6515 La Mirada W #3 · Jacksonville, FL 32217

$90,000

2 bd · 1.0 ba · 970 sqft · Condo public records · 1 Days on market

Built 1970 $504/mo HOA · 39% of rent ↓ 10% since listing

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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 +9.5/10.0
• Cash flow +7.8/30.0
• 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 +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Love how you Live! Convenient location to schools, churches, synagogues, shopping, recreational facilities and only 10 mins to downtown! Situated on 21 acres. 65' heated indoor pool, outdoor pool, barbecue, and other amenities included. Call to register your clients! $2,000 of buyer's closing costs paid by seller. Furnished Models are open Mon-Fri 10-6, Sat-Sun 12.5.

Key facts

• New carpet
• New refrigerator
• Fresh interior paint

Tags

• PRIMARY BEDROOM VANITY SINK
• FRESH INTERIOR PAINT
• NEW CARPET
• NEW REFRIGERATOR
• RECENTLY REPLACED WATER HEATER
• HVAC SYSTEM TWO YEARS OLD

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $504.30; Not a senior community

Exterior

• Parking: Gated parking
• Utilities: Electricity available; Sewer available; Water available
• Home design: Condominium; One story; Entry level 1; Residential use
• Exterior features: No private pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (entry level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Dishwasher; Electric range; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $72k (20.0% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $72k (20.0% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 4.0% in Jacksonville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 134 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 $622 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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 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 $72,019 (20.0% 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. Built in 1970 — 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. 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?
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: 1.45% ✓
• Cap rate: 4.94%
• Cash-on-cash: -4.85%
• DSCR: 0.78
• GRM: 5.7

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: -25.8%
• Equity multiple: 0.13×
• Total profit: $-21,802
• Equity at exit: $13,419

10-year hold

• IRR: -26.3%
• Equity multiple: -0.20×
• Total profit: $-30,291
• Equity at exit: $7,782

Cash invested: $25,200 (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 32217

• Rents YoY: 2.2%
• Active inventory: 134
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,307 high
• Mortgage (P&I): −$472
• Tax from tax record: −$121 /mo · $1,454/yr
• Insurance: −$38
• HOA: −$504
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-102

Break-even live

Break-even rent $1,436

Max offer price $72,019

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3864 La Mirada Dr N #6 Jacksonville, FL	2.0	1.0	970	$1,300	$1.34	23d	1	0.04mi
6519 Valerosa Ct #8 Jacksonville, FL	2.0	1.0	970	$1,150	$1.19	1d	1	0.10mi
3918 La Mirada Dr N #3 Jacksonville, FL	2.0	1.0	970	$1,200	$1.24	23d	1	0.12mi
3918 La Mirada Dr N Jacksonville, FL	2.0	1.0	970	$1,250	$1.29	23d	1	0.12mi
3918 La Mirada Dr N Jacksonville, FL	2.0	1.0	970	$1,200	$1.24	12d	1	0.12mi
6619 La Mirada Dr W #2 Jacksonville, FL	2.0	1.0	970	$1,495	$1.54	23d	1	0.14mi
3916 Corrida Ct #3 Jacksonville, FL	2.0	1.0	970	$1,300	$1.34	23d	1	0.15mi
7061 Old Kings Rd S Jacksonville, FL	1.0–4.0	1.0–2.5	1575	$1,483	$0.94	23d	1	0.20mi
3730 DuPont Ave Jacksonville, FL	1.0–2.0	1.0–2.0	966	$1,935	$2.00	3d	20	0.23mi
3534 Smithfield St Jacksonville, FL	4.0	1.0–2.0	1200	$1,475	$1.23	23d	15	0.30mi
3770 Toledo Rd Jacksonville, FL	1.0–3.0	1.0–2.5	1007	$1,252	$1.24	2d	20	0.35mi
3696 Morton St Jacksonville, FL	2.0	1.0	924	$1,200	$1.30	4d	1	0.36mi
3604 Morton St Jacksonville, FL	2.0	1.0	834	$1,225	$1.47	23d	1	0.42mi
3603 Morton St Unit 1 Jacksonville, FL	1.0	1.0	900	$1,100	$1.22	21d	1	0.45mi
7241 Old Kings Rd S Jacksonville, FL	2.0	1.0–2.0	600	$1,230	$2.05	1d	20	0.49mi
7200 Powers Ave Jacksonville, FL	1.0–3.0	1.0–2.0	913	$1,378	$1.51	1d	24	0.64mi
7008 Ponce de Leon Ave Jacksonville, FL	3.0	1.5	1100	$1,337	$1.22	7d	3	0.82mi
7400 Powers Ave Jacksonville, FL	2.0	1.0–2.0	744	$1,392	$1.87	1d	34	0.85mi
7500 Powers Ave Jacksonville, FL	1.0–3.0	1.0–2.0	853	$1,450	$1.70	7d	19	1.00mi
5551 Auburn Rd Jacksonville, FL	2.0	1.0–2.0	880	$1,399	$1.59	3d	14	1.35mi
6408 San Jose Blvd W Jacksonville, FL	1.0	1.0	900	$1,150	$1.28	4d	1	1.38mi
5800 Barnes Rd S Jacksonville, FL	1.0–2.0	1.0–2.5	875	$1,399	$1.60	1d	14	1.39mi

HOA detail condo

• Monthly dues: $504 · $6,048/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $90,000 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: $1,454 · $121/mo
• Projected year-2 tax: $1,454 · $121/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: $15,689
• − Mortgage interest: −$5,041
• − Property taxes: −$1,454
• − Insurance: −$450
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − HOA: −$6,048
• − Depreciation: −$2,618
• Taxable loss: −$2,433
• Est. tax savings @ 24.0%: +$584
• After-tax cash flow: $-638/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

-9.9% since first listed

4 events — show timeline

• 2026-06-18 Listed $90,000 realMLS
• 2006-03-03 Listing Removed — realMLS
• 2006-02-27 Sold (MLS) $99,900 realMLS
• 2005-04-22 Listed $99,900 realMLS

Property tax history

+8.9%/yr

Latest (2025): $1,454 · +0.4% YoY. Source: county tax records.