7620 Baymeadows #2245 · Jacksonville, FL 32256

$130,000

2 bd · 2.0 ba · 1,100 sqft · Condo public records · 6 Days on market

Built 1984 $575/mo HOA · 34% 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 +7.9/10.0
• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Appreciation +4.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0

Listing remarks MLS

This is a MUST SEE! Beautiful hardwood floors! Screened porch overlooking wooded lot! Carport with additional storage included in price! Don't miss this one!!! We have lender approval at list price!! Need new buyer!

Key facts

• Walk-in closet
• Plantation shutters
• Screened balcony

Tags

• LUXURY VINYL PLANK FLOORING
• ABUNDANT CABINET STORAGE
• PLANTATION SHUTTERS
• WALK-IN CLOSET
• PRIVATE EN-SUITE BATHROOM
• SCREENED BALCONY

Property features AI

Finance

• HOA & community: Community association with monthly fee of $575; Association amenities include car wash area, maintained grounds, and tennis courts; Association fee covers maintenance of grounds, pest control, trash, and water; Community pool (association), not private

Exterior

• Parking: Assigned parking; Covered carport (1 space); Guest parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected; Water included in association fee
• Home design: Condominium; One story; Entry level: 1; Faces southwest; Attached property
• Construction: 1-story building
• Exterior features: Covered patio/porch; Front porch; Rear porch; Screened porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (primary on entry/main level)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Breakfast bar; Ceiling fans; Eat-in kitchen; Open floor plan; Primary bathroom with shower (no tub); Primary bedroom on main level; Split bedroom layout; Vaulted ceilings; Walk-in closet(s); Wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (26.4% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $96k (26.4% below list) — sets the bar for cash-flow.

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 flat; 513 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 (-1.6%/yr); year-one equity from $899 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $42k; list at $130k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% 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 $95,662 (26.4% 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. 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: 1.29% ✓
• Cap rate: 4.50%
• Cash-on-cash: -6.41%
• DSCR: 0.71
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.58% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.19×
• Total profit: $-29,419
• Equity at exit: $27,811

10-year hold

• IRR: -20.6%
• Equity multiple: -0.36×
• Total profit: $-49,442
• Equity at exit: $26,261

Cash invested: $36,400 (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 32256

• Home prices YoY: -0.7%
• Rents YoY: 0.4%
• Active inventory: 513
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$682
• Tax from tax record: −$212 /mo · $2,549/yr
• Insurance: −$54
• HOA: −$575
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-194

Break-even live

Break-even rent $1,928

Max offer price $95,662

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9485 Star Dr Unit 1 Jacksonville, FL	2.0	2.5	1450	$1,725	$1.19	24d	1	0.10mi
7701 Baymeadows Cir W #1083 Jacksonville, FL	2.0	2.5	1272	$1,750	$1.38	12d	1	0.17mi
7616 Las Palmas Way #171 Jacksonville, FL	3.0	2.0	1499	$2,250	$1.50	24d	1	0.23mi
9582 Star Dr Jacksonville, FL	2.0	2.5	1202	$1,725	$1.44	20d	1	0.23mi
7703 Las Palmas Way #176 Jacksonville, FL	2.0	2.5	1389	$1,450	$1.04	24d	1	0.25mi
7670 Legacy Trl Jacksonville, FL	3.0	2.5	1472	$1,900	$1.29	12d	1	0.29mi
7670 Legacy Trl Jacksonville, FL	3.0	2.5	1492	$1,900	$1.27	24d	1	0.29mi
7700 Legacy Trl Jacksonville, FL	2.0	2.5	1202	$1,725	$1.44	24d	1	0.33mi
7595 Baymeadows Cir W Jacksonville, FL	1.0–3.0	1.0–2.0	1027	$1,402	$1.37	2d	29	0.34mi
7766 Legacy Trl Jacksonville, FL	3.0	2.5	1492	$1,850	$1.24	21d	1	0.36mi
7745 Legacy Trl Jacksonville, FL	3.0	2.5	1492	$1,825	$1.22	20d	1	0.38mi
7759 Legacy Trl Jacksonville, FL	3.0	2.5	1492	$1,895	$1.27	17d	1	0.38mi
9621 Baylin Ct Jacksonville, FL	3.0	2.5	1492	$1,795	$1.20	12d	1	0.40mi
9621 Baylin Ct Jacksonville, FL	3.0	2.5	1492	$1,795	$1.20	15d	1	0.40mi
7740 Southside Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1125	$1,541	$1.37	3d	9	0.50mi
7915 Baymeadows Cir E Jacksonville, FL	1.0–3.0	1.0–2.5	1142	$1,402	$1.23	2d	59	0.55mi
9803 Creekfront Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1084	$1,534	$1.41	3d	79	0.58mi
7825 Echo Springs Rd Jacksonville, FL	2.0	2.5	1202	$1,700	$1.41	8d	1	0.62mi
9349 Arbolita Way Jacksonville, FL	3.0	2.0	1281	$1,700	$1.33	24d	1	0.62mi
7846 Echo Springs Rd Jacksonville, FL	2.0	2.5	1202	$1,725	$1.44	24d	1	0.64mi
7816 Southside Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1115	$2,182	$1.96	2d	1	0.69mi
7524 Southside Blvd Jacksonville, FL	1.0–2.0	1.0–2.0	775	$1,350	$1.74	16d	10	0.69mi
4974 Key Lime Dr Jacksonville, FL	2.0	2.0	927	$1,650	$1.78	24d	1	0.72mi
4982 Key Lime Dr Jacksonville, FL	3.0	2.0	1145	$1,575	$1.38	21d	1	0.74mi
4982 Key Lime Dr #107 Jacksonville, FL	3.0	2.0	1145	$1,600	$1.40	3d	1	0.74mi
8409 Zenith Cir Jacksonville, FL	2.0	2.5	1110	$1,695	$1.53	24d	1	0.75mi
8317 Asteroid St Jacksonville, FL	2.0	2.5	1109	$1,650	$1.49	24d	1	0.75mi
8025 Baymeadows Cir E Jacksonville, FL	1.0–2.0	1.5–2.5	1115	$1,699	$1.52	3d	7	0.75mi
4931 Key Lime Dr #205 Jacksonville, FL	2.0	2.0	927	$1,350	$1.46	21d	1	0.76mi
7929 Echo Springs Rd Jacksonville, FL	2.0	2.5	1202	$1,700	$1.41	21d	1	0.76mi
8330 Zenith Cir Jacksonville, FL	2.0	3.0	1109	$1,650	$1.49	24d	1	0.76mi
8330 Zenith Cir Unit 1 Jacksonville, FL	2.0	2.5	1109	$1,650	$1.49	24d	1	0.76mi
9312 Kiskadee Ct Jacksonville, FL	3.0	2.5	1492	$1,945	$1.30	14d	1	0.77mi
9048 Alpine Aster Rd Jacksonville, FL	3.0	2.5	1492	$1,895	$1.27	15d	1	0.78mi
8319 Zenith Cir Jacksonville, FL	2.0	2.5	1110	$1,700	$1.53	15d	1	0.79mi
8201 Green Parrot Rd #202 Jacksonville, FL	3.0	2.0	1145	$1,450	$1.27	24d	1	0.80mi
8876 A C Skinner Pkwy Jacksonville, FL	3.0	1.0–3.0	1050	$2,048	$1.95	3d	35	0.80mi
8044 Echo Springs Rd Jacksