1644 El Camino Rd #5 · Jacksonville, FL 32216

$110,000

3 bd · 2.0 ba · 1,180 sqft · Condo public records · 291 Days on market

Built 1967 $500/mo HOA · 30% 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 +16.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious living room with a dedicated dining area, featuring neutral paint colors. The kitchen has been updated with modern cabinets, countertops, and stainless steel appliances. The guest bathroom features a stylish a tiled shower, updated vanity, and new countertops. Enjoy community amenities, including a refreshing pool and a playground for outdoor fun.

Key facts

• Updated bath
• Centrally located
• Owner bath

Tags

• UPDATED KITCHEN
• UPDATED BATH
• OWNER BATH
• CENTRALLY LOCATED
• NEARBY SHOPPING
• NEARBY HOSPITALS

Property features AI

Finance

• Other: Property currently used as multi-family/residential
• HOA & community: Southbrook Condominium homeowners association; Monthly association fee of $500; Association fee covers grounds maintenance

Exterior

• Parking: Assigned parking
• Utilities: Public sewer; Cable available; Electricity connected; Water connected
• Home design: Condominium; 2 stories; Entry level: 2nd floor; Attached property
• Construction: Unit is unfurnished
• Exterior features: Community pool (not private); Playground; Balcony

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Primary bathroom with tub and shower; Balcony
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $59 ($703/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• Market conditions: Rents soft (-0.2%/yr); 219 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 291 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $25k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 291 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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: 1.52% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 5.5

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: -18.0%
• Equity multiple: 0.39×
• Total profit: $-18,655
• Equity at exit: $16,401

10-year hold

• IRR: -24.9%
• Equity multiple: 0.06×
• Total profit: $-28,998
• Equity at exit: $9,511

Cash invested: $30,800 (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: 219
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$577
• Tax from tax record: −$138 /mo · $1,651/yr
• Insurance: −$46
• HOA: −$500
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $59

Break-even live

Break-even rent $1,595

Max offer price $110,000

Occupancy floor 91%

Sensitivity live

Price	-10% $121	-5% $90	+0% $59	+5% $27	+10% $-4
Rent	-10% $-73	-5% $-7	+0% $59	+5% $125	+10% $190
Rate	-1.0pp $114	-0.5pp $87	base $59	+0.5pp $30	+1.0pp $1

