8601 Beach Blvd #909 · Jacksonville, FL 32216

$149,999

3 bd · 2.0 ba · 1,258 sqft · Condo public records · 242 Days on market

Built 2003 $439/mo HOA · 24% 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 +16.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +5.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super Clean ready for new owners! Gated community, convenient to shopping, highway access & dining. This spacious 3 bedroom, 2 bath condo comes with a screened patio. Separate Dining area, computer niche workstation, inside laundry with washer & Dryer. Freshly Painted interior; all neutral décor; fully equipped kitchen. Don't miss previewing this one! Community amenities include: Pool, Gym.

Key facts

• $439 HOA
• Built 2003
• Listed 242 days

Property features AI

Finance

• HOA & community: Has association; Monthly association fee of $439; Association covers water, sewer and trash; Association amenities include water and other community features

Exterior

• Parking: Assigned parking; Gated parking lot; Additional parking available
• Utilities: Public sewer; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Condominium; Faces south; Three or more levels; Single-story building
• Construction: Stucco construction; Shingle roof
• Exterior features: Balcony; Fencing (other)

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast nook; Ceiling fans; Primary bath with tub and shower
• Laundry & utility: Electric dryer hookup; Unfurnished unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.9% 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: Southside Estates Elementary School (math 57% / reading 42%, grade D, #1,088 of 2,144 statewide, top 53%, 486 students, 66% FRL); Southside Middle School (math 24% / reading 22%, grade F, #542 of 571 statewide, top 95%, 844 students, 57% FRL); Englewood High School (math 21% / reading 21%, grade F, #551 of 667 statewide, top 83%, 1,741 students, 58% FRL).
• Zoned-school proficiency averages 31% at this address vs 46% district-wide (-14 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 223 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 242 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $150k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $131,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.21% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.44×
• Total profit: $-23,578
• Equity at exit: $22,365

10-year hold

• IRR: -17.1%
• Equity multiple: 0.22×
• Total profit: $-32,739
• Equity at exit: $12,969

Cash invested: $42,000 (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 32216

• Rents YoY: -0.2%
• Active inventory: 223
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$787
• Tax from tax record: −$58 /mo · $700/yr
• Insurance: −$62
• HOA: −$439
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $92

Break-even live

Break-even rent $1,704

Max offer price $149,999

Occupancy floor 90%

Sensitivity live

Price	-10% $177	-5% $134	+0% $92	+5% $49	+10% $7
Rent	-10% $-52	-5% $20	+0% $92	+5% $164	+10% $236
Rate	-1.0pp $167	-0.5pp $130	base $92	+0.5pp $53	+1.0pp $13

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8601 Beach Blvd Jacksonville, FL	2.0–3.0	2.0	1234	$1,700	$1.38	3d	3	0.09mi
8846 Cavender Dr Jacksonville, FL	3.0	2.0	1176	$1,475	$1.25	16d	1	0.37mi
8846 Cavender Dr Jacksonville, FL	3.0	2.0	1176	$1,475	$1.25	22d	1	0.37mi
3013 Newell Blvd Jacksonville, FL	4.0	1.5	1350	$1,795	$1.33	25d	1	0.44mi
6650 Corporate Center Pkwy Jacksonville, FL	1.0–3.0	1.0–2.0	990	$3,308	$3.34	3d	12	0.54mi
8343 Hogan Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1043	$1,574	$1.51	4d	17	0.55mi
9757 Patton Rd Jacksonville, FL	3.0	2.0	1746	$1,761	$1.01	17d	1	0.69mi
7505 Beach Blvd Jacksonville, FL	3.0	1.0–2.0	900	$1,650	$1.83	25d	20	0.71mi
2613 Sandusky Ave E Jacksonville, FL	3.0	2.0	1116	$1,800	$1.61	9d	1	0.73mi
7346 El Barco Rd #8 Jacksonville, FL	2.0	2.0	992	$1,295	$1.31	25d	1	0.81mi
7346 El Barco Rd #8 Jacksonville, FL	2.0	2.0	992	$1,295	$1.31	15d	1	0.81mi
8778 Buzz Ct Jacksonville, FL	3.0	2.0	1212	$1,800	$1.49	25d	1	0.89mi
574 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	16d	1	1.02mi
574 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	25d	1	1.02mi
573 Kit St Jacksonville, FL	4.0	2.5	1549	$2,149	$1.39	16d	1	1.03mi
573 Kit St Jacksonville, FL	4.0	2.5	1549	$2,149	$1.39	25d	1	1.03mi
567 Narnia Ct Jacksonville, FL	4.0	2.5	1549	$2,149	$1.39	25d	1	1.03mi
566 Kit St Jacksonville, FL	4.0	2.5	1549	$2,149	$1.39	9d	1	1.03mi
558 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	22d	1	1.04mi
558 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	16d	1	1.04mi
540 Narnia Ct Jacksonville, FL	4.0	2.5	1549	$2,149	$1.39	25d	1	1.06mi
540 Narnia Ct Jacksonville, FL	4.0	2.5	1549	$2,149	$1.39	16d	1	1.06mi
545 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	25d	1	1.07mi
535 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	16d	1	1.08mi
535 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	25d	1	1.08mi
520 Narnia Ct Jacksonville, FL	4.0	2.5	1549	$2,149	$1.39	16d	1	1.09mi
520 Narnia Ct Jacksonville, FL	4.0	2.5	1549	$2,149	$1.39	25d	1	1.09mi
514 Narnia Ct Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	16d	1	1.10mi
514 Narnia Ct Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	25d	1	1.10mi
514 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	16d	1	1.10mi
514 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	25d	1	1.10mi
513 Narnia Ct Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	5d	1	1.10mi
8232 Rigel Rd Jacksonville, FL	3.0	2.5	1372	$1,610	$1.17	15d	1	1.13mi
8236 Rigel Rd Jacksonville, FL	3.0	2.5	1358	$1,585	$1.17	25d	1	1.14mi
8252 Rigel Rd Jacksonville, FL	3.0	2.5	1358	$1,625	$1.20	25d	1	1.14mi
487 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	22d	1	1.15mi
487 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	16d	1	1.15mi
481 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	25d	1	1.16mi
481 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	16d	1	1.16mi
471 Matilda Ln Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	16d	1	1.17mi

HOA detail condo

• Monthly dues: $439 · $5,268/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-15
   statusdays on market $149,999 Pending 242 DOM
2. 2026-06-10
   days on market $149,999 Active 239 DOM
3. 2026-06-08
   days on market $149,999 Active 238 DOM
4. 2026-06-08
   days on market $149,999 Active 237 DOM
5. 2026-06-03
   days on market $149,999 Active 233 DOM
6. 2026-06-02
   days on market $149,999 Active 232 DOM
7. 2026-06-01
   days on market $149,999 Active 231 DOM
8. 2026-05-31
   days on market $149,999 Active 230 DOM
9. 2026-04-30
   status Active
10. 2026-04-16
    status Pending
11. 2026-01-08
    price $149,999
12. 2025-10-24
    price $165,000
13. 2025-09-29
    listed $170,000 Active
14. 2014-08-29
    soldstatus $75,000
15. 2014-08-27
    soldstatus $75,000 411-char remark

    Show marketing remark (411 chars)

    Super Clean ready for new owners! Gated community, convenient to shopping, highway access & dining. This spacious 3 bedroom, 2 bath condo comes with a screened patio. Separate Dining area, computer niche workstation, inside laundry with washer & Dryer. Freshly Painted interior; all neutral décor; fully equipped kitchen. Don't miss previewing this one! Community amenities include: Pool, Gym.

16. 2014-05-08
    listed $80,000 411-char remark

    Show marketing remark (411 chars)

    Super Clean ready for new owners! Gated community, convenient to shopping, highway access & dining. This spacious 3 bedroom, 2 bath condo comes with a screened patio. Separate Dining area, computer niche workstation, inside laundry with washer & Dryer. Freshly Painted interior; all neutral décor; fully equipped kitchen. Don't miss previewing this one! Community amenities include: Pool, Gym.

17. 2007-08-02
    historical 323-char remark

    Show marketing remark (323 chars)

    Well maintained condo with screened balcony. Soft interior colors are warm & inviting. Enjoy the 3rd floor w/ no neighbors above. All appliances stay! Condo fees include water, sewer, pest control, pool, fitness center & basic cable. Seller will pay six months association fees up to $1,576. Home warranty included.

18. 2007-04-02
    listed $144,900 323-char remark

    Show marketing remark (323 chars)

    Well maintained condo with screened balcony. Soft interior colors are warm & inviting. Enjoy the 3rd floor w/ no neighbors above. All appliances stay! Condo fees include water, sewer, pest control, pool, fitness center & basic cable. Seller will pay six months association fees up to $1,576. Home warranty included.

19. 2007-01-28
    historical
20. 2006-07-28
    listed $158,800
21. 2003-10-29
    soldstatus $126,300

ⓘ 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: $700 · $58/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$545/yr (+$45/mo · 77.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,847
• − Mortgage interest: −$8,402
• − Property taxes: −$700
• − Insurance: −$750
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − HOA: −$5,268
• − Depreciation: −$4,364
• Taxable loss: −$1,133
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $1,373/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): 42,298
• Household income: $61,821
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 3324.0

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 0.67)
• Race & ethnicity: White 51% Black 22% Hispanic / Latino 16% Two or more races 11% Asian 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 4%
• Common ancestry: Italian 2% Lithuanian 2% American 2%
• Foreign-born: 16% · Canada, Vietnam, Philippines
• Languages at home: 78% English-only · Spanish 11% Other Indo-European 3% Arabic 2%

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: ▼ -221.05%
• Current HPI: 296.9579
• Rent YoY: ▼ -0.21%
• 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

+18.8% since first listed

13 events — show timeline

• 2026-04-30 Relisted — realMLS
• 2026-04-16 Pending — realMLS
• 2026-01-08 Price Changed $149,999 realMLS
• 2025-10-24 Price Changed $165,000 realMLS
• 2025-09-29 Listed $170,000 realMLS
• 2014-08-29 Sold (Public Records) $75,000 Public Records
• 2014-08-27 Sold (MLS) $75,000 realMLS
• 2014-05-08 Listed $80,000 realMLS
• 2007-08-02 Listing Removed — realMLS
• 2007-04-02 Listed $144,900 realMLS
• 2007-01-28 Listing Removed — realMLS
• 2006-07-28 Listed $158,800 realMLS
• 2003-10-29 Sold (Public Records) $126,300 Public Records

Property tax history

-3.9%/yr

Latest (2025): $700 · +4.2% YoY. Source: county tax records.