1403 W Defender Ct · Jacksonville, FL 32233

$205,000

2 bd · 2.0 ba · 1,035 sqft · Townhouse · 80 Days on market

Built 1989 Good condition 435 sqft lot 1-car garage $198/sqft · 8% below area Est $224k · 8% under $525/mo HOA · 30% of rent

---

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).

• ARV discount +11.3/15.0
• Schools +5.4/10.0
• Livability +4.2/5.0
• Cash flow +4.1/30.0
• Condition / age +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unit behind 1st set of garages. WIll consider lease purchase. Great 2br/2b with newer A/c & siding- well maintained. Convenient location to Beach & Mayport.

Key facts

• $525 HOA
• Garage
• Built 1989

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $205k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-628 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (44.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (14.8% below list).
• Recommended offer: $114k (44.3% below list) — sets the bar for cash-flow.
• Cap rate 3.0% vs local median 4.0% in Jacksonville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Anchor Academy (math 62% / reading 67%, grade B, #525 of 2,144 statewide, top 26%, 340 students, 16% FRL); Mayport Middle School (math 52% / reading 53%, grade C+, #213 of 571 statewide, top 38%, 833 students, 36% FRL); Duncan U. Fletcher High School (math 32% / reading 57%, grade F, #237 of 667 statewide, top 36%, 2,067 students, 26% FRL) — zoned schools average 26% FRL vs 49% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 153 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $6k 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 80 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $205k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 30% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,112 (44.3% 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 80 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.85% ✗
• Cap rate: 3.01%
• Cash-on-cash: -11.74%
• DSCR: 0.48
• GRM: 9.8

CMA / ARV

• ARV (median comp): $223,764
• List price: $205,000
• Delta: -8.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2102 Challenger Ct E #2102	0.04mi	2/2.0	1,035 (0%)	3mo	$179,900	$174	95
1703 Challenger Ct W #1703	0.07mi	2/2.0	1,035 (0%)	3mo	$150,500	$145	94
1604 Challenger Ct W #1604	0.03mi	2/2.0	1,035 (0%)	9mo	$145,000	$140	91
102 Courageous Ct N #102	0.12mi	2/2.0	1,035 (0%)	7mo	$147,000	$142	88
791 Assisi Ln #1006	0.43mi	2/1.5	1,074 (+4%)	9mo	$153,000	$142	65
791 Assisi Ln #1104	0.39mi	2/1.5	1,109 (+7%)	6mo	$150,000	$135	62
791 Assisi Ln #803	0.40mi	2/1.5	1,109 (+7%)	6mo	$135,000	$122	62
791 Assisi Ln #1512	0.41mi	3/1.5 (+1)	1,074 (+4%)	8mo	$180,000	$168	61
2548 Haywood Estates Ln	0.31mi	3/2.0 (+1)	1,125 (+9%)	7mo	$275,000	$244	60
1005 Cabo Blanco Ave E	0.59mi	3/2.0 (+1)	1,125 (+9%)	9mo	$229,900	$204	46
2277 Seminole Rd #O	0.74mi	3/2.5 (+1)	1,185 (+14%)	4mo	$685,000	$578	31
1065 Mimosa Cove Ct W	0.74mi	2/1.0	885 (-14%)	14mo	$250,000	$282	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.18% rent growth · sell at horizon

5-year hold

• IRR: -38.4%
• Equity multiple: -0.23×
• Total profit: $-70,735
• Equity at exit: $30,566

10-year hold

• IRR: -43.4%
• Equity multiple: -0.79×
• Total profit: $-102,703
• Equity at exit: $17,725

Cash invested: $57,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 5 under contract
• Months of supply: 9.8 mo (10%/mo absorbed)
• Median asking: $210,000 ($200/sqft)
• Median days on market: 67 d
• This list price: 46% of active listings are priced below it
• ARV vs active asking: +8.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32233

• Rents YoY: 4.2%
• Active inventory: 153
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$525
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-628

Break-even live

Break-even rent $2,542

Max offer price $114,112

Occupancy floor —

Sensitivity live

Price	-10% $-486	-5% $-557	+0% $-628	+5% $-699	+10% $-770
Rent	-10% $-766	-5% $-697	+0% $-628	+5% $-559	+10% $-490
Rate	-1.0pp $-525	-0.5pp $-576	base $-628	+0.5pp $-681	+1.0pp $-735