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7346 El Barco Rd #8 Jacksonville, FL	2.0	2.0	992	$1,295	$1.31	14d	1	0.03mi
7346 El Barco Rd #8 Jacksonville, FL	2.0	2.0	992	$1,295	$1.31	24d	1	0.03mi
7505 Beach Blvd Jacksonville, FL	3.0	1.0–2.0	900	$1,650	$1.83	24d	20	0.13mi
8601 Beach Blvd Jacksonville, FL	2.0–3.0	2.0	1234	$1,700	$1.38	2d	3	0.72mi
7104 Waikiki Rd Jacksonville, FL	4.0	1.5	1497	$1,695	$1.13	8d	1	0.73mi
6650 Corporate Center Pkwy Jacksonville, FL	1.0–3.0	1.0–2.0	990	$3,308	$3.34	2d	12	0.74mi
8343 Hogan Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1043	$1,574	$1.51	3d	17	0.78mi
1515 Pullen Rd Unit 4 Jacksonville, FL	2.0	1.0	800	$1,100	$1.38	24d	1	0.96mi
8846 Cavender Dr Jacksonville, FL	3.0	2.0	1176	$1,475	$1.25	15d	1	0.97mi
8846 Cavender Dr Jacksonville, FL	3.0	2.0	1176	$1,475	$1.25	21d	1	0.97mi
7811 Aquarius Cir S Jacksonville, FL	3.0	2.0	1298	$1,760	$1.36	24d	1	1.00mi
2440 San Sago Ln Jacksonville, FL	3.0	2.0	1500	$1,945	$1.30	24d	1	1.00mi
8232 Rigel Rd Jacksonville, FL	3.0	2.5	1372	$1,610	$1.17	14d	1	1.11mi
8236 Rigel Rd Jacksonville, FL	3.0	2.5	1358	$1,585	$1.17	24d	1	1.12mi
2525 Dean Rd Jacksonville, FL	3.0	1.0	1424	$1,850	$1.30	24d	1	1.13mi
8252 Rigel Rd Jacksonville, FL	3.0	2.5	1358	$1,625	$1.20	24d	1	1.14mi
8778 Buzz Ct Jacksonville, FL	3.0	2.0	1212	$1,800	$1.49	24d	1	1.16mi
551 Eiseman Way Jacksonville, FL	3.0	2.5	1358	$1,620	$1.19	24d	1	1.18mi
8290 Rigel Rd Jacksonville, FL	3.0	2.5	1358	$1,595	$1.17	24d	1	1.19mi
3013 Newell Blvd Jacksonville, FL	4.0	1.5	1350	$1,795	$1.33	24d	1	1.22mi
421 Aralia Ln Jacksonville, FL	3.0	2.5	1492	$1,681	$1.13	21d	1	1.23mi
574 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	1.25mi
574 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	24d	1	1.25mi
558 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	1.26mi
558 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	21d	1	1.26mi
514 Narnia Ct Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	1.27mi
514 Narnia Ct Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	24d	1	1.27mi
513 Narnia Ct Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	4d	1	1.30mi
545 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	24d	1	1.30mi
514 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	1.31mi
514 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	24d	1	1.31mi
535 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	24d	1	1.31mi
535 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	1.31mi
2613 Sandusky Ave E Jacksonville, FL	3.0	2.0	1116	$1,800	$1.61	8d	1	1.33mi
471 Matilda Ln Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	1.36mi
471 Matilda Ln Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	17d	1	1.36mi
487 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	21d	1	1.38mi
487 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	1.38mi
451 Matilda Ln Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	1.38mi
451 Matilda Ln Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	8d	1	1.38mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-10
   days on market $110,000 Active 291 DOM
2. 2026-06-08
   days on market $110,000 Active 290 DOM
3. 2026-06-08
   days on market $110,000 Active 289 DOM
4. 2026-06-03
   days on market $110,000 Active 285 DOM
5. 2026-06-02
   days on market $110,000 Active 284 DOM
6. 2026-06-01
   days on market $110,000 Active 283 DOM
7. 2026-05-31
   days on market $110,000 Active 282 DOM
8. 2026-02-20
   status Active
9. 2026-02-20
   price $110,000
10. 2026-02-09
    historical
11. 2025-12-04
    price $124,900
12. 2025-09-10
    price $129,900
13. 2025-08-10
    listed $134,900 Active
14. 2025-07-09
    historical $1,495
15. 2025-06-17
    soldstatus $87,500
16. 2025-06-07
    listed $1,495
17. 2025-06-06
    soldstatus $87,500 Closed 358-char remark

    Show marketing remark (358 chars)

    Spacious living room with a dedicated dining area, featuring neutral paint colors. The kitchen has been updated with modern cabinets, countertops, and stainless steel appliances. The guest bathroom features a stylish a tiled shower, updated vanity, and new countertops. Enjoy community amenities, including a refreshing pool and a playground for outdoor fun.

18. 2025-05-23
    status Pending 358-char remark

    Show marketing remark (358 chars)

    Spacious living room with a dedicated dining area, featuring neutral paint colors. The kitchen has been updated with modern cabinets, countertops, and stainless steel appliances. The guest bathroom features a stylish a tiled shower, updated vanity, and new countertops. Enjoy community amenities, including a refreshing pool and a playground for outdoor fun.

19. 2025-05-07
    status Active 358-char remark

    Show marketing remark (358 chars)

    Spacious living room with a dedicated dining area, featuring neutral paint colors. The kitchen has been updated with modern cabinets, countertops, and stainless steel appliances. The guest bathroom features a stylish a tiled shower, updated vanity, and new countertops. Enjoy community amenities, including a refreshing pool and a playground for outdoor fun.

20. 2025-04-13
    status Pending 358-char remark

    Show marketing remark (358 chars)

    Spacious living room with a dedicated dining area, featuring neutral paint colors. The kitchen has been updated with modern cabinets, countertops, and stainless steel appliances. The guest bathroom features a stylish a tiled shower, updated vanity, and new countertops. Enjoy community amenities, including a refreshing pool and a playground for outdoor fun.

