6087 Maggies Cir #103 · Jacksonville, FL 32244

$125,000

2 bd · 2.0 ba · 907 sqft · Condo public records · 27 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 +9.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.1/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT INVESTMENT OPPORTUNITY!!! Very well kept first floor condo. Spacious kitchen with large counters, appliances and pantry, combo washer and dryer; vinyl Kitchen and bathrooms. The living/dining area and both bedrooms carpet in. Split bedroom floorplan. Gated community with playground and community swimming pool. This home is convenient to NAS Jacksonville.

Key facts

• $295 HOA
• Community pool
• Built 2005

Property features AI

Finance

• Other: Lot size approximately 0.01 acres
• HOA & community: Has association; Monthly association fee of $295; Gated community; Association maintains grounds; Playground; Trash service

Exterior

• Parking: Parking lot
• Utilities: Electricity connected; Sewer connected; Water connected
• Home design: Condominium; 2-story building; Residential / Single Family use
• Construction: Construction details not provided
• Exterior features: Community pool (not private)

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Microwave; Refrigerator; Ice maker; Disposal
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Disposal; Electric cooktop; Electric oven; Electric range; Ice maker; Microwave; Refrigerator; Electric water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (12.2% below list).
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.2% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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 rising (+2.2%/yr); 349 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $864 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

• It's been on market 27 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y 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 $109,807 (12.2% 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: 1.09% ✓
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 7.6

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: -22.2%
• Equity multiple: 0.24×
• Total profit: $-26,550
• Equity at exit: $18,638

10-year hold

• IRR: -18.3%
• Equity multiple: 0.04×
• Total profit: $-33,469
• Equity at exit: $10,808

Cash invested: $35,000 (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 32244

• Home prices YoY: -17.8%
• Rents YoY: 2.2%
• Active inventory: 349
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,363 high
• Mortgage (P&I): −$656
• Tax from tax record: −$160 /mo · $1,919/yr
• Insurance: −$52
• HOA: −$295
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-86

Break-even live

Break-even rent $1,472

Max offer price $109,807

Occupancy floor —

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6087 Maggies Cir #104 Jacksonville, FL	2.0	2.0	1099	$1,275	$1.16	23d	1	0.03mi
6100 Maggies Cir #103 Jacksonville, FL	2.0	2.0	907	$1,300	$1.43	12d	1	0.08mi
6105 Maggies Cir Jacksonville, FL	2.0–3.0	2.0	1121	$1,325	$1.18	17d	2	0.13mi
6063 Maggies Cir Jacksonville, FL	2.0–3.0	2.0	1121	$1,300	$1.16	16d	2	0.13mi
6433 Breezy Oaks Way Jacksonville, FL	2.0	2.0	952	$1,295	$1.36	23d	1	0.38mi
6457 Breezy Oaks Way Jacksonville, FL	2.0	2.0	952	$1,275	$1.34	10d	1	0.42mi
6463 Breezy Oaks Way Jacksonville, FL	2.0	2.0	952	$1,295	$1.36	7d	1	0.43mi
6136 Blanding Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1030	$1,752	$1.70	1d	9	0.44mi
6517 Breezy Oaks Way Jacksonville, FL	2.0	2.0	952	$1,295	$1.36	23d	1	0.53mi
6523 Breezy Oaks Way Jacksonville, FL	2.0	2.0	952	$1,295	$1.36	17d	1	0.54mi
5933 Jammes Rd Jacksonville, FL	3.0	3.0	1071	$1,900	$1.77	23d	1	0.69mi
5951 Wilmar Rd Jacksonville, FL	2.0	1.0	706	$1,095	$1.55	23d	1	0.70mi
6915 Ortega Woods Dr Unit 11 Jacksonville, FL	2.0	2.0	940	$1,150	$1.22	20d	1	0.86mi
7052 Jammes Rd Jacksonville, FL	3.0	2.0	990	$1,910	$1.93	23d	1	0.88mi
6408 Sweetbay Ln Jacksonville, FL	2.0	2.0	951	$1,225	$1.29	16d	1	0.92mi
6880 Skaff Ave Jacksonville, FL	2.0	2.0	940	$1,285	$1.37	23d	1	0.93mi
6547 Sweetbay Ln Unit 102 Jacksonville, FL	2.0	2.0	1040	$1,195	$1.15	4d	1	0.96mi
6461 Sweetbay Ln Jacksonville, FL	2.0	2.0	995	$1,295	$1.30	16d	4	0.96mi
6534 Sweetbay Ln Jacksonville, FL	2.0	2.0	951	$1,225	$1.29	23d	1	0.97mi
6462 Sweetbay Ln Jacksonville, FL	2.0	2.0	1040	$1,365	$1.31	16d	1	0.98mi
6528 Sweetbay Ln Jacksonville, FL	2.0	2.0	1040	$1,150	$1.11	23d	1	0.98mi
6468 Sweetbay Ln #101 Jacksonville, FL	2.0	2.0	1025	$1,199	$1.17	3d	1	0.99mi
6468 Sweetbay Ln Unit 102 Jacksonville, FL	2.0	2.0	1040	$1,174	$1.13	21d	1	0.99mi
6522 Sweetbay Ln Jacksonville, FL	2.0	2.0	951	$1,195	$1.26	23d	1	0.99mi
6479 Sweetbay Ln Jacksonville, FL	2.0	2.0	1040	$1,365	$1.31	23d	1	1.00mi
5913 Tampico Rd Jacksonville, FL	3.0	1.0	1110	$1,348	$1.21	13d	1	1.06mi
6945 Morse Ave Jacksonville, FL	2.0–4.0	2.0	1169	$950	$0.81	14d	1	1.07mi
5906 Old Timuquana Rd Lot 12 Jacksonville, FL	2.0	1.0	600	$695	$1.16	23d	1	1.11mi
5640 Bryner Dr Jacksonville, FL	2.0	2.0	1000	$1,260	$1.26	23d	1	1.14mi
5700 Fishing Pen Creek Ct Jacksonville, FL	2.0	1.0	854	$1,100	$1.29	2d	8	1.16mi
5900 Townsend Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1177	$1,539	$1.31	2d	12	1.19mi
5558 Bennington Dr Jacksonville, FL	2.0	2.0	988	$1,275	$1.29	4d	1	1.23mi
7350 Blanding Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	872	$1,330	$1.53	2d	23	1.24mi
6870 103rd St Jacksonville, FL	1.0–2.0	1.0–1.5	825	$1,075	$1.30	2d	14	1.32mi
5685 Marathon Pkwy Jacksonville, FL	2.0	2.0	1015	$1,000	$0.99	19d	1	1.33mi
5984 Windsor Forest Dr Jacksonville, FL	2.0	1.5	900	$1,174	$1.30	21d	2	1.35mi
5816 Sonora Dr W Jacksonville, FL	3.0	1.0	975	$1,580	$1.62	17d	1	1.37mi
5985 Windsor Forest Dr Unit 23 Jacksonville, FL	2.0	1.5	900	$999	$1.11	21d	1	1.38mi
5985 Windsor Forest Dr Jacksonville, FL	2.0	1.5	900	$1,099	$1.22	7d	1	1.38mi
5985 Windsor Forest Dr Unit 15 Jacksonville, FL	2.0	1.5	900	$999	$1.11	7d	1	1.38mi

