8601 Beach Blvd #1002 · Jacksonville, FL 32216

$180,000

3 bd · 2.0 ba · 1,369 sqft · Condo public records · 99 Days on market

Built 2004 $439/mo HOA · 24% 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).

• Cash flow +11.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience easy, low-maintenance living in this rare, meticulously cared-for ground floor unit. With only one owner since it was built, this 3 bedroom, 2 bathroom condo is ready for its next chapter! Centrally located for easy access to major highways, shopping, and dining, this home combines convenience with comfort. Inside, each bedroom features a walk-in closet, while luxury vinyl plank flooring flows seamlessly through the main living areas. The primary bathroom has also been thoughtfully updated with a sleek tile shower. Step out to the bright, glass-enclosed porch that extends your living space and offers the perfect spot to relax and unwind. Community amenities include a pool, clu

Key facts

• Ground floor unit
• Walk-in closet
• Community amenities

Tags

• GROUND FLOOR UNIT
• WALK-IN CLOSET
• TILE SHOWER
• GLASS-ENCLOSED PORCH
• COMMUNITY AMENITIES
• POOL

Property features AI

Finance

• HOA & community: Has association; Monthly association fee of $439; Association amenities include clubhouse, fitness center, gated community, grounds maintenance, and on-site management; Association fee includes grounds maintenance, sewer, trash, and water

Exterior

• Parking: Assigned parking
• Security: Gated community; Security gate
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; 3 total stories; Entry level on first floor; Property is attached; Residential use
• Exterior features: Glass-enclosed patio/porch; Porch; Community pool and spa; Security gate

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Built-in features; Primary bathroom with shower (no tub); Walk-in closets
• Laundry & utility: In-unit washer and dryer; Electric water heater

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 $-52 ($-621/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (5.1% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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 $5k 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 99 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; 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 $152k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $163,800 (9.0% 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 99 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.02% ✓
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 8.2

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: -22.4%
• Equity multiple: 0.25×
• Total profit: $-37,645
• Equity at exit: $26,839

10-year hold

• IRR: -29.7%
• Equity multiple: -0.13×
• Total profit: $-57,008
• Equity at exit: $15,563

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 32216

• Rents YoY: -0.2%
• Active inventory: 223
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,830 high
• Mortgage (P&I): −$944
• Tax from tax record: −$40 /mo · $474/yr
• Insurance: −$75
• HOA: −$439
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-52

Break-even live

Break-even rent $1,895

Max offer price $170,852

Occupancy floor 98%

Sensitivity live

Price	-10% $50	-5% $-1	+0% $-52	+5% $-103	+10% $-154
Rent	-10% $-196	-5% $-124	+0% $-52	+5% $20	+10% $93
Rate	-1.0pp $39	-0.5pp $-6	base $-52	+0.5pp $-98	+1.0pp $-146

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 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	23d	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	18d	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	16d	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	23d	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	6d	1	1.10mi
8232 Rigel Rd Jacksonville, FL	3.0	2.5	1372	$1,610	$1.17	16d	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	23d	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: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-15
   statusdays on market $180,000 Pending 99 DOM
2. 2026-06-10
   days on market $180,000 Active 96 DOM
3. 2026-06-08
   days on market $180,000 Active 95 DOM
4. 2026-06-07
   days on market $180,000 Active 94 DOM
5. 2026-06-03
   days on market $180,000 Active 90 DOM
6. 2026-06-02
   days on market $180,000 Active 89 DOM
7. 2026-06-01
   days on market $180,000 Active 88 DOM
8. 2026-05-31
   days on market $180,000 Active 87 DOM
9. 2026-05-21
   price $180,000
10. 2026-04-08
    price $185,000
11. 2026-03-17
    status Active
12. 2026-03-10
    historical Active Under Contract
13. 2026-03-05
    listed $190,000 Active
14. 2004-09-28
    soldstatus $151,900

ⓘ 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: $474 · $40/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$1,020/yr (+$85/mo · 215.2%)

ⓘ 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: $21,959
• − Mortgage interest: −$10,083
• − Property taxes: −$474
• − Insurance: −$900
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − HOA: −$5,268
• − Depreciation: −$5,236
• Taxable loss: −$3,515
• Est. tax savings @ 24.0%: +$844
• After-tax cash flow: $222/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

+18.5% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $180,000 realMLS
• 2026-04-08 Price Changed $185,000 realMLS
• 2026-03-17 Relisted — realMLS
• 2026-03-10 Contingent — realMLS
• 2026-03-05 Listed $190,000 realMLS
• 2004-09-28 Sold (Public Records) $151,900 Public Records

Property tax history

-0.7%/yr

Latest (2025): $474 · +2.0% YoY. Source: county tax records.