10550 Baymeadows Rd #413 · Jacksonville, FL 32256

$180,000

3 bd · 2.0 ba · 1,206 sqft · Condo public records · 101 Days on market

Built 1999 $445/mo HOA · 25% 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 +7.8/30.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Appreciation +4.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks MLS

Welcome to The Overlook at Baymeadows! This spacious 3-bedroom, 2-bath condo offers 1,206 sq. ft. of comfortable living in a gated community just minutes from I-295, I-95, and St. Johns Town Center. Built in 1999, this third-floor home features an open-concept layout with abundant natural light, a private screened balcony, and a split bedroom floor plan for added privacy. The primary suite includes a walk-in closet and en-suite bath, while two additional bedrooms provide flexibility for family, guests, or a home office. Residents enjoy a resort-style pool, clubhouse, fitness center, and car wash area, all maintained by the HOA. Monthly dues cover exterior maintenance, landscaping, and community amenities, making it truly low-maintenance living. Zoned for highly rated schools and close to shopping, dining, and major employers, this home is perfect for those seeking convenience and value in the heart of Jacksonville.

Key facts

• Gated community
• Fitness center
• Walk-in closet

Tags

• GATED COMMUNITY
• PRIVATE SCREENED BALCONY
• WALK-IN CLOSET
• RESORT-STYLE AMENITIES
• POOL
• FITNESS CENTER

Property features AI

Finance

• HOA & community: Association with monthly fee; Monthly association fee of $445; Association covers insurance, grounds maintenance, sewer, trash, and water; Community amenities include barbecue area, car wash area, clubhouse, fitness center, and grounds maintenance

Exterior

• Parking: Assigned parking in a parking lot
• Utilities: Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; Property is attached; 3-story building
• Exterior features: Screened patio/porch; Community pool (not private)

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Entrance foyer; Open floorplan; Pantry; Split bedroom layout; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-198 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (1.4% below list).
• Recommended offer: $145k (19.4% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 4.0% in Jacksonville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Twin Lakes Academy Elementary School (math 44% / reading 43%, grade F, #1,345 of 2,144 statewide, top 64%, 881 students, 50% FRL); Twin Lakes Academy Middle School (math 43% / reading 38%, grade F, #360 of 571 statewide, top 64%, 1,076 students, 44% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents flat; 513 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,106 (19.4% 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. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.70%
• DSCR: 0.79
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.58% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.30×
• Total profit: $-35,076
• Equity at exit: $38,508

10-year hold

• IRR: -15.0%
• Equity multiple: -0.06×
• Total profit: $-53,438
• Equity at exit: $36,362

Cash invested: $50,400 (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 32256

• Home prices YoY: -0.7%
• Rents YoY: 0.4%
• Active inventory: 513
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$944
• Tax from tax record: −$136 /mo · $1,628/yr
• Insurance: −$75
• HOA: −$445
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-198

Break-even live

Break-even rent $2,025

Max offer price $145,106

Occupancy floor —

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10550 Baymeadows Rd Jacksonville, FL	2.0–3.0	2.0	1229	$1,665	$1.35	14d	3	0.11mi
8150 Point Meadows Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1141	$2,072	$1.82	1d	18	0.37mi
11251 Campfield Dr #2307 Jacksonville, FL	2.0	2.0	1128	$1,625	$1.44	23d	1	0.66mi
8540 Homeplace Dr Jacksonville, FL	3.0	1.0–2.0	958	$2,345	$2.45	1d	28	0.99mi
8125 Summer Gate Ct Jacksonville, FL	2.0	2.5	1248	$1,625	$1.30	4d	1	1.05mi
7990 Baymeadows Rd E Unit 7990-928 Jacksonville, FL	3.0	2.0	1206	$1,490	$1.24	23d	1	1.08mi
7990 Baymeadows Rd E Jacksonville, FL	3.0	2.0	1307	$1,640	$1.26	4d	4	1.14mi
7990 Baymeadows Rd E Jacksonville, FL	3.0	2.0	1307	$1,724	$1.32	16d	3	1.14mi
7800 Point Meadows Dr Jacksonville, FL	2.0	2.0	1231	$1,538	$1.25	3d	3	1.19mi
7800 Point Meadows Dr Jacksonville, FL	1.0–2.0	1.0–2.0	1096	$1,550	$1.41	21d	3	1.19mi
7800 Point Meadows Dr Jacksonville, FL	2.0	2.0	1265	$1,525	$1.21	19d	2	1.19mi
7800 Point Meadows Dr Jacksonville, FL	1.0–2.0	1.0–2.0	1096	$1,550	$1.41	23d	3	1.19mi
7801 Point Meadows Dr Jacksonville, FL	3.0	2.0	1347	$1,900	$1.41	20d	3	1.25mi
7801 Point Meadows Dr Jacksonville, FL	2.0–3.0	2.0	1279	$2,100	$1.64	1d	4	1.25mi
7801 Point Meadows Dr Jacksonville, FL	3.0	2.0	1347	$1,925	$1.43	23d	3	1.25mi
10100 Baymeadows Rd Jacksonville, FL	1.0–3.0	1.0–2.0	966	$1,923	$1.99	1d	29	1.37mi
10200 Belle Rive Blvd Jacksonville, FL	2.0	2.0	1020	$1,400	$1.37	23d	3	1.40mi
10200 Belle Rive Blvd Jacksonville, FL	1.0–2.0	1.0–2.0	870	$1,499	$1.72	3d	3	1.40mi

HOA detail condo

• Monthly dues: $445 · $5,340/yr
• Likely covers: landscapingexterior maint.poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $180,000 Active 101 DOM
2. 2026-06-17
   days on market $180,000 Active 100 DOM
3. 2026-06-16
   days on market $180,000 Active 99 DOM
4. 2026-06-15
   days on market $180,000 Active 98 DOM
5. 2026-06-13
   days on market $180,000 Active 95 DOM
6. 2026-06-10
   days on market $180,000 Active 92 DOM
7. 2026-06-08
   days on market $180,000 Active 91 DOM
8. 2026-06-07
   days on market $180,000 Active 90 DOM
9. 2026-06-03
   days on market $180,000 Active 86 DOM
10. 2026-06-02
    days on market $180,000 Active 85 DOM
11. 2026-06-02
    price $180,000 Active 84 DOM
12. 2026-06-01
    days on market $184,000 Active 84 DOM
13. 2026-05-31
    days on market $184,000 Active 83 DOM
14. 2026-05-12
    price $184,000
15. 2026-04-08
    price $186,000
16. 2026-03-09
    listed $190,000 Active
17. 2025-11-05
    historical 931-char remark

    Show marketing remark (931 chars)

    Welcome to The Overlook at Baymeadows! This spacious 3-bedroom, 2-bath condo offers 1,206 sq. ft. of comfortable living in a gated community just minutes from I-295, I-95, and St. Johns Town Center. Built in 1999, this third-floor home features an open-concept layout with abundant natural light, a private screened balcony, and a split bedroom floor plan for added privacy. The primary suite includes a walk-in closet and en-suite bath, while two additional bedrooms provide flexibility for family, guests, or a home office. Residents enjoy a resort-style pool, clubhouse, fitness center, and car wash area, all maintained by the HOA. Monthly dues cover exterior maintenance, landscaping, and community amenities, making it truly low-maintenance living. Zoned for highly rated schools and close to shopping, dining, and major employers, this home is perfect for those seeking convenience and value in the heart of Jacksonville.

18. 2025-09-24
    listed $190,000 Active 931-char remark

    Show marketing remark (931 chars)

    Welcome to The Overlook at Baymeadows! This spacious 3-bedroom, 2-bath condo offers 1,206 sq. ft. of comfortable living in a gated community just minutes from I-295, I-95, and St. Johns Town Center. Built in 1999, this third-floor home features an open-concept layout with abundant natural light, a private screened balcony, and a split bedroom floor plan for added privacy. The primary suite includes a walk-in closet and en-suite bath, while two additional bedrooms provide flexibility for family, guests, or a home office. Residents enjoy a resort-style pool, clubhouse, fitness center, and car wash area, all maintained by the HOA. Monthly dues cover exterior maintenance, landscaping, and community amenities, making it truly low-maintenance living. Zoned for highly rated schools and close to shopping, dining, and major employers, this home is perfect for those seeking convenience and value in the heart of Jacksonville.

