,900 Active 854 DOM
36. 2026-10-02
    days on market $90,900 Active 853 DOM
37. 2026-10-02
    days on market $90,900 Active 852 DOM
38. 2026-09-30
    days on market $90,900 Active 851 DOM
39. 2026-09-29
    days on market $90,900 Active 850 DOM
40. 2026-09-28
    days on market $90,900 Active 849 DOM
41. 2026-09-27
    days on market $90,900 Active 848 DOM
42. 2026-09-25
    days on market $90,900 Active 846 DOM
43. 2026-09-24
    days on market $90,900 Active 845 DOM
44. 2026-09-23
    days on market $90,900 Active 844 DOM
45. 2026-09-22
    days on market $90,900 Active 843 DOM
46. 2026-09-21
    days on market $90,900 Active 842 DOM
47. 2026-09-19
    days on market $90,900 Active 840 DOM
48. 2026-09-18
    days on market $90,900 Active 839 DOM
49. 2026-09-17
    days on market $90,900 Active 838 DOM
50. 2026-09-16
    days on market $90,900 Active 837 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: $19,717
• − Mortgage interest: −$5,092
• − Property taxes: −$1,364
• − Insurance: −$454
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$2,644
• Taxable income: $7,008
• Est. tax owed @ 24.0%: −$1,682
• After-tax cash flow: $6,356/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%
• 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