Land Feasibility Blueprint · Sample
8241 Ridgecrest Ln, Jacksonville, FL 32211
Duval County · 1.02 acres · Parcel 1245-0032-0000
Land Quality Gate
Passed with minor conditions — undimensioned rear easement and tree mitigation to resolve before siting the pad.
Conforming residential infill lot. Lot area, frontage and utilities all clear RLD-60 standards with no variance required. One open item: an undimensioned rear easement to confirm with the county surveyor.
Elevation
USGS 3DEP slope profile
Site highlight: a 3.1% average grade means a conventional slab-on-grade foundation with sheet-flow drainage to the street — no retaining walls, no stepped footings, no engineered fill.
Diligence
Planning office checklist
Meets zoning minimum lot size
RLD-60 requires 6,000 sf (0.14 ac). The parcel delivers 44,431 sf — a 638% surplus, no variance needed.
Legal road frontage confirmed
112 ft of frontage on a paved, county-maintained right-of-way exceeds the 60 ft RLD-60 minimum.
Municipal sewer available
JEA gravity sewer runs the length of the frontage, so no septic system or perc test is required.
Outside the mapped floodplain
FEMA panel 12031C0416K places the parcel in Zone X — no flood elevation certificate.
Tree protection ordinance applies
Duval County requires a tree survey and mitigation for protected specimens over 20 in DBH. Budget contingency held below.
No recorded plat for the rear 30 ft
A utility easement is referenced but not dimensioned in the deed. Confirm width with the county surveyor before siting the structure.
Zoning district: RLD-60 (Residential Low Density) · minimum lot size 0.14 ac · JEA water + gravity sewer at the frontage
AI underwriter
Assessment narrative
Property profile
A 1.02-acre rectangular interior lot on the Arlington side of Jacksonville, roughly 280 ft deep with 112 ft of paved frontage. Mature pine and live oak cover the rear two-thirds; the front pad is already cleared from a prior structure removal.
Zoning math
RLD-60 requires 6,000 sf and 60 ft of frontage. At 44,431 sf and 112 ft, the parcel conforms outright and would support a lot split into two conforming lots subject to a minor subdivision plat — the highest and best use if frontage can be re-divided.
Due diligence
Order a boundary and tree survey, pull the deed to dimension the rear easement, and confirm JEA tap availability and current impact fees in writing. No perc test is needed given confirmed gravity sewer.
Developer takeaway
A clean, low-risk single-family infill build with upside from a potential two-lot split. At the $44,900 list price the deal underwrites below our maximum allowable offer, leaving room for tree mitigation contingency.
Acquisition blueprint
ARV & MAO underwriting
| Illustrative end-product ARV (2,150 sf × $245/sf) | $526,750 |
| Base construction cost (2,150 sf × $150/sf)2,150 sq ft @ $150/sq ft baseline. Based on a standard $150/sq ft baseline. Higher local contractor pricing or custom finishes will reduce the supportable land basis accordingly. | -$322,500 |
| Site work, clearing & driveway | -$14,500 |
| Water / sewer tap + impact fees | -$9,800 |
| Septic system (municipal sewer confirmed) | $0 |
| Soft costs, permits & survey | -$8,900 |
| Carry, closing & selling costs (4% of ARV) | -$21,070 |
| Developer profit (20% of project cost) | -$75,354 |
| Maximum supportable land basis (MAO) | $74,626 |
Offer guidance
What should I offer?
- Aggressive — open here$40,000
Your opening number — comfortably under asking, leaving room to move up while staying well inside your margin.
- Target — fair value$40,000
The realistic settle point at 90% of asking. Still clears a standard 20% investor margin on the finished build.
- Walk-away — hard maximum$44,500
Asking price is your ceiling here — the build math supports more, but never pay above list when you don't have to.
The build math supports up to $74,626 of land basis — $30,126 above the $44,900 asking price. The deal clears your margin, so asking price is the ceiling and anything under it is upside.
- Seller has carried this listing 138 days (over 120). Anchor at the aggressive number — carrying fatigue is your leverage.
- Residual land basis is 14% of ARV versus a typical 18–25% — verify the build spec and local hard costs before anchoring on these numbers.
Market
Illustrative end-product (ARV) comps
| Address | Bd/Ba | Sq ft | Sold | $/sf | Dist. |
|---|---|---|---|---|---|
| 8114 Ridgecrest Ln | 4/2 | 2,140 | $524,900 | $245 | 0.2 mi |
| 1327 Bellhaven Dr | 4/3 | 2,260 | $552,000 | $244 | 0.4 mi |
| 2043 Cedarcrest Ct | 3/2 | 1,980 | $487,000 | $246 | 0.6 mi |
| 755 Fort Caroline Cir | 4/2 | 2,205 | $538,000 | $244 | 0.8 mi |
Comps describe the finished home a builder would deliver on this lot — they are not land sales. Median $245/sf drives the ARV used in the underwriting above.
Sample data shown for demonstration. Live reports pull parcel geometry, zoning, USGS 3DEP elevation, FEMA flood layers, SSURGO soils and market comps at request time. Always verify with local authorities before purchasing.