21. 2025-04-08
    price $100,000 358-char remark

    Show marketing remark (358 chars)

    Spacious living room with a dedicated dining area, featuring neutral paint colors. The kitchen has been updated with modern cabinets, countertops, and stainless steel appliances. The guest bathroom features a stylish a tiled shower, updated vanity, and new countertops. Enjoy community amenities, including a refreshing pool and a playground for outdoor fun.

22. 2025-03-20
    listed $110,000 Active 358-char remark

    Show marketing remark (358 chars)

    Spacious living room with a dedicated dining area, featuring neutral paint colors. The kitchen has been updated with modern cabinets, countertops, and stainless steel appliances. The guest bathroom features a stylish a tiled shower, updated vanity, and new countertops. Enjoy community amenities, including a refreshing pool and a playground for outdoor fun.

23. 2010-11-05
    soldstatus $25,900 356-char remark

    Show marketing remark (356 chars)

    UPPER 3/2 IN CONVENIENT SOUTHBROOK CONDOS ON POTTSBURG CREEK. SOLD 'AS IS',SELLER PROVIDING NO SURVEY,REPAIRS, REPRESENTATIONS OR WARRANTIES. PROPERTY ACQUIRED BY FORECLOSURE; SELLER AND AGENT ARE UNAWARE OF ANY DEFECTS,HAZARDS, OR LEAD BASED PAINT. ALL INFO TO BE VERIFIED BY BUYER. SUBMIT 'PROOF OF FUNDS' OR 'PRE QUAL' LETTER WITH ALL CONTRACTUAL OFFERS

24. 2010-06-28
    listed $26,900 356-char remark

    Show marketing remark (356 chars)

    UPPER 3/2 IN CONVENIENT SOUTHBROOK CONDOS ON POTTSBURG CREEK. SOLD 'AS IS',SELLER PROVIDING NO SURVEY,REPAIRS, REPRESENTATIONS OR WARRANTIES. PROPERTY ACQUIRED BY FORECLOSURE; SELLER AND AGENT ARE UNAWARE OF ANY DEFECTS,HAZARDS, OR LEAD BASED PAINT. ALL INFO TO BE VERIFIED BY BUYER. SUBMIT 'PROOF OF FUNDS' OR 'PRE QUAL' LETTER WITH ALL CONTRACTUAL OFFERS

25. 2008-10-21
    historical
26. 2008-04-21
    listed $89,000
27. 2006-12-06
    soldstatus $115,000
28. 2002-06-05
    soldstatus $37,500
29. 1982-07-01
    soldstatus $41,200

ⓘ 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: $1,651 · $138/mo
• Projected year-2 tax: $1,651 · $138/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 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: $20,033
• − Mortgage interest: −$6,162
• − Property taxes: −$1,651
• − Insurance: −$550
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − HOA: −$6,000
• − Depreciation: −$3,200
• Taxable loss: −$735
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $879/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

+167.0% since first listed

22 events — show timeline

• 2026-02-20 Relisted — realMLS
• 2026-02-20 Price Changed $110,000 realMLS
• 2026-02-09 Listing Removed — realMLS
• 2025-12-04 Price Changed $124,900 realMLS
• 2025-09-10 Price Changed $129,900 realMLS
• 2025-08-10 Listed $134,900 realMLS
• 2025-07-09 Rental Removed $1,495 Avail
• 2025-06-17 Sold (Public Records) $87,500 Public Records
• 2025-06-07 Listed for Rent $1,495 Avail
• 2025-06-06 Sold (MLS) $87,500 realMLS
• 2025-05-23 Pending — realMLS
• 2025-05-07 Relisted — realMLS
• 2025-04-13 Pending — realMLS
• 2025-04-08 Price Changed $100,000 realMLS
• 2025-03-20 Listed $110,000 realMLS
• 2010-11-05 Sold (MLS) $25,900 realMLS
• 2010-06-28 Listed $26,900 realMLS
• 2008-10-21 Listing Removed — realMLS
• 2008-04-21 Listed $89,000 realMLS
• 2006-12-06 Sold (Public Records) $115,000 Public Records
• 2002-06-05 Sold (Public Records) $37,500 Public Records
• 1982-07-01 Sold (Public Records) $41,200 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,651 · +0.1% YoY. Source: county tax records.