3600 Lenin Peak Ct #6 · Jacksonville, FL 32210

$104,500

2 bd · 2.0 ba · 1,118 sqft · Condo public records · 141 Days on market

Built 2006 $435/mo HOA · 32% of rent ↓ 16% since listing

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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 +10.3/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Willow Ridge Gated Condominiums Centrally Located close to everything; I295/I-95, Shopping, Restaurants, Schools, Downtown. Ground Floor, 2BR 2 BA Open, Split Floor Plan with Private Preserve Views. New Carpet, AC, Washer/Dryer, Freshly Painted Move In Ready!

Key facts

• Community pool
• In-unit laundry
• Minutes to nas jax

Tags

• GATED ENTRY
• COMMUNITY POOL
• IN-UNIT LAUNDRY
• QUICK ACCESS TO I-295
• CLOSE TO SHOPPING CENTERS
• MINUTES TO NAS JAX

Property features AI

Finance

• Other: Furnishing: negotiable
• HOA & community: Monthly association fee of $435; HOA covers insurance, structure maintenance, and trash; Community sidewalks; Association present

Exterior

• Parking: Parking lot
• Security: Smoke detector(s)
• Utilities: 150 Amp electric service; Public sewer; Cable available; Electricity connected; Sewer connected
• Home design: Condominium; Two-story building; Entry level: 1; One level unit; Attached property
• Construction: Stucco construction
• Exterior features: Asphalt road access; Sidewalks

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Smoke detectors present
• Laundry & utility: In-unit laundry with stacked washer/dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $104k.

Deal economics

• At list price, monthly cash flow is $-57 ($-680/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (9.6% below list).
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% 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: Grasp Academy (math 18% / reading 14%, grade F, #2,130 of 2,144 statewide, top 99%, 271 students, 52% FRL); Charger Academy (math 33% / reading 26%, grade F, #469 of 571 statewide, top 84%, 961 students, 71% FRL); Westside High School (math 26% / reading 19%, grade F, #539 of 667 statewide, top 81%, 1,583 students, 63% FRL).
• Zoned-school proficiency averages 23% at this address vs 46% district-wide (-23 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.1%/yr); 441 active listings in the ZIP; 40 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 (-3.0%/yr); year-one equity from $722 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 141 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 32% 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 $91,960 (12.0% 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 141 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.30% ✓
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.11% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.27×
• Total profit: $-21,477
• Equity at exit: $15,581

10-year hold

• IRR: -17.9%
• Equity multiple: 0.07×
• Total profit: $-27,109
• Equity at exit: $9,035

Cash invested: $29,260 (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 32210

• Rents YoY: 2.1%
• Active inventory: 441
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$548
• Tax from tax record: −$104 /mo · $1,253/yr
• Insurance: −$44
• HOA: −$435
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-57

Break-even live

Break-even rent $1,432

Max offer price $94,492

Occupancy floor 99%

Sensitivity live

Price	-10% $3	-5% $-27	+0% $-57	+5% $-86	+10% $-116
Rent	-10% $-164	-5% $-110	+0% $-57	+5% $-3	+10% $51
Rate	-1.0pp $-4	-0.5pp $-30	base $-57	+0.5pp $-84	+1.0pp $-111

