311 W Ashley St #911 · Jacksonville, FL 32202

$64,900

1 bd · 1.0 ba · 425 sqft · Condo public records · 48 Days on market

Built 1949 $400/mo HOA · 33% of rent

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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 +20.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Appreciation +4.5/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0

Listing remarks MLS

Charming high-rise community offering quality, amazingly affordable homes with the convenience of downtown living. Walk to work. 24 hr. controlled access. Choose from 6 models of studio, one and two-bedroom condos.

Key facts

• $400 HOA
• Built 1949
• Listed 48 days

Property features AI

Finance

• HOA & community: Has homeowners association; Monthly association fee of $400

Exterior

• Parking: Parking lot
• Utilities: Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; Located in a 15-story building; Attached property
• Exterior features: Condominium unit; Residential use; No private pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Interior features: Electric range; Refrigerator; Central heating; Central air

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 falling (-3.0%/yr); 35 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 42% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $449 of loan paydown is wiped out by about $619 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 48 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $24k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• 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 $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.88% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.95% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.87×
• Total profit: $-2,290
• Equity at exit: $15,810

10-year hold

• IRR: -1.3%
• Equity multiple: 0.90×
• Total profit: $-1,822
• Equity at exit: $16,725

Cash invested: $18,172 (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 32202

• Home prices YoY: -1.7%
• Rents YoY: -3.0%
• Active inventory: 35
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,218 high
• Mortgage (P&I): −$340
• Tax from tax record: −$104 /mo · $1,251/yr
• Insurance: −$27
• HOA: −$400
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $90

Break-even live

Break-even rent $1,103

Max offer price $64,900

Occupancy floor 88%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 W Ashley St Jacksonville, FL	1.0	1.0	278	$1,275	$4.59	15d	3	0.02mi
311 W Ashley St Jacksonville, FL	1.0	1.0	336	$1,275	$3.79	24d	4	0.02mi
412 E Ashley St Jacksonville, FL	—	1.0	320	$894	$2.79	4d	3	0.62mi
412 E Ashley St Jacksonville, FL	—	1.0	320	$890	$2.78	16d	2	0.62mi
412 E Ashley St Unit 105 Jacksonville, FL	—	1.0	320	$869	$2.72	24d	1	0.62mi
412 E Ashley St Unit 106 Jacksonville, FL	—	1.0	320	$884	$2.76	24d	1	0.62mi
1413 Prudential Dr Jacksonville, FL	—	1.0	300	$1,769	$5.90	8d	1	1.11mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-08
   statusdays on market $64,900 Pending 48 DOM
2. 2026-06-07
   days on market $64,900 Active 47 DOM
3. 2026-06-05
   pricedays on market $64,900 Active 44 DOM
4. 2026-06-03
   days on market $74,900 Active 43 DOM
5. 2026-06-02
   pricedays on market $74,900 Active 42 DOM
6. 2026-06-01
   days on market $75,900 Active 41 DOM
7. 2026-05-31
   pricedays on market $75,900 Active 40 DOM
8. 2026-05-23
   price $78,900
9. 2026-05-16
   status Active
10. 2026-05-16
    price $83,900
11. 2026-04-24
    historical Active Under Contract
12. 2026-04-21
    listed $88,900 Active
13. 2007-09-10
    historical
14. 2007-08-03
    historical 214-char remark

    Show marketing remark (214 chars)

    Charming high-rise community offering quality, amazingly affordable homes with the convenience of downtown living. Walk to work. 24 hr. controlled access. Choose from 6 models of studio, one and two-bedroom condos.

15. 2007-06-30
    soldstatus $60,900 214-char remark

    Show marketing remark (214 chars)

    Charming high-rise community offering quality, amazingly affordable homes with the convenience of downtown living. Walk to work. 24 hr. controlled access. Choose from 6 models of studio, one and two-bedroom condos.

16. 2007-06-26
    listed $60,900
17. 2007-05-31
    historical
18. 2007-03-20
    listed $60,900 214-char remark

    Show marketing remark (214 chars)

    Charming high-rise community offering quality, amazingly affordable homes with the convenience of downtown living. Walk to work. 24 hr. controlled access. Choose from 6 models of studio, one and two-bedroom condos.

19. 2007-03-01
    listed $60,900

ⓘ 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: $1,251 · $104/mo
• Projected year-2 tax: $1,251 · $104/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 · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,611
• − Mortgage interest: −$3,635
• − Property taxes: −$1,251
• − Insurance: −$324
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − HOA: −$4,800
• − Depreciation: −$1,888
• Taxable income: $375
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $994/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): 6,023
• Household income: $34,825
• Rent vs Own: 91.3% rent · 8.7% own
• Severe rent burden: 461.0

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 0.59)
• Race & ethnicity: Black 49% White 41% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 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: ▼ -0.95%
• Current HPI: 55.4429
• Rent YoY: ▼ -3.04%
• 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

+29.6% since first listed

12 events — show timeline

• 2026-05-23 Price Changed $78,900 realMLS
• 2026-05-16 Relisted — realMLS
• 2026-05-16 Price Changed $83,900 realMLS
• 2026-04-24 Contingent — realMLS
• 2026-04-21 Listed $88,900 realMLS
• 2007-09-10 Listing Removed — realMLS
• 2007-08-03 Listing Removed — realMLS
• 2007-06-30 Sold (MLS) $60,900 realMLS
• 2007-06-26 Listed $60,900 realMLS
• 2007-05-31 Listing Removed — realMLS
• 2007-03-20 Listed $60,900 realMLS
• 2007-03-01 Listed $60,900 realMLS

Property tax history

+9.8%/yr

Latest (2025): $1,251 · +5.7% YoY. Source: county tax records.