19. 2020-11-06
    soldstatus $139,700
20. 2020-11-06
    soldstatus $139,700
21. 2020-10-16
    soldstatus $139,700 Sold 496-char remark

    Show marketing remark (496 chars)

    This beautiful condo is located in the highly sought after community of The Overlook. Open floor plan for entertaining and split bedrooms for privacy. This 3rd floor unit has high ceilings that create a more spacious look. Freshly painted with newer flooring. Condo fees include basic cable, water, sewer, exterior Insurance, maintenance and landscaping. Enjoy the Fitness Center, Pool & Clubhouse with full Kitchen. Centrally located to Shopping, Restaurants & Interstate access.

22. 2020-10-16
    status Pending 496-char remark

    Show marketing remark (496 chars)

    This beautiful condo is located in the highly sought after community of The Overlook. Open floor plan for entertaining and split bedrooms for privacy. This 3rd floor unit has high ceilings that create a more spacious look. Freshly painted with newer flooring. Condo fees include basic cable, water, sewer, exterior Insurance, maintenance and landscaping. Enjoy the Fitness Center, Pool & Clubhouse with full Kitchen. Centrally located to Shopping, Restaurants & Interstate access.

23. 2020-09-19
    historical Active - Contingent 496-char remark

    Show marketing remark (496 chars)

    This beautiful condo is located in the highly sought after community of The Overlook. Open floor plan for entertaining and split bedrooms for privacy. This 3rd floor unit has high ceilings that create a more spacious look. Freshly painted with newer flooring. Condo fees include basic cable, water, sewer, exterior Insurance, maintenance and landscaping. Enjoy the Fitness Center, Pool & Clubhouse with full Kitchen. Centrally located to Shopping, Restaurants & Interstate access.

24. 2020-09-16
    listed $139,700 Active 496-char remark

    Show marketing remark (496 chars)

    This beautiful condo is located in the highly sought after community of The Overlook. Open floor plan for entertaining and split bedrooms for privacy. This 3rd floor unit has high ceilings that create a more spacious look. Freshly painted with newer flooring. Condo fees include basic cable, water, sewer, exterior Insurance, maintenance and landscaping. Enjoy the Fitness Center, Pool & Clubhouse with full Kitchen. Centrally located to Shopping, Restaurants & Interstate access.

25. 2006-01-10
    soldstatus $150,000
26. 2003-08-05
    historical
27. 2003-08-04
    soldstatus $124,900
28. 2003-07-23
    soldstatus $124,900
29. 2003-04-18
    listed $124,900

ⓘ 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: $1,628 · $136/mo
• Projected year-2 tax: $1,628 · $136/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,297
• − Mortgage interest: −$10,083
• − Property taxes: −$1,628
• − Insurance: −$900
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − HOA: −$5,340
• − Depreciation: −$5,236
• Taxable loss: −$5,297
• Est. tax savings @ 24.0%: +$1,271
• After-tax cash flow: $-1,099/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: 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

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 · 1,015,274 people
• City population: 979,034
• Metro: Jacksonville, FL
• Population (ZIP): 58,192
• Household income: $73,570
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 2706.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 51% Black 18% Asian 13% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1%
• Common ancestry: Italian 4% Lithuanian 2% Romanian 2%
• Foreign-born: 22% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 9% Other Indo-European 6% Other Asian/Pacific 3%

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: ▼ -1.58%
• Current HPI: 216.5115
• Rent YoY: ▲ 0.39%
• 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

+47.3% since first listed

16 events — show timeline

• 2026-05-12 Price Changed $184,000 realMLS
• 2026-04-08 Price Changed $186,000 realMLS
• 2026-03-09 Listed $190,000 realMLS
• 2025-11-05 Listing Removed — realMLS
• 2025-09-24 Listed $190,000 realMLS
• 2020-11-06 Sold (Public Records) $139,700 Public Records
• 2020-11-06 Sold (Public Records) $139,700 Public Records
• 2020-10-16 Sold (MLS) $139,700 realMLS
• 2020-10-16 Pending — realMLS
• 2020-09-19 Contingent — realMLS
• 2020-09-16 Listed $139,700 realMLS
• 2006-01-10 Sold (Public Records) $150,000 Public Records
• 2003-08-05 Listing Removed — realMLS
• 2003-08-04 Sold (Public Records) $124,900 Public Records
• 2003-07-23 Sold (MLS) $124,900 realMLS
• 2003-04-18 Listed $124,900 realMLS

Property tax history

+8.4%/yr

Latest (2025): $1,628 · +3.1% YoY. Source: county tax records.