205 Oceangate Dr · Atlantic Beach, FL 32233

$315,000

3 bd · 2.0 ba · 1,256 sqft · Townhouse public records · 7 Days on market

Built 2016 2,178 sqft lot Est $354k · 11% under $125/mo HOA · 5% 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).

• ARV discount +12.5/15.0
• Cash flow +11.7/30.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• DSCR +3.4/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

looking to live at the beach . .. this beautifully maintained home might be your answer! updated kitchen with almost new appliances and counters - LVP flooring and special touches everywhere. This home is freshly painted & you can see the care and pride of ownership here! all bedrooms (and laundry) upstairs, kitchen and living space below - and two designated parking spaces. Stop by today - and WELCOME HOME!

Key facts

• $125 HOA
• Built 2016
• Listed 7 days

Property features AI

Finance

• HOA & community: Has association; Association fee $125 monthly

Exterior

• Parking: Additional parking available; Assigned parking
• Utilities: Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Attached property; Townhouse; Used as multi-family and residential
• Exterior features: Covered patio; Front porch; Patio; City street frontage; Asphalt road

Interior

• Kitchen: Dishwasher; Double oven; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air (electric)
• Interior features: Breakfast bar; Ceiling fan(s); Pantry
• Laundry & utility: Stacked washer/dryer; Laundry on upper level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $315k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (21.4% below list).
• Recommended offer: $248k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 1.3% in Atlantic Beach — 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 71/100 on livability (#409 in FL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools B+; Watch: amenities F, commute F, cost of living F.
• 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 fast (+4.2%/yr); 125 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 33% of the median local income ($89k/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 $2k of loan paydown is wiped out by about $9k 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,719 (21.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $354,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Oceangate Dr	0.11mi	3/2.0	1,256 (0%)	2mo	$292,000	$232	93
1110 Scheidel Ct	0.11mi	3/2.0	1,300 (+4%)	1mo	$342,275	$263	88
181 Oceangate Dr	0.03mi	3/2.0	1,424 (+13%)	2mo	$265,000	$186	75
756 Aquatic Dr	0.29mi	3/2.0	1,328 (+6%)	7mo	$360,000	$271	71
800 Stocks St	0.40mi	3/2.0	1,320 (+5%)	4mo	$270,000	$205	69
702 Aquatic Dr	0.33mi	3/2.0	1,328 (+6%)	9mo	$450,000	$339	68
567 Aquatic Dr	0.33mi	3/2.0	1,328 (+6%)	9mo	$375,000	$282	68
606 Aquatic Dr	0.40mi	3/2.0	1,218 (-3%)	14mo	$382,500	$314	65
375 Aquatic Dr	0.27mi	3/2.0	1,328 (+6%)	17mo	$405,000	$305	64
320 Sunrise Cir	0.28mi	2/2.5 (-1)	1,384 (+10%)	3mo	$415,000	$300	61
836 Cavalla Rd	0.33mi	2/1.5 (-1)	1,128 (-10%)	0mo	$291,000	$258	60
570 Aquatic Dr	0.39mi	3/2.0	1,440 (+15%)	2mo	$455,000	$316	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.18% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-54,091
• Equity at exit: $46,968

10-year hold

• IRR: -7.2%
• Equity multiple: 0.52×
• Total profit: $-42,461
• Equity at exit: $27,235

Cash invested: $88,200 (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 32233

• Rents YoY: 4.2%
• Active inventory: 125
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,477 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$131
• HOA: −$125
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-94

