3410 Humphrey St · Asbury Lake, FL 32043

$341,990

4 bd · 2.5 ba · 21,181 sqft · Land · 7 Days on market

Built 2026 4,800 sqft lot $52/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 +7.5/15.0
• Schools +5.1/10.0
• Livability +3.1/5.0
• DSCR +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Sample Image This charming Springfield II two-story single-family home features a spacious and functional layout, perfect for modern living. The primary suite is conveniently located on the main floor, offering a private retreat with a walk-in closet. Upstairs, you'll find three additional bedrooms and a versatile loft space that can be customized to suit your needs. The heart of the home is the expansive kitchen, which includes a cozy cafe area for casual dining or relaxation. A two-car garage provides ample storage and parking space, completing this well-designed home that combines comfort and practicality.

Key facts

• Cozy cafe area
• Expansive kitchen
• Walk-in closet

Tags

• PRIMARY SUITE
• WALK-IN CLOSET
• EXPANSIVE KITCHEN
• COZY CAFE AREA
• VERSATILE LOFT SPACE

Property features AI

Finance

• HOA & community: Homeowners association (First Service Residential); Annual association fee; CDD fee applies; Community sidewalks

Exterior

• Parking: Attached garage with garage door opener; 2-car garage
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public sewer; Water available; Electricity available and connected; Sewer available and connected; Cable available and connected
• Home design: Single family residence; Two levels; Northeast-facing
• Construction: Fiber cement and frame construction; Shingle roof
• Exterior features: Covered patio/porch; Cleared lot; Asphalt road access; Carbon monoxide detector(s); Smoke detector(s)

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Pantry; Kitchen island
• Bedrooms: 4 bedrooms (some bedrooms on second floor, primary and main living areas on first floor)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Entrance foyer; Kitchen island; Open floorplan; Pantry; Primary bathroom with shower (no tub); Split bedrooms; Walk-in closet(s)
• Laundry & utility: Electric dryer hookup; Laundry on upper level; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $342k.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (25.9% below list).
• Recommended offer: $253k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.3% in Asbury Lake — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#776 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, crime A-; Watch: amenities F, commute F, health & safety F.
• Clay (suburban): math 58% / reading 59% proficiency, ranked #14 of 73 in FL (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Shadowlawn Elementary School (math 70% / reading 63%, grade B+, #473 of 2,144 statewide, top 23%, 735 students, 49% FRL); Lake Asbury Junior High School (math 65% / reading 58%, grade B+, #124 of 571 statewide, top 22%, 1,037 students, 41% FRL); Clay High School (math 37% / reading 53%, grade D-, #228 of 667 statewide, top 35%, 1,666 students, 43% FRL).
• Market conditions: Rents flat; 891 active listings in the ZIP; solid renter incomes; 1,876 units permitted in Clay County in 2024 (14 in 5+ unit buildings).
• This rent runs 36% of the median local income ($84k/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 $10k of value loss. Plan a longer hold.
• Clay County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $253,359 (25.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.74% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.46% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.23×
• Total profit: $-73,909
• Equity at exit: $50,992

10-year hold

• IRR: -25.0%
• Equity multiple: -0.09×
• Total profit: $-104,852
• Equity at exit: $29,569

Cash invested: $95,757 (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 32043

• Home prices YoY: -26.3%
• Rents YoY: 0.5%
• Active inventory: 891
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,534 medium
• Mortgage (P&I): −$1,793
• Tax from tax record: −$204 /mo · $2,445/yr
• Insurance: −$142
• HOA: −$52
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-190

Break-even live

Break-even rent $2,774

Max offer price $308,403

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-93	+0% $-190	+5% $-287	+10% $-384
Rent	-10% $-390	-5% $-290	+0% $-190	+5% $-90	+10% $10
Rate	-1.0pp $-18	-0.5pp $-103	base $-190	+0.5pp $-279	+1.0pp $-369

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: $85,498
• Closing costs: $10,260
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $52 · $624/yr

Listing history 2 events

1. 2026-05-18
   status Pending
2. 2026-05-11
   listed $341,990 Active

ⓘ 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: $2,445 · $204/mo
• Projected year-2 tax: $2,839 · $237/mo
• Expected delta: +$394/yr (+$33/mo · 16.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,403
• − Mortgage interest: −$19,157
• − Property taxes: −$2,445
• − Insurance: −$1,710
• − Repairs & maintenance: −$2,432
• − Management: −$2,432
• − HOA: −$624
• − Depreciation: −$9,949
• Taxable loss: −$8,346
• Est. tax savings @ 24.0%: +$2,003
• After-tax cash flow: $-279/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: Clay
• NCES district ID: 1200300
• Math proficiency: 58% ▼ -8.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $59,379
• Composite: 50.73/100
• National rank: #1815
• State rank: #14 of 73 in FL

Livability — Asbury Lake

• Score: 61/100
• State rank: #776
• US rank: #17575

Category grades

Amenities F Commute F Cost of living B+ Crime A- Employment A Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clay County · 208,450 people
• Metro: Jacksonville, FL
• Population (ZIP): 34,562
• Household income: $84,145
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 449.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 230,495 people
• By 2030: 242,427 · +5.2%
• By 2040: 262,244 · +13.8%
• By 2050: 275,148 · +19.4%
• By 2075: 295,397 · +28.2%
• By 2100: 287,592 · +24.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: +3.6pp toward D · 2008: -42.8pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+37.1 2016: R+44.3 2012: R+45.8 2008: R+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.34%
• Current HPI: 301.3212
• Rent YoY: ▲ 0.46%
• 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

2 events — show timeline

• 2026-05-18 Pending — realMLS
• 2026-05-11 Listed $341,990 realMLS