6197 Lake Lugano Dr #6197 · Jacksonville, FL 32256

$150,000

3 bd · 3.0 ba · 1,500 sqft · Condo public records · 74 Days on market

Built 1974 $463/mo HOA · 26% of rent

---

Why this score? — see what drove the C- 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 +14.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +4.4/10.0
• 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

Listing remarks MLS

SQ.FT.APPROX.BUYER TO VERIFY**COMPLETELY REMODELED.NEW KIT.,WHITE CABINETS,RANGE,NEW CERAMIC TILE FLR.IN KIT,DR,FOYER & POWDER RM.NEW FIXTURES IN POWDER RM.PAINTED INSIDE & OUTSIDE.NEW LR CARPET.MOVE-IN CONDITION.MUST SEEQUIET,PRIVATE LOCATION,CONVENIENT TO EVERYTHING.23' SCREENED PORCH W/STORAGE CLOSET.

Key facts

• Tennis court
• Open concept
• Common pool

Tags

• OPEN CONCEPT
• ENCLOSED PATIO
• ELECTRICAL UP TO CODE
• ROOF RECENTLY REPLACED
• COMMON POOL
• TENNIS COURT

Property features AI

Finance

• Other: Unit unfurnished; Not a senior community; Community pool (association) — not private
• HOA & community: Part of THE LAKES association; Monthly association fee; Association amenities: clubhouse, tennis court(s), RV/boat storage, car wash area, trash service, water; Association fee covers insurance, grounds maintenance, structure maintenance, pest control, sewer, trash, water

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable available
• Home design: Condominium; Multi-family use; One-level entry; 2 total stories; Faces south; Property attached
• Construction: Wood siding construction
• Exterior features: Covered, screened rear porch; Tennis court(s); Shingle roof; Private road with asphalt surface

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (entry level: 1)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air
• Interior features: Ceiling fan(s); Entrance foyer; Primary bathroom with tub and shower; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Washer and dryer included; In-unit laundry; Washer hookup; Electric dryer hookup; Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $34 ($414/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: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.0% 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: 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $2k 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 74 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $111k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.17% ✓
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 7.1

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: -10.2%
• Equity multiple: 0.59×
• Total profit: $-17,238
• Equity at exit: $32,090

10-year hold

• IRR: -6.6%
• Equity multiple: 0.51×
• Total profit: $-20,438
• Equity at exit: $30,302

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 32256

• Home prices YoY: -0.7%
• Rents YoY: 0.4%
• Active inventory: 513
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,754 high
• Mortgage (P&I): −$787
• Tax from tax record: −$39 /mo · $466/yr
• Insurance: −$62
• HOA: −$463
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $34

Break-even live

Break-even rent $1,710

Max offer price $150,000

Occupancy floor 93%

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
6083 Alpenrose Ave Jacksonville, FL	3.0	2.0	1959	$2,150	$1.10	24d	1	0.22mi
10010 Belle Rive Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1105	$2,005	$1.81	3d	8	0.37mi
8433 Southside Blvd Jacksonville, FL	1.0–2.0	1.0–2.0	837	$1,648	$1.97	2d	66	0.38mi
10150 Belle Rive Blvd Jacksonville, FL	2.0	2.0	1105	$1,525	$1.38	3d	2	0.41mi
10023 Belle Rive Blvd Jacksonville, FL	1.0–2.0	1.0–2.0	887	$1,639	$1.85	3d	10	0.44mi
8401 Southside Blvd Jacksonville, FL	1.0–2.0	1.0–2.0	947	$1,622	$1.71	2d	12	0.45mi
9480 Princeton Square Blvd S Jacksonville, FL	1.0–2.0	1.0–2.0	825	$1,449	$1.76	2d	33	0.52mi
8700 Southside Blvd Jacksonville, FL	1.0–2.0	1.0–2.0	838	$1,448	$1.73	2d	21	0.56mi
10150 Belle Rive Blvd #1708 Jacksonville, FL	2.0	2.0	1105	$1,650	$1.49	20d	1	0.57mi
8745 Palm Breeze Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1072	$1,842	$1.72	2d	19	0.59mi
10100 Baymeadows Rd Jacksonville, FL	1.0–3.0	1.0–2.0	966	$1,923	$1.99	2d	29	0.64mi
9163 Western Way Jacksonville, FL	2.0	2.0	1230	$1,399	$1.14	7d	1	0.64mi
9157 Western Way Jacksonville, FL	2.0	2.0	1230	$1,465	$1.19	10d	1	0.65mi
8214 Princeton Square Blvd E Jacksonville, FL	1.0–3.0	1.0–2.0	794	$1,785	$2.25	2d	62	0.65mi
9151 Western Way Jacksonville, FL	2.0	2.0	1230	$1,455	$1.18	4d	1	0.65mi
9139 Western Way Jacksonville, FL	2.0	2.0	1230	$1,432	$1.16	3d	4	0.67mi
9249 Western Way Jacksonville, FL	2.0	2.0	1230	$1,465	$1.19	14d	1	0.67mi
10200 Belle Rive Blvd Jacksonville, FL	2.0	2.0	1020	$1,400	$1.37	24d	3	0.75mi
9701 Old Baymeadows Rd Unit 62 Jacksonville, FL	4.0	3.5	2214	$2,050	$0.93	24d	1	0.78mi
9701 Old Baymeadows Rd Unit 26 Jacksonville, FL	2.0	2.0	1200	$1,350	$1.12	24d	1	0.78mi
7651 Paradise Island Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1113	$1,814	$1.63	3d	58	0.80mi
8024 Southside Blvd Jacksonville, FL	1.0–2.0	1.0–2.0	795	$1,495	$1.88	2d	18	0.82mi
8087 Echo Springs Rd Jacksonville, FL	2.0	3.0	1300	$1,700	$1.31	24d	1	0.88mi
2706 Wood Hill Dr #2706 Jacksonville, FL	3.0	2.5	1630	$1,800	$1.10	24d	1	0.88mi
8044 Echo Springs Rd Jacksonville, FL	2.0	2.5	1327	$1,725	$1.30	24d	1	0.91mi
8068 Echo Springs Rd Jacksonville, FL	2.0	2.5	1202	$1,650	$1.37	10d	1	0.91mi
902 Wood Hill Dr #902 Jacksonville, FL	3.0	2.0	1530	$1,395	$0.91	24d	1	0.93mi
902 Wood Hill Dr Jacksonville, FL	3.0	2.0	1530	$1,395	$0.91	17d	1	0.93mi
603 Clubhouse Ct #603 Jacksonville, FL	2.0	1.5	1154	$1,800	$1.56	24d	1	0.94mi
7929 Echo Springs Rd Jacksonville, FL	2.0	2.5	1202	$1,700	$1.41	21d	1	0.94mi
8025 Baymeadows Cir E Jacksonville, FL	1.0–2.0	1.5–2.5	1115	$1,699	$1.52	3d	7	0.95mi
10137 Leisure Ln S #12 Jacksonville, FL	2.0	2.0	1900	$2,150	$1.13	24d	1	0.97mi
7932 Southside Blvd Jacksonville, FL	1.0–2.0	1.0–1.5	925	$1,525	$1.65	24d	1	0.97mi
7635 Timberlin Park Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1146	$1,965	$1.71	3d	10	0.99mi
7846 Echo Springs Rd Jacksonville, FL	2.0	2.5	1202	$1,725	$1.44	24d	1	1.06mi
7701 Timberlin Park Blvd Jacksonville, FL	2.0–3.0	2.0	1128	$2,050	$1.82	21d	3	1.07mi
9349 Arbolita Way Jacksonville, FL	3.0	2.0	1281	$1,700	$1.33	24d	1	1.08mi
7825 Echo Springs Rd Jacksonville, FL	2.0	2.5	1202	$1,700	$1.41	7d	1	1.09mi
9312 Kiskadee Ct Jacksonville, FL	3.0	2.5	1492	$1,945	$1.30	14d	1	1.09mi
9312 Kiskadee Ct Unit 1 Jacksonville, FL	3.0	2.5	1502	$1,895	$1.26	14d	1	1.09mi

HOA detail condo

• Monthly dues: $463 · $5,556/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-05-17
   status Pending
2. 2026-04-24
   historical Active Under Contract
3. 2026-04-20
   price $150,000
4. 2026-04-16
   status Active
5. 2026-04-03
   historical Active Under Contract
6. 2026-03-30
   price $160,000
7. 2026-03-04
   listed $170,000 Active
8. 2003-07-30
   historical 313-char remark

   Show marketing remark (313 chars)

   SQ.FT.APPROX.BUYER TO VERIFY**COMPLETELY REMODELED.NEW KIT.,WHITE CABINETS,RANGE,NEW CERAMIC TILE FLR.IN KIT,DR,FOYER & POWDER RM.NEW FIXTURES IN POWDER RM.PAINTED INSIDE & OUTSIDE.NEW LR CARPET.MOVE-IN CONDITION.MUST SEEQUIET,PRIVATE LOCATION,CONVENIENT TO EVERYTHING.23' SCREENED PORCH W/STORAGE CLOSET.

