6094 Maggies Cir #105 · Jacksonville, FL 32244

$118,700

2 bd · 2.0 ba · 907 sqft · Condo public records · 7 Days on market

Built 2005 $295/mo HOA · 22% 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 +10.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity. Very nice 1st floor condo. Includes all kitchen appliances, washer and dryer. Split bedroom floorplan. Gated community with playground and community swimming pool. This home is convenient to NAS Jacksonville. Home is currently tenant occupied and subject to the lease terms which don't end until July 31.

Key facts

• Gated community
• Prime location
• Playground

Tags

• GATED COMMUNITY
• COMMUNITY SWIMMING POOL
• PLAYGROUND
• PRIME LOCATION

Property features AI

Finance

• HOA & community: Association with a $295 monthly fee; Community sidewalks

Exterior

• Parking: Additional parking; Guest parking
• Utilities: Public sewer; Water connected; Electricity connected; Cable available; Sewer available
• Home design: Condominium; 2 stories; Attached property; Residential use
• Construction: Lot approximately 0.01 acres
• Exterior features: Side porch

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Split bedroom floor plan
• Laundry & utility: Stacked washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $-52 ($-630/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (7.8% below list).
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $109k (7.8% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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: Sadie T. Tillis Elementary School (math 27% / reading 20%, grade F, #2,061 of 2,144 statewide, top 96%, 483 students, 79% FRL); Joseph Stilwell Middle School (math 31% / reading 33%, grade F, #448 of 571 statewide, top 79%, 612 students, 68% FRL); Westside High School (math 26% / reading 19%, grade F, #539 of 667 statewide, top 81%, 1,583 students, 63% FRL) — zoned schools average 70% FRL vs 49% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 46% district-wide (-20 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 (+2.2%/yr); 353 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $821 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $109,429 (7.8% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.25% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.30×
• Total profit: $-23,387
• Equity at exit: $17,699

10-year hold

• IRR: -15.4%
• Equity multiple: 0.16×
• Total profit: $-27,938
• Equity at exit: $10,263

Cash invested: $33,236 (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 32244

• Home prices YoY: -17.8%
• Rents YoY: 2.2%
• Active inventory: 353
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$622
• Tax from tax record: −$160 /mo · $1,919/yr
• Insurance: −$49
• HOA: −$295
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-52

Break-even live

Break-even rent $1,426

Max offer price $109,429

Occupancy floor 99%

Sensitivity live

Price	-10% $15	-5% $-19	+0% $-52	+5% $-86	+10% $-120
Rent	-10% $-160	-5% $-106	+0% $-52	+5% $1	+10% $55
Rate	-1.0pp $7	-0.5pp $-22	base $-52	+0.5pp $-83	+1.0pp $-115

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: $29,675
• Closing costs: $3,561
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6100 Maggies Cir #103 Jacksonville, FL	2.0	2.0	907	$1,300	$1.43	14d	1	0.06mi
6063 Maggies Cir Jacksonville, FL	2.0–3.0	2.0	1121	$1,300	$1.16	18d	2	0.07mi
6087 Maggies Cir #104 Jacksonville, FL	2.0	2.0	1099	$1,275	$1.16	25d	1	0.07mi
6105 Maggies Cir Jacksonville, FL	2.0–3.0	2.0	1121	$1,325	$1.18	19d	2	0.10mi
6136 Blanding Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1030	$1,752	$1.70	3d	9	0.43mi
6433 Breezy Oaks Way Jacksonville, FL	2.0	2.0	952	$1,295	$1.36	25d	1	0.44mi
6457 Breezy Oaks Way Jacksonville, FL	2.0	2.0	952	$1,275	$1.34	12d	1	0.48mi
6463 Breezy Oaks Way Jacksonville, FL	2.0	2.0	952	$1,295	$1.36	9d	1	0.49mi
6517 Breezy Oaks Way Jacksonville, FL	2.0	2.0	952	$1,295	$1.36	25d	1	0.59mi
6523 Breezy Oaks Way Jacksonville, FL	2.0	2.0	952	$1,295	$1.36	19d	1	0.60mi
5933 Jammes Rd Jacksonville, FL	3.0	3.0	1071	$1,900	$1.77	25d	1	0.72mi
5951 Wilmar Rd Jacksonville, FL	2.0	1.0	706	$1,095	$1.55	25d	1	0.73mi
6915 Ortega Woods Dr Unit 11 Jacksonville, FL	2.0	2.0	940	$1,150	$1.22	22d	1	0.83mi
6880 Skaff Ave Jacksonville, FL	2.0	2.0	940	$1,285	$1.37	25d	1	0.90mi
7052 Jammes Rd Jacksonville, FL	3.0	2.0	990	$1,910	$1.93	25d	1	0.90mi
6408 Sweetbay Ln Jacksonville, FL	2.0	2.0	951	$1,225	$1.29	18d	1	0.94mi
6547 Sweetbay Ln Unit 102 Jacksonville, FL	2.0	2.0	1040	$1,195	$1.15	6d	1	0.98mi
6461 Sweetbay Ln Jacksonville, FL	2.0	2.0	995	$1,295	$1.30	18d	4	0.99mi
6534 Sweetbay Ln Jacksonville, FL	2.0	2.0	951	$1,225	$1.29	25d	1	0.99mi
6528 Sweetbay Ln Jacksonville, FL	2.0	2.0	1040	$1,150	$1.11	25d	1	0.99mi
6462 Sweetbay Ln Jacksonville, FL	2.0	2.0	1040	$1,365	$1.31	18d	1	1.00mi
6522 Sweetbay Ln Jacksonville, FL	2.0	2.0	951	$1,195	$1.26	25d	1	1.01mi
6468 Sweetbay Ln #101 Jacksonville, FL	2.0	2.0	1025	$1,199	$1.17	4d	1	1.01mi
6468 Sweetbay Ln Unit 102 Jacksonville, FL	2.0	2.0	1040	$1,174	$1.13	23d	1	1.01mi
6479 Sweetbay Ln Jacksonville, FL	2.0	2.0	1040	$1,365	$1.31	25d	1	1.02mi
5906 Old Timuquana Rd Lot 12 Jacksonville, FL	2.0	1.0	600	$695	$1.16	25d	1	1.09mi
5640 Bryner Dr Jacksonville, FL	2.0	2.0	1000	$1,260	$1.26	25d	1	1.10mi
5913 Tampico Rd Jacksonville, FL	3.0	1.0	1110	$1,348	$1.21	15d	1	1.11mi
5700 Fishing Pen Creek Ct Jacksonville, FL	2.0	1.0	854	$1,100	$1.29	4d	8	1.12mi
6945 Morse Ave Jacksonville, FL	2.0–4.0	2.0	1169	$950	$0.81	16d	1	1.13mi
5900 Townsend Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1177	$1,539	$1.31	4d	12	1.16mi
5558 Bennington Dr Jacksonville, FL	2.0	2.0	988	$1,275	$1.29	6d	1	1.18mi
7350 Blanding Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	872	$1,330	$1.53	4d	23	1.23mi
5685 Marathon Pkwy Jacksonville, FL	2.0	2.0	1015	$1,000	$0.99	21d	1	1.29mi
5984 Windsor Forest Dr Jacksonville, FL	2.0	1.5	900	$1,174	$1.30	23d	2	1.34mi
5342 Seaboard Ave Jacksonville, FL	1.0	1.0	600	$1,100	$1.83	25d	1	1.36mi
6870 103rd St Jacksonville, FL	1.0–2.0	1.0–1.5	825	$1,075	$1.30	4d	14	1.36mi
5985 Windsor Forest Dr Jacksonville, FL	2.0	1.5	900	$1,099	$1.22	9d	1	1.37mi
5985 Windsor Forest Dr Unit 15 Jacksonville, FL	2.0	1.5	900	$999	$1.11	9d	1	1.37mi
5985 Windsor Forest Dr Unit 23 Jacksonville, FL	2.0	1.5	900	$999	$1.11	23d	1	1.37mi

HOA detail condo

• Monthly dues: $295 · $3,540/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-21
   statusdays on market $118,700 Pending 7 DOM
2. 2026-06-18
   days on market $118,700 Active 6 DOM
3. 2026-06-17
   days on market $118,700 Active 5 DOM
4. 2026-06-16
   days on market $118,700 Active 4 DOM
5. 2026-06-15
   days on market $118,700 Active 3 DOM
6. 2026-06-13
   remarks 658-char remark
7. 2026-06-13
   listed $118,700 Active 1 DOM

ⓘ 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: $1,919 · $160/mo
• Projected year-2 tax: $1,919 · $160/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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,319
• − Mortgage interest: −$6,649
• − Property taxes: −$1,919
• − Insurance: −$594
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − HOA: −$3,540
• − Depreciation: −$3,453
• Taxable loss: −$2,446
• Est. tax savings @ 24.0%: +$587
• After-tax cash flow: $-43/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): 63,592
• Household income: $62,204
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 2799.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 39% Black 35% Hispanic / Latino 15% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Romanian 1%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 9% Tagalog/Filipino 3% French/Haitian/Cajun 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: ▼ -64.22%
• Current HPI: 296.5375
• Rent YoY: ▲ 2.25%
• 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

-0.7% since first listed

7 events — show timeline

• 2026-06-12 Listed $118,700 realMLS
• 2023-09-19 Rental Removed $1,225 NEFLMLS
• 2023-09-12 Listed for Rent $1,225 NEFLMLS
• 2022-01-28 Sold (MLS) $123,700 realMLS
• 2022-01-25 Pending — realMLS
• 2022-01-14 Contingent — realMLS
• 2022-01-12 Listed $119,500 realMLS

Property tax history

+10.5%/yr

Latest (2025): $1,919 · -12.4% YoY. Source: county tax records.