6552 La Mirada Dr E #7 · Jacksonville, FL 32217

$81,900

2 bd · 1.0 ba · 970 sqft · Condo public records · 44 Days on market

Built 1970 $500/mo HOA · 39% 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).

• 1% rule +10.0/10.0
• Cash flow +8.7/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS ONLY! This condo features a living/dining room combination with quality laminate floors in all rooms and extensive windows and doors opening out onto a spacious covered screened porch with tiled floors and view of a large nicely landscaped courtyard. The master bedroom has a large walk-in closet. There is a ''Jack and Jill'' bath with separate sink areas sharing otherwise common facilities. Freshly painted feels like new home. Kitchen has granite countertops all appliances included (w/d combo, refrigerator, stove, dishwasher and microwave) This gated community also features 2 swimming pools (one indoor and heated), a fitness center, clubhouse, basketball and volleyball facilities and a playground. Get up to 2% in Closing Costs Assistance if using preferred lender.

Key facts

• Tiled floors
• Jack and jill bath
• Granite countertops

Tags

• LIVING DINING ROOM COMBINATION
• QUALITY LAMINATE FLOORS
• TILED FLOORS
• LARGE WALK IN CLOSET
• JACK AND JILL BATH
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $82k.

Deal economics

• At list price, monthly cash flow is $-68 ($-818/yr) — negative.
• To cash-flow at today's rent, offer at most $70k (14.7% below list).
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $70k (14.7% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: San Jose Elementary School (math 37% / reading 32%, grade F, #1,709 of 2,144 statewide, top 81%, 779 students, 63% FRL); Alfred I. Dupont Middle School (math 23% / reading 24%, grade F, #536 of 571 statewide, top 95%, 641 students, 59% FRL); Samuel W. Wolfson High School (math 48% / reading 70%, grade C+, #113 of 667 statewide, top 17%, 922 students, 20% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising (+2.2%/yr); 134 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $566 of loan paydown is wiped out by about $2k 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 44 days — a 3% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 14y 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.
• Current owner paid $45k; list at $82k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• 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 $69,854 (14.7% 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 44 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 1.58% ✓
• Cap rate: 5.29%
• Cash-on-cash: -3.57%
• DSCR: 0.84
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.20×
• Total profit: $-18,332
• Equity at exit: $12,212

10-year hold

• IRR: -21.9%
• Equity multiple: -0.07×
• Total profit: $-24,441
• Equity at exit: $7,081

Cash invested: $22,932 (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 32217

• Rents YoY: 2.2%
• Active inventory: 134
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,294 high
• Mortgage (P&I): −$429
• Tax from tax record: −$127 /mo · $1,526/yr
• Insurance: −$34
• HOA: −$500
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-68

Break-even live

Break-even rent $1,381

Max offer price $69,854

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-45	+0% $-68	+5% $-91	+10% $-115
Rent	-10% $-170	-5% $-119	+0% $-68	+5% $-17	+10% $34
Rate	-1.0pp $-27	-0.5pp $-47	base $-68	+0.5pp $-89	+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: $20,475
• Closing costs: $2,457
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3916 Corrida Ct #3 Jacksonville, FL	2.0	1.0	970	$1,300	$1.34	25d	1	0.03mi
6519 Valerosa Ct #8 Jacksonville, FL	2.0	1.0	970	$1,150	$1.19	3d	1	0.08mi
3918 La Mirada Dr N Jacksonville, FL	2.0	1.0	970	$1,200	$1.24	14d	1	0.09mi
3918 La Mirada Dr N Jacksonville, FL	2.0	1.0	970	$1,250	$1.29	25d	1	0.09mi
3918 La Mirada Dr N #3 Jacksonville, FL	2.0	1.0	970	$1,200	$1.24	25d	1	0.09mi
6619 La Mirada Dr W #2 Jacksonville, FL	2.0	1.0	970	$1,495	$1.54	25d	1	0.12mi
3864 La Mirada Dr N #6 Jacksonville, FL	2.0	1.0	970	$1,300	$1.34	25d	1	0.14mi
7061 Old Kings Rd S Jacksonville, FL	1.0–4.0	1.0–2.5	1575	$1,483	$0.94	25d	1	0.28mi
3770 Toledo Rd Jacksonville, FL	1.0–3.0	1.0–2.5	1007	$1,252	$1.24	4d	20	0.35mi
3730 DuPont Ave Jacksonville, FL	1.0–2.0	1.0–2.0	966	$1,935	$2.00	5d	20	0.41mi
3534 Smithfield St Jacksonville, FL	4.0	1.0–2.0	1200	$1,475	$1.23	25d	15	0.43mi
3696 Morton St Jacksonville, FL	2.0	1.0	924	$1,200	$1.30	6d	1	0.43mi
7241 Old Kings Rd S Jacksonville, FL	2.0	1.0–2.0	600	$1,230	$2.05	3d	20	0.45mi
7200 Powers Ave Jacksonville, FL	1.0–3.0	1.0–2.0	913	$1,378	$1.51	3d	24	0.52mi
3604 Morton St Jacksonville, FL	2.0	1.0	834	$1,225	$1.47	25d	1	0.53mi
3603 Morton St Unit 1 Jacksonville, FL	1.0	1.0	900	$1,100	$1.22	23d	1	0.55mi
7400 Powers Ave Jacksonville, FL	2.0	1.0–2.0	744	$1,392	$1.87	3d	34	0.75mi
7500 Powers Ave Jacksonville, FL	1.0–3.0	1.0–2.0	853	$1,450	$1.70	9d	19	0.89mi
7008 Ponce de Leon Ave Jacksonville, FL	3.0	1.5	1100	$1,337	$1.22	9d	3	0.99mi
5800 Barnes Rd S Jacksonville, FL	1.0–2.0	1.0–2.5	875	$1,399	$1.60	3d	14	1.30mi
3530 Victoria Park Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1043	$1,152	$1.10	25d	16	1.35mi
5800 University Blvd W Jacksonville, FL	3.0	1.0–2.0	857	$1,448	$1.69	25d	36	1.44mi