9. 2003-05-06
   soldstatus $111,000
10. 2003-04-30
    soldstatus $111,000 313-char remark

    Show marketing remark (313 chars)

    SQ.FT.APPROX.BUYER TO VERIFY**COMPLETELY REMODELED.NEW KIT.,WHITE CABINETS,RANGE,NEW CERAMIC TILE FLR.IN KIT,DR,FOYER & POWDER RM.NEW FIXTURES IN POWDER RM.PAINTED INSIDE & OUTSIDE.NEW LR CARPET.MOVE-IN CONDITION.MUST SEEQUIET,PRIVATE LOCATION,CONVENIENT TO EVERYTHING.23' SCREENED PORCH W/STORAGE CLOSET.

11. 2002-10-09
    listed $111,900 313-char remark

    Show marketing remark (313 chars)

    SQ.FT.APPROX.BUYER TO VERIFY**COMPLETELY REMODELED.NEW KIT.,WHITE CABINETS,RANGE,NEW CERAMIC TILE FLR.IN KIT,DR,FOYER & POWDER RM.NEW FIXTURES IN POWDER RM.PAINTED INSIDE & OUTSIDE.NEW LR CARPET.MOVE-IN CONDITION.MUST SEEQUIET,PRIVATE LOCATION,CONVENIENT TO EVERYTHING.23' SCREENED PORCH W/STORAGE CLOSET.

12. 2002-05-01
    historical 210-char remark

    Show marketing remark (210 chars)

    3/2 TOWNHOUSE , SCREENED PORCH WITH DOGGIE DOOR, LANDSCAPED WITH SPRINKLER EAST END UNIT WITH NEWER COMPRESSER,QUIET AND CONVENIENT, PRIVATE AND STILL CLOSE TO EVERYTHING SHOWINGS AFTER 3 PM ONLY, CALL FOR APPT

13. 2002-04-18
    soldstatus $95,000
14. 2002-01-29
    listed $104,000 210-char remark

    Show marketing remark (210 chars)

    3/2 TOWNHOUSE , SCREENED PORCH WITH DOGGIE DOOR, LANDSCAPED WITH SPRINKLER EAST END UNIT WITH NEWER COMPRESSER,QUIET AND CONVENIENT, PRIVATE AND STILL CLOSE TO EVERYTHING SHOWINGS AFTER 3 PM ONLY, CALL FOR APPT

15. 1998-06-01
    soldstatus $71,500
16. 1997-11-20
    soldstatus $75,500
17. 1996-12-03
    soldstatus $75,000

ⓘ 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: $466 · $39/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$779/yr (+$65/mo · 167.0%)

ⓘ 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 3/10 Moderate
• 🌡 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,045
• − Mortgage interest: −$8,402
• − Property taxes: −$466
• − Insurance: −$750
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − HOA: −$5,556
• − Depreciation: −$4,364
• Taxable loss: −$1,860
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $860/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

+100.0% since first listed

17 events — show timeline

• 2026-05-17 Pending — realMLS
• 2026-04-24 Contingent — realMLS
• 2026-04-20 Price Changed $150,000 realMLS
• 2026-04-16 Relisted — realMLS
• 2026-04-03 Contingent — realMLS
• 2026-03-30 Price Changed $160,000 realMLS
• 2026-03-04 Listed $170,000 realMLS
• 2003-07-30 Listing Removed — realMLS
• 2003-05-06 Sold (Public Records) $111,000 Public Records
• 2003-04-30 Sold (MLS) $111,000 realMLS
• 2002-10-09 Listed $111,900 realMLS
• 2002-05-01 Listing Removed — realMLS
• 2002-04-18 Sold (Public Records) $95,000 Public Records
• 2002-01-29 Listed $104,000 realMLS
• 1998-06-01 Sold (Public Records) $71,500 Public Records
• 1997-11-20 Sold (Public Records) $75,500 Public Records
• 1996-12-03 Sold (Public Records) $75,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $466 · +1.9% YoY. Source: county tax records.