HOA detail condo

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

Listing history 45 events

1. 2026-06-18
   days on market $125,000 Active 27 DOM
2. 2026-06-17
   days on market $125,000 Active 26 DOM
3. 2026-06-16
   days on market $125,000 Active 25 DOM
4. 2026-06-15
   days on market $125,000 Active 24 DOM
5. 2026-06-13
   days on market $125,000 Active 22 DOM
6. 2026-06-13
   days on market $125,000 Active 21 DOM
7. 2026-06-10
   days on market $125,000 Active 18 DOM
8. 2026-06-08
   days on market $125,000 Active 17 DOM
9. 2026-06-07
   days on market $125,000 Active 16 DOM
10. 2026-06-05
    days on market $125,000 Active 13 DOM
11. 2026-06-03
    days on market $125,000 Active 12 DOM
12. 2026-06-02
    days on market $125,000 Active 11 DOM
13. 2026-06-01
    days on market $125,000 Active 10 DOM
14. 2026-05-31
    days on market $125,000 Active 9 DOM
15. 2026-05-18
    listed $125,000 Active
16. 2026-03-15
    historical $1,150
17. 2026-01-09
    price $1,195
18. 2025-11-27
    price $1,249
19. 2025-11-14
    price $1,295
20. 2025-10-24
    price $1,345
21. 2025-10-17
    listed $1,395
22. 2025-10-12
    historical $1,395
23. 2025-09-05
    price $1,395
24. 2025-08-12
    listed $1,499
25. 2022-04-28
    soldstatus $125,000
26. 2022-04-15
    soldstatus $125,000 Sold 363-char remark

    Show marketing remark (363 chars)

    GREAT INVESTMENT OPPORTUNITY!!! Very well kept first floor condo. Spacious kitchen with large counters, appliances and pantry, combo washer and dryer; vinyl Kitchen and bathrooms. The living/dining area and both bedrooms carpet in. Split bedroom floorplan. Gated community with playground and community swimming pool. This home is convenient to NAS Jacksonville.

27. 2022-03-02
    status Pending 363-char remark

    Show marketing remark (363 chars)

    GREAT INVESTMENT OPPORTUNITY!!! Very well kept first floor condo. Spacious kitchen with large counters, appliances and pantry, combo washer and dryer; vinyl Kitchen and bathrooms. The living/dining area and both bedrooms carpet in. Split bedroom floorplan. Gated community with playground and community swimming pool. This home is convenient to NAS Jacksonville.

28. 2022-01-29
    listed $130,000 Active 363-char remark

    Show marketing remark (363 chars)

    GREAT INVESTMENT OPPORTUNITY!!! Very well kept first floor condo. Spacious kitchen with large counters, appliances and pantry, combo washer and dryer; vinyl Kitchen and bathrooms. The living/dining area and both bedrooms carpet in. Split bedroom floorplan. Gated community with playground and community swimming pool. This home is convenient to NAS Jacksonville.

29. 2019-09-10
    soldstatus $74,500
30. 2019-09-06
    soldstatus $74,500 Sold 267-char remark

    Show marketing remark (267 chars)

    Tucked away in the back of the community near the community playground, you'll find this move in ready condo where all you need is your belongings. All appliances stay, including the washer/dryer. Whether looking as an investment or to live in, this home is a winner.

31. 2019-08-26
    status Pending 267-char remark

    Show marketing remark (267 chars)

    Tucked away in the back of the community near the community playground, you'll find this move in ready condo where all you need is your belongings. All appliances stay, including the washer/dryer. Whether looking as an investment or to live in, this home is a winner.

32. 2019-08-17
    historical Active - Contingent 267-char remark

    Show marketing remark (267 chars)

    Tucked away in the back of the community near the community playground, you'll find this move in ready condo where all you need is your belongings. All appliances stay, including the washer/dryer. Whether looking as an investment or to live in, this home is a winner.

33. 2019-08-15
    listed $79,000 Active 267-char remark

    Show marketing remark (267 chars)

    Tucked away in the back of the community near the community playground, you'll find this move in ready condo where all you need is your belongings. All appliances stay, including the washer/dryer. Whether looking as an investment or to live in, this home is a winner.

34. 2016-07-25
    soldstatus $45,500 Sold
35. 2016-07-25
    soldstatus $45,500
36. 2016-07-11
    status Pending
37. 2016-07-01
    historical Active - Contingent
38. 2016-07-01
    status Active
39. 2016-07-01
    historical Active - Contingent
40. 2016-06-27
    listed $49,500 Active
41. 2011-05-10
    historical
42. 2011-02-11
    soldstatus $29,000
43. 2010-09-03
    listed $31,500
44. 2010-02-10
    historical
45. 2009-11-10
    listed $45,000

ⓘ 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: $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: $16,352
• − Mortgage interest: −$7,002
• − Property taxes: −$1,919
• − Insurance: −$625
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − HOA: −$3,540
• − Depreciation: −$3,636
• Taxable loss: −$2,987
• Est. tax savings @ 24.0%: +$717
• After-tax cash flow: $-315/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

+177.8% since first listed

31 events — show timeline

• 2026-05-18 Listed $125,000 realMLS
• 2026-03-15 Rental Removed $1,150 APPFOLIO
• 2026-01-09 Price Changed $1,195 APPFOLIO
• 2025-11-27 Price Changed $1,249 APPFOLIO
• 2025-11-14 Price Changed $1,295 APPFOLIO
• 2025-10-24 Price Changed $1,345 APPFOLIO
• 2025-10-17 Listed for Rent $1,395 APPFOLIO
• 2025-10-12 Rental Removed $1,395 APPFOLIO
• 2025-09-05 Price Changed $1,395 APPFOLIO
• 2025-08-12 Listed for Rent $1,499 APPFOLIO
• 2022-04-28 Sold (Public Records) $125,000 Public Records
• 2022-04-15 Sold (MLS) $125,000 realMLS
• 2022-03-02 Pending — realMLS
• 2022-01-29 Listed $130,000 realMLS
• 2019-09-10 Sold (Public Records) $74,500 Public Records
• 2019-09-06 Sold (MLS) $74,500 realMLS
• 2019-08-26 Pending — realMLS
• 2019-08-17 Contingent — realMLS
• 2019-08-15 Listed $79,000 realMLS
• 2016-07-25 Sold (Public Records) $45,500 Public Records
• 2016-07-25 Sold (MLS) $45,500 realMLS
• 2016-07-11 Pending — realMLS
• 2016-07-01 Contingent — realMLS
• 2016-07-01 Relisted — realMLS
• 2016-07-01 Contingent — realMLS
• 2016-06-27 Listed $49,500 realMLS
• 2011-05-10 Listing Removed — realMLS
• 2011-02-11 Sold (MLS) $29,000 realMLS
• 2010-09-03 Listed $31,500 realMLS
• 2010-02-10 Listing Removed — realMLS
• 2009-11-10 Listed $45,000 realMLS

Property tax history

+10.5%/yr

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