HOA detail condo

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

Listing history 29 events

1. 2026-04-17
   status Pending
2. 2026-04-09
   price $81,900
3. 2026-03-25
   price $82,900
4. 2026-03-18
   price $83,900
5. 2026-03-04
   listed $85,000 Active
6. 2026-03-03
   historical 785-char remark

   Show marketing remark (785 chars)

   INVESTORS ONLY! This condo features a living/dining room combination with quality laminate floors in all rooms and extensive windows and doors opening out onto a spacious covered screened porch with tiled floors and view of a large nicely landscaped courtyard. The master bedroom has a large walk-in closet. There is a ''Jack and Jill'' bath with separate sink areas sharing otherwise common facilities. Freshly painted feels like new home. Kitchen has granite countertops all appliances included (w/d combo, refrigerator, stove, dishwasher and microwave) This gated community also features 2 swimming pools (one indoor and heated), a fitness center, clubhouse, basketball and volleyball facilities and a playground. Get up to 2% in Closing Costs Assistance if using preferred lender.

7. 2026-03-02
   price $85,000 785-char remark

   Show marketing remark (785 chars)

   INVESTORS ONLY! This condo features a living/dining room combination with quality laminate floors in all rooms and extensive windows and doors opening out onto a spacious covered screened porch with tiled floors and view of a large nicely landscaped courtyard. The master bedroom has a large walk-in closet. There is a ''Jack and Jill'' bath with separate sink areas sharing otherwise common facilities. Freshly painted feels like new home. Kitchen has granite countertops all appliances included (w/d combo, refrigerator, stove, dishwasher and microwave) This gated community also features 2 swimming pools (one indoor and heated), a fitness center, clubhouse, basketball and volleyball facilities and a playground. Get up to 2% in Closing Costs Assistance if using preferred lender.

8. 2025-11-20
   historical $1,150
9. 2025-11-17
   listed $1,150
10. 2025-11-16
    historical $1,150
11. 2025-11-08
    price $1,150
12. 2025-11-06
    price $1,195
13. 2025-11-04
    price $87,000 785-char remark

    Show marketing remark (785 chars)

    INVESTORS ONLY! This condo features a living/dining room combination with quality laminate floors in all rooms and extensive windows and doors opening out onto a spacious covered screened porch with tiled floors and view of a large nicely landscaped courtyard. The master bedroom has a large walk-in closet. There is a ''Jack and Jill'' bath with separate sink areas sharing otherwise common facilities. Freshly painted feels like new home. Kitchen has granite countertops all appliances included (w/d combo, refrigerator, stove, dishwasher and microwave) This gated community also features 2 swimming pools (one indoor and heated), a fitness center, clubhouse, basketball and volleyball facilities and a playground. Get up to 2% in Closing Costs Assistance if using preferred lender.

14. 2025-10-19
    listed $1,250
15. 2025-10-03
    historical $1,250
16. 2025-08-30
    listed $1,250
17. 2025-08-29
    historical $1,250
18. 2025-08-11
    price $88,000 785-char remark

    Show marketing remark (785 chars)

    INVESTORS ONLY! This condo features a living/dining room combination with quality laminate floors in all rooms and extensive windows and doors opening out onto a spacious covered screened porch with tiled floors and view of a large nicely landscaped courtyard. The master bedroom has a large walk-in closet. There is a ''Jack and Jill'' bath with separate sink areas sharing otherwise common facilities. Freshly painted feels like new home. Kitchen has granite countertops all appliances included (w/d combo, refrigerator, stove, dishwasher and microwave) This gated community also features 2 swimming pools (one indoor and heated), a fitness center, clubhouse, basketball and volleyball facilities and a playground. Get up to 2% in Closing Costs Assistance if using preferred lender.