Break-even live

Break-even rent $2,596

Max offer price $298,405

Occupancy floor 99%

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1085 Atlantic Blvd Atlantic Beach, FL	1.0–4.0	1.0–2.0	886	$1,598	$1.80	23d	1	0.03mi
450 Aquatic Dr Atlantic Beach, FL	3.0	2.0	1256	$2,800	$2.23	1d	1	0.28mi
760 Triton Rd Atlantic Beach, FL	3.0	1.5	975	$2,400	$2.46	23d	1	0.49mi
1115 Main St Atlantic Beach, FL	4.0	2.0	1480	$3,000	$2.03	23d	1	0.57mi
66 W 14th St Atlantic Beach, FL	3.0	2.5	1332	$2,750	$2.06	4d	1	0.59mi
826 Amberjack Ln Atlantic Beach, FL	3.0	2.0	975	$1,800	$1.85	14d	1	0.63mi
826 Amberjack Ln Atlantic Beach, FL	3.0	2.0	975	$1,800	$1.85	7d	1	0.63mi
516 Penman Rd Neptune Beach, FL	3.0	2.0	1853	$2,900	$1.57	14d	1	0.63mi
707 Amberjack Ln Atlantic Beach, FL	4.0	2.0	1765	$3,750	$2.12	14d	1	0.73mi
900 Plaza Atlantic Beach, FL	1.0–3.0	1.0–2.0	911	$2,100	$2.30	3d	17	0.78mi
70 Robert St Atlantic Beach, FL	2.0	2.0	990	$2,400	$2.42	17d	1	0.84mi
622 Valley Forge Rd N Neptune Beach, FL	3.0	2.0	1680	$3,100	$1.85	21d	1	0.97mi
1927 Main St Atlantic Beach, FL	3.0	2.5	1428	$2,250	$1.58	20d	1	0.98mi
1984 Mary St Atlantic Beach, FL	3.0	2.5	1244	$1,800	$1.45	4d	1	1.01mi
361 Ahern St #15 Atlantic Beach, FL	3.0	3.0	1414	$4,000	$2.83	7d	1	1.10mi
2130 Mayport Rd Jacksonville, FL	1.0–3.0	1.0–2.0	984	$2,039	$2.07	1d	21	1.11mi
2077 Dutton Island Oaks Way Atlantic Beach, FL	4.0	2.5	1866	$2,849	$1.53	1d	1	1.13mi
2160 Mayport Rd Jacksonville, FL	1.0–3.0	1.0–2.0	949	$2,012	$2.12	2d	10	1.24mi
223 Orange St Neptune Beach, FL	2.0	2.0	1333	$3,000	$2.25	14d	1	1.25mi
1365 Seminole Rd Atlantic Beach, FL	3.0	2.0	1268	$3,400	$2.68	4d	1	1.29mi
2137 Featherwood Dr W Jacksonville, FL	4.0	2.0	1555	$2,421	$1.56	3d	1	1.30mi
200 Walnut St Neptune Beach, FL	2.0	2.0	900	$3,250	$3.61	14d	1	1.30mi
701 Beach Ave #203 Atlantic Beach, FL	2.0	2.0	1559	$5,985	$3.84	23d	1	1.32mi
901 Ocean Blvd #39 Atlantic Beach, FL	3.0	2.0	1122	$3,950	$3.52	16d	1	1.34mi
1100 Seagate Ave Neptune Beach, FL	1.0–2.0	1.0–2.0	750	$2,200	$2.93	23d	1	1.38mi
10 10th St Atlantic Beach, FL	3.0	2.0	1654	$4,250	$2.57	21d	1	1.38mi
13846 Atlantic Blvd #817 Jacksonville, FL	3.0	3.5	1690	$3,600	$2.13	23d	1	1.43mi
2610 State Rd Atlantic Beach, FL	1.0–3.0	1.0–2.0	811	$1,783	$2.20	1d	25	1.45mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 7 events

1. 2026-06-18
   days on market $315,000 Active 7 DOM
2. 2026-06-17
   days on market $315,000 Active 6 DOM
3. 2026-06-16
   days on market $315,000 Active 5 DOM
4. 2026-06-15
   days on market $315,000 Active 4 DOM
5. 2026-06-13
   days on market $315,000 Active 2 DOM
6. 2026-06-13
   remarks 418-char remark
7. 2026-06-13
   listed $315,000 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: $1,713 · $143/mo
• Projected year-2 tax: $2,614 · $218/mo
• Expected delta: +$901/yr (+$75/mo · 52.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,726
• − Mortgage interest: −$17,645
• − Property taxes: −$1,713
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − HOA: −$1,500
• − Depreciation: −$9,164
• Taxable loss: −$6,627
• Est. tax savings @ 24.0%: +$1,590
• After-tax cash flow: $463/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 — Atlantic Beach

• Score: 71/100
• State rank: #409
• US rank: #7277

Category grades

Amenities F Commute F Cost of living F Crime B+ Employment A+ Housing A+ Health & safety B User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atlantic Beach, FL
• County: Duval County · 1,015,274 people
• Metro: Jacksonville, FL
• Population (ZIP): 24,633
• Household income: $89,185
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 879.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 10% Hispanic / Latino 9% Black 8% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 92% English-only · Spanish 5% Tagalog/Filipino 1% Other Indo-European 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: ▼ -560.12%
• Current HPI: 347.9004
• Rent YoY: ▲ 4.18%
• 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

1 event — show timeline

• 2026-06-11 Listed $315,000 realMLS

Property tax history

+2.8%/yr

Latest (2025): $1,713 · +2.5% YoY. Source: county tax records.