The zoning of a lot changes the value, and it becomes "apples and oranges".

There are quite a few buy and hold opportunities in places like Irvington and Orange in the price range you mentioned since those are mostly rental communities.

Living in Orange County, I'm just not excited anymore about investing in the area whether it be for flipping or renting.

1. 2951 Country Club Blvd, Orange Park, FL 32073Bellair-Meadowbrook Terrace$430,500 on September 19, 20164 bd3+ ba4,015 sq ft0.44 acres lotSingle Family Home2. 246 River Rd, Orange Park, FL 32073Orange Park$449,000 on May 25, 20165 bd3+ ba3,753 sq ft0.38 acres lotSingle Family Home3. 602 Thornwood Ln, Orange Park, FL 32073Bellair-Meadowbrook Terrace$385,000 on June 13, 20165 bd4 ba3,579 sq ft1.0 acres lotSingle Family Home

We have a pretty good market here in many parts of Orange County.Rich Weese I wish we could find some of those lots!!

Our seasonal Canadian clients would ALL leave big orange Home Depot buckets full of water throughout their house.

., but that's apples, vs. oranges."

He could very well spend thousands of dollars in legal fees, spend numerous hours of personal time working on it or bust the guys kneecaps and he will still end up in the same place No money.........although the knee caps might get him a free orange jumpsuit and 3 meals a day

I relocated from Orange County CA because of the opportunities in Detroit and Detroit suburbs.I like the Detroit market where the cash flow beats all other markets AND the appreciation is second to none. 

The Orange, Durham, and Wake county performance mirrors the Raleigh-Cary MSA performance which really isn't much of a surprise.