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: $26,125
• Closing costs: $3,135
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3620 Kirkpatrick Cir #4 Jacksonville, FL	2.0	2.0	1118	$1,250	$1.12	19d	1	0.05mi
3620 Kirkpatrick Cir #4 Jacksonville, FL	2.0	2.0	1118	$1,175	$1.05	16d	1	0.05mi
3631 Kirkpatrick Cir Jacksonville, FL	2.0–3.0	2.0	1137	$1,250	$1.10	9d	2	0.08mi
3670 Kirkpatrick Cir Unit 14 Jacksonville, FL	2.0	2.0	1118	$1,350	$1.21	19d	1	0.17mi
3680 Kirkpatrick Cir Unit 16-13 Jacksonville, FL	2.0	2.0	940	$1,195	$1.27	25d	1	0.18mi
3680 Kirkpatrick Cir Jacksonville, FL	2.0	2.0	1118	$1,245	$1.11	25d	1	0.18mi
3680 Kirkpatrick Cir Jacksonville, FL	2.0	2.0	1029	$1,222	$1.19	13d	2	0.19mi
2528 Sadler Trace Way Unit 1 Jacksonville, FL	3.0	2.5	1404	$2,000	$1.42	18d	1	0.32mi
2528 Sadler Trace Way Jacksonville, FL	3.0	2.5	1404	$2,000	$1.42	25d	1	0.32mi
2512 Sadler Trace Way Jacksonville, FL	3.0	2.5	1404	$1,750	$1.25	25d	1	0.34mi
7619 Mailes Ct Jacksonville, FL	2.0	2.0	1040	$1,365	$1.31	6d	1	0.41mi
7233 Eudine Dr S Jacksonville, FL	3.0	1.5	884	$1,345	$1.52	5d	1	0.44mi
7632 Mailes Ct Jacksonville, FL	2.0	2.0	1040	$1,290	$1.24	9d	1	0.45mi
7655 Mailes Ct Jacksonville, FL	2.0	2.0	1040	$1,365	$1.31	6d	2	0.46mi
7655 Mailes Ct Jacksonville, FL	2.0	2.0	1040	$1,365	$1.31	9d	1	0.46mi
7650 Mailes Ct #101 Jacksonville, FL	2.0	2.0	1051	$1,200	$1.14	25d	1	0.47mi
7101 Wilson Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	903	$1,442	$1.60	3d	23	0.48mi
7656 Mailes Ct Unit 202 Jacksonville, FL	2.0	2.0	1040	$1,225	$1.18	25d	1	0.48mi
7037 Red Robin Dr Jacksonville, FL	3.0	2.0	1208	$1,485	$1.23	6d	1	0.49mi
7127 Prellie St Jacksonville, FL	3.0	1.0	1388	$1,450	$1.04	23d	1	0.54mi
7152 Koleda Dr Jacksonville, FL	3.0	1.0	1110	$1,300	$1.17	5d	1	0.56mi
4243 Matador Dr Jacksonville, FL	3.0	2.0	1451	$2,100	$1.45	25d	1	0.57mi
7190 Conant Ave Unit 4 Jacksonville, FL	2.0	1.0	700	$1,125	$1.61	12d	1	0.61mi
7178 Conant Ave Jacksonville, FL	2.0	1.0	996	$1,000	$1.00	19d	1	0.62mi
2327 Looking Glass Ln Jacksonville, FL	3.0	2.0	1325	$1,495	$1.13	3d	1	0.62mi
7147 Eudine Dr N Jacksonville, FL	3.0	2.0	1456	$1,585	$1.09	25d	1	0.63mi
4285 Melissa Ct W Jacksonville, FL	2.0	2.0	1320	$1,450	$1.10	16d	1	0.64mi
7076 Queen of Hearts Ct Jacksonville, FL	3.0	2.0	1131	$1,500	$1.33	16d	1	0.65mi
2111 Firestone Rd Unit 3 Jacksonville, FL	2.0	1.0	800	$1,095	$1.37	25d	1	0.76mi
2111 Firestone Rd Jacksonville, FL	2.0	1.0	800	$1,095	$1.37	14d	1	0.76mi
6851 Lake Mist Ln Unit A Jacksonville, FL	3.0	2.5	1350	$1,745	$1.29	25d	1	0.76mi
4425 Jana Ln E Jacksonville, FL	3.0	2.0	1284	$1,690	$1.32	14d	1	0.77mi
4448 Jade Dr E Jacksonville, FL	3.0	1.5	1048	$1,329	$1.27	4d	1	0.78mi
7626 Melissa Ct N Jacksonville, FL	3.0	2.0	1193	$1,390	$1.17	15d	1	0.81mi
4418 Melissa Ct W Jacksonville, FL	3.0	2.5	1386	$1,300	$0.94	25d	1	0.81mi
4418 Melissa Ct W Unit Bedroom w/ private bath Jacksonville, FL	3.0	2.5	1386	$1,250	$0.90	25d	1	0.81mi
4463 Melvin Cir W Jacksonville, FL	3.0	1.0	782	$1,780	$2.28	23d	1	0.81mi
6819 Lake Mist Ln Jacksonville, FL	3.0	2.5	1344	$1,745	$1.30	25d	1	0.81mi
6863 Jack Horner Ln Jacksonville, FL	3.0	1.0	975	$1,095	$1.12	9d	1	0.83mi
6809 Miss Muffet Ln S Jacksonville, FL	3.0	1.0	1095	$1,475	$1.35	6d	1	0.85mi

HOA detail condo

• Monthly dues: $435 · $5,220/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-21
   days on market $104,500 Active 141 DOM
2. 2026-06-18
   days on market $104,500 Active 138 DOM
3. 2026-06-17
   days on market $104,500 Active 137 DOM
4. 2026-06-16
   days on market $104,500 Active 136 DOM
5. 2026-06-15
   days on market $104,500 Active 135 DOM
6. 2026-06-10
   days on market $104,500 Active 129 DOM
7. 2026-06-08
   days on market $104,500 Active 128 DOM
8. 2026-06-07
   days on market $104,500 Active 127 DOM
9. 2026-06-03
   days on market $104,500 Active 123 DOM
10. 2026-06-02
    days on market $104,500 Active 122 DOM
11. 2026-06-01
    days on market $104,500 Active 121 DOM
12. 2026-05-31
    days on market $104,500 Active 120 DOM
13. 2026-03-13
    price $104,500
14. 2026-03-12
    price $109,000
15. 2026-03-06
    price $114,500
16. 2026-02-17
    price $124,500
17. 2026-02-03
    price $129,000
18. 2026-01-31
    listed $135,000 Active
19. 2022-03-14
    soldstatus $135,000 Sold 259-char remark

    Show marketing remark (361 chars)

    This unit is a former model home and is the largest two-bedroom split plan available in the neighborhood. Well Maintained and recently added HVAC unit, toilets, carpet, refrigerator, washer/dryer and fresh paint throughout the interior. The HOA payment covers water/sewer, exterior pest control, community pool, common ground maintenance & gated security.

20. 2022-03-14
    soldstatus $135,000 Closed 361-char remark

    Show marketing remark (361 chars)

    This unit is a former model home and is the largest two-bedroom split plan available in the neighborhood. Well Maintained and recently added HVAC unit, toilets, carpet, refrigerator, washer/dryer and fresh paint throughout the interior. The HOA payment covers water/sewer, exterior pest control, community pool, common ground maintenance & gated security.

21. 2022-02-15
    status Pending 259-char remark

    Show marketing remark (361 chars)

    This unit is a former model home and is the largest two-bedroom split plan available in the neighborhood. Well Maintained and recently added HVAC unit, toilets, carpet, refrigerator, washer/dryer and fresh paint throughout the interior. The HOA payment covers water/sewer, exterior pest control, community pool, common ground maintenance & gated security.

22. 2022-02-15
    historical Contingent- Accepting Backups 361-char remark

    Show marketing remark (361 chars)

    This unit is a former model home and is the largest two-bedroom split plan available in the neighborhood. Well Maintained and recently added HVAC unit, toilets, carpet, refrigerator, washer/dryer and fresh paint throughout the interior. The HOA payment covers water/sewer, exterior pest control, community pool, common ground maintenance & gated security.

23. 2022-02-12
    listed $129,000 Active 259-char remark

    Show marketing remark (361 chars)

    This unit is a former model home and is the largest two-bedroom split plan available in the neighborhood. Well Maintained and recently added HVAC unit, toilets, carpet, refrigerator, washer/dryer and fresh paint throughout the interior. The HOA payment covers water/sewer, exterior pest control, community pool, common ground maintenance & gated security.

24. 2022-02-12
    listed $129,000 Active 361-char remark

    Show marketing remark (361 chars)

    This unit is a former model home and is the largest two-bedroom split plan available in the neighborhood. Well Maintained and recently added HVAC unit, toilets, carpet, refrigerator, washer/dryer and fresh paint throughout the interior. The HOA payment covers water/sewer, exterior pest control, community pool, common ground maintenance & gated security.

25. 2022-01-10
    soldstatus $120,000
26. 2021-12-30
    soldstatus $120,000 Sold
27. 2021-12-30
    soldstatus $120,000 Closed
28. 2021-12-20
    status Pending
29. 2021-12-14
    historical Active - Contingent
30. 2021-12-14
    historical Contingent- Accepting Backups
31. 2021-12-03
    listed $124,500 Active
32. 2021-12-03
    listed $124,500 Active

ⓘ 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: $1,253 · $104/mo
• Projected year-2 tax: $1,253 · $104/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,319
• − Mortgage interest: −$5,854
• − Property taxes: −$1,253
• − Insurance: −$522
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − HOA: −$5,220
• − Depreciation: −$3,040
• Taxable loss: −$2,181
• Est. tax savings @ 24.0%: +$524
• After-tax cash flow: $-156/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): 65,729
• Household income: $61,050
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 3605.0

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 0.65)
• Race & ethnicity: White 43% Black 38% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Hispanic 2% Italian 1%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 7% French/Haitian/Cajun 2% Tagalog/Filipino 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: ▼ -314.81%
• Current HPI: 281.2688
• Rent YoY: ▲ 2.11%
• 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

-16.1% since first listed

20 events — show timeline

• 2026-03-13 Price Changed $104,500 realMLS
• 2026-03-12 Price Changed $109,000 realMLS
• 2026-03-06 Price Changed $114,500 realMLS
• 2026-02-17 Price Changed $124,500 realMLS
• 2026-02-03 Price Changed $129,000 realMLS
• 2026-01-31 Listed $135,000 realMLS
• 2022-03-14 Sold (MLS) $135,000 St. Augustine and St. Johns County Board of REALTORS®
• 2022-03-14 Sold (MLS) $135,000 realMLS
• 2022-02-15 Pending — realMLS
• 2022-02-15 Contingent — St. Augustine and St. Johns County Board of REALTORS®
• 2022-02-12 Listed $129,000 St. Augustine and St. Johns County Board of REALTORS®
• 2022-02-12 Listed $129,000 realMLS
• 2022-01-10 Sold (Public Records) $120,000 Public Records
• 2021-12-30 Sold (MLS) $120,000 St. Augustine and St. Johns County Board of REALTORS®
• 2021-12-30 Sold (MLS) $120,000 realMLS
• 2021-12-20 Pending — realMLS
• 2021-12-14 Contingent — realMLS
• 2021-12-14 Contingent — St. Augustine and St. Johns County Board of REALTORS®
• 2021-12-03 Listed $124,500 St. Augustine and St. Johns County Board of REALTORS®
• 2021-12-03 Listed $124,500 realMLS

Property tax history

+21.0%/yr

Latest (2025): $1,253 · -15.0% YoY. Source: county tax records.