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: $51,250
• Closing costs: $6,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1503 Challenger Ct W #1503 Jacksonville, FL	2.0	2.0	864	$1,600	$1.85	41d	1	0.03mi
1503 Challenger Ct W #1503 Jacksonville, FL	2.0	2.0	864	$1,600	$1.85	66d	1	0.03mi
1904 CHALLENGER E Atlantic Beach, FL	2.0	2.0	1035	$1,695	$1.64	25d	1	0.05mi
2548 Americas Cup Cir E Jacksonville, FL	3.0	2.0	1096	$1,700	$1.55	17d	1	0.05mi
1904 Challenger Ct W Unit 1904 Atlantic Beach, FL	2.0	2.0	1035	$1,775	$1.71	39d	1	0.06mi
2753 Mayport Rd Jacksonville, FL	1.0–3.0	1.0–3.0	1064	$2,452	$2.30	17d	24	0.39mi
2753 Mayport Rd Jacksonville, FL	1.0–3.0	1.0–3.0	1064	$2,452	$2.30	47d	23	0.39mi
2760 Mayport Rd Jacksonville, FL	2.0	2.0	942	$1,574	$1.67	16d	2	0.41mi
2768 Jimmy Buffett Memorial Hwy Jacksonville, FL	1.0–2.0	1.0–2.0	770	$1,559	$2.02	16d	10	0.60mi
1016 Assisi Ln Jacksonville, FL	2.0	1.5	1380	$1,605	$1.16	35d	1	0.63mi
1016 Assisi Ln Jacksonville, FL	2.0	1.5	1380	$1,605	$1.16	38d	1	0.63mi
2337 Seminole Rd Unit C Atlantic Beach, FL	1.0	1.0	800	$4,500	$5.62	52d	1	0.74mi
2610 State Rd Atlantic Beach, FL	1.0–3.0	1.0–2.0	811	$1,534	$1.89	17d	21	0.85mi
1171 Mayport Landing Cir Jacksonville, FL	2.0	2.0	980	$1,400	$1.43	72d	1	0.94mi
1273 Mayport Landing Cir Jacksonville, FL	2.0	2.0	1100	$1,525	$1.39	38d	1	1.03mi
2160 Mayport Rd Jacksonville, FL	1.0–2.0	1.0–2.0	911	$1,404	$1.54	17d	7	1.11mi
1881 Beach Ave Unit 1881-1 Atlantic Beach, FL	2.0	1.0	1000	$2,800	$2.80	52d	1	1.14mi
2130 Mayport Rd Jacksonville, FL	1.0–3.0	1.0–2.0	984	$1,694	$1.72	50d	21	1.19mi
2130 Mayport Rd Jacksonville, FL	1.0–3.0	1.0–2.0	984	$1,682	$1.71	17d	12	1.19mi
93 Lewis St Atlantic Beach, FL	2.0	1.0	750	$1,550	$2.07	72d	1	1.39mi
1984 Mary St Atlantic Beach, FL	3.0	2.5	1244	$1,800	$1.45	53d	1	1.42mi
70 Robert St Atlantic Beach, FL	2.0	2.0	990	$2,300	$2.32	22d	1	1.46mi
1927 Main St Atlantic Beach, FL	3.0	2.5	1428	$2,250	$1.58	69d	1	1.47mi

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $525 (ELim Services)Not a senior community

Exterior

• Parking: Assigned parking1-car garage
• Utilities: Public sewerElectricity connected
• Home design: CondominiumTwo levelsEntry level is 1Faces northProperty is attachedUsed as multi-family
• Construction: Two-story building
• Exterior features: Small lot (approximately 0.01 acres)