19. 2025-07-16
    listed $1,250
20. 2025-07-16
    historical $1,250
21. 2025-07-15
    price $89,000 785-char remark

    Show marketing remark (785 chars)

    INVESTORS ONLY! This condo features a living/dining room combination with quality laminate floors in all rooms and extensive windows and doors opening out onto a spacious covered screened porch with tiled floors and view of a large nicely landscaped courtyard. The master bedroom has a large walk-in closet. There is a ''Jack and Jill'' bath with separate sink areas sharing otherwise common facilities. Freshly painted feels like new home. Kitchen has granite countertops all appliances included (w/d combo, refrigerator, stove, dishwasher and microwave) This gated community also features 2 swimming pools (one indoor and heated), a fitness center, clubhouse, basketball and volleyball facilities and a playground. Get up to 2% in Closing Costs Assistance if using preferred lender.

22. 2025-05-21
    listed $1,250
23. 2025-05-15
    listed $90,000 Active 785-char remark

    Show marketing remark (785 chars)

    INVESTORS ONLY! This condo features a living/dining room combination with quality laminate floors in all rooms and extensive windows and doors opening out onto a spacious covered screened porch with tiled floors and view of a large nicely landscaped courtyard. The master bedroom has a large walk-in closet. There is a ''Jack and Jill'' bath with separate sink areas sharing otherwise common facilities. Freshly painted feels like new home. Kitchen has granite countertops all appliances included (w/d combo, refrigerator, stove, dishwasher and microwave) This gated community also features 2 swimming pools (one indoor and heated), a fitness center, clubhouse, basketball and volleyball facilities and a playground. Get up to 2% in Closing Costs Assistance if using preferred lender.

24. 2016-11-03
    soldstatus $45,000
25. 2016-10-28
    soldstatus $45,000 Sold
26. 2016-10-18
    status Pending
27. 2016-09-23
    listed $49,500 Active
28. 2012-12-20
    soldstatus $35,000
29. 2012-08-20
    listed $32,000

ⓘ 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: $1,526 · $127/mo
• Projected year-2 tax: $1,525 · $127/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 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: $15,532
• − Mortgage interest: −$4,588
• − Property taxes: −$1,526
• − Insurance: −$410
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − HOA: −$6,000
• − Depreciation: −$2,383
• Taxable loss: −$1,858
• Est. tax savings @ 24.0%: +$446
• After-tax cash flow: $-372/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): 20,221
• Household income: $73,832
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 897.0

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 0.61)
• Race & ethnicity: White 58% Hispanic / Latino 18% Black 15% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8%
• Common ancestry: Italian 5% Slovak 1% Romanian 1%
• Foreign-born: 14% · Canada, Philippines, South Korea
• Languages at home: 82% English-only · Spanish 11% Other Indo-European 2% 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: ▼ -262.76%
• Current HPI: 296.7889
• Rent YoY: ▲ 2.18%
• 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

+155.9% since first listed

29 events — show timeline

• 2026-04-17 Pending — realMLS
• 2026-04-09 Price Changed $81,900 realMLS
• 2026-03-25 Price Changed $82,900 realMLS
• 2026-03-18 Price Changed $83,900 realMLS
• 2026-03-04 Listed $85,000 realMLS
• 2026-03-03 Listing Removed — realMLS
• 2026-03-02 Price Changed $85,000 realMLS
• 2025-11-20 Rental Removed $1,150 APPFOLIO
• 2025-11-17 Listed for Rent $1,150 APPFOLIO
• 2025-11-16 Rental Removed $1,150 NEFLMLS
• 2025-11-08 Price Changed $1,150 NEFLMLS
• 2025-11-06 Price Changed $1,195 NEFLMLS
• 2025-11-04 Price Changed $87,000 realMLS
• 2025-10-19 Listed for Rent $1,250 NEFLMLS
• 2025-10-03 Rental Removed $1,250 BUILDIUM
• 2025-08-30 Listed for Rent $1,250 BUILDIUM
• 2025-08-29 Rental Removed $1,250 NEFLMLS
• 2025-08-11 Price Changed $88,000 realMLS
• 2025-07-16 Listed for Rent $1,250 NEFLMLS
• 2025-07-16 Rental Removed $1,250 BUILDIUM
• 2025-07-15 Price Changed $89,000 realMLS
• 2025-05-21 Listed for Rent $1,250 BUILDIUM
• 2025-05-15 Listed $90,000 realMLS
• 2016-11-03 Sold (Public Records) $45,000 Public Records
• 2016-10-28 Sold (MLS) $45,000 realMLS
• 2016-10-18 Pending — realMLS
• 2016-09-23 Listed $49,500 realMLS
• 2012-12-20 Sold (MLS) $35,000 realMLS
• 2012-08-20 Listed $32,000 realMLS

Property tax history

+9.2%/yr

Latest (2025): $1,526 · +0.8% YoY. Source: county tax records.