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Refrigerator included

Listing history 50 events

1. 2026-08-08
   days on market $205,000 Active 80 DOM
2. 2026-08-07
   days on market $205,000 Active 79 DOM
3. 2026-08-06
   days on market $205,000 Active 78 DOM
4. 2026-08-05
   days on market $205,000 Active 77 DOM
5. 2026-08-04
   days on market $205,000 Active 76 DOM
6. 2026-08-03
   days on market $205,000 Active 75 DOM
7. 2026-07-31
   days on market $205,000 Active 72 DOM
8. 2026-07-30
   days on market $205,000 Active 71 DOM
9. 2026-07-30
   days on market $205,000 Active 70 DOM
10. 2026-07-28
    days on market $205,000 Active 69 DOM
11. 2026-07-24
    days on market $205,000 Active 65 DOM
12. 2026-07-24
    price $205,000 Active 64 DOM
13. 2026-07-23
    days on market $215,000 Active 64 DOM
14. 2026-07-22
    days on market $215,000 Active 63 DOM
15. 2026-07-21
    days on market $215,000 Active 62 DOM
16. 2026-07-18
    days on market $215,000 Active 59 DOM
17. 2026-07-18
    days on market $215,000 Active 58 DOM
18. 2026-07-16
    days on market $215,000 Active 57 DOM
19. 2026-07-15
    days on market $215,000 Active 56 DOM
20. 2026-07-14
    days on market $215,000 Active 55 DOM
21. 2026-07-13
    days on market $215,000 Active 54 DOM
22. 2026-07-13
    days on market $215,000 Active 53 DOM
23. 2026-07-11
    days on market $215,000 Active 52 DOM
24. 2026-07-10
    days on market $215,000 Active 51 DOM
25. 2026-07-09
    days on market $215,000 Active 50 DOM
26. 2026-07-07
    days on market $215,000 Active 48 DOM
27. 2026-07-06
    days on market $215,000 Active 47 DOM
28. 2026-07-05
    days on market $215,000 Active 46 DOM
29. 2026-07-03
    days on market $215,000 Active 44 DOM
30. 2026-07-02
    days on market $215,000 Active 43 DOM
31. 2026-07-01
    days on market $215,000 Active 42 DOM
32. 2026-06-30
    days on market $215,000 Active 41 DOM
33. 2026-06-29
    days on market $215,000 Active 40 DOM
34. 2026-06-28
    days on market $215,000 Active 39 DOM
35. 2026-06-27
    days on market $215,000 Active 38 DOM
36. 2026-06-22
    days on market $215,000 Active 33 DOM
37. 2026-06-21
    days on market $215,000 Active 32 DOM
38. 2026-06-18
    days on market $215,000 Active 29 DOM
39. 2026-06-17
    days on market $215,000 Active 28 DOM
40. 2026-06-16
    days on market $215,000 Active 27 DOM
41. 2026-06-15
    days on market $215,000 Active 26 DOM
42. 2026-06-13
    days on market $215,000 Active 24 DOM
43. 2026-06-13
    days on market $215,000 Active 23 DOM
44. 2026-06-10
    days on market $215,000 Active 20 DOM
45. 2026-06-08
    pricedays on market $215,000 Active 19 DOM
46. 2026-06-07
    days on market $220,000 Active 18 DOM
47. 2026-06-05
    days on market $220,000 Active 15 DOM
48. 2026-06-03
    days on market $220,000 Active 14 DOM
49. 2026-06-02
    days on market $220,000 Active 13 DOM
50. 2026-06-01
    days on market $220,000 Active 12 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,963
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,822
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − HOA: −$6,300
• − Depreciation: −$5,964
• Taxable loss: −$11,035
• Est. tax savings @ 24.0%: +$2,649
• After-tax cash flow: $-4,889/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $5,175–$15,525 screening

This well-maintained and updated condo is ready for move-in with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting environment ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Anchor Academy B FL #525/2,144 Nat'l #5,189/41,679 Middle Mayport Middle School C+ FL #213/571 Nat'l #2,954/14,009 High Duncan U. Fletcher High School F FL #237/667 Nat'l #6,890/17,239

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

A Composite livability gradescore 83/100

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 · 1,013,010 people
• City population: 979,034
• Metro: Jacksonville, FL
• Population (ZIP): 24,633
• Household income: $89,185
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 21% of renters

---

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: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 10% Hispanic / Latino 9% Black 8% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 92% English-only · Spanish 5% Tagalog/Filipino 1% Other Indo-European 1%

---

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: ▼ -560.12%
• Current HPI: 347.9004
• Rent YoY: ▲ 4.18%
• 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

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $525 (ELim Services)Not a senior community

Exterior

• Parking: Assigned parking1-car garage
• Utilities: Public sewerElectricity connected
• Home design: CondominiumTwo levelsEntry level is 1Faces northProperty is attachedUsed as multi-family
• Construction: Two-story building
• Exterior features: Small lot (approximately 0.01 acres)

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Refrigerator included

Price history

+330.0% since first listed

13 events — show timeline

• 2026-06-08 Price Changed $215,000 realMLS
• 2026-05-20 Listed $220,000 realMLS
• 2026-04-23 Listing Removed — realMLS
• 2011-06-16 Sold (MLS) $51,250 realMLS
• 2011-03-17 Listed $58,500 realMLS
• 2010-10-31 Listing Removed — realMLS
• 2009-07-15 Listed $68,500 realMLS
• 2008-11-30 Listing Removed — realMLS
• 2007-09-24 Listed $98,900 realMLS
• 2007-04-30 Listing Removed — realMLS
• 2006-05-08 Listed $119,900 realMLS
• 2002-07-31 Listing Removed — realMLS
• 2001-03-14 Listed $50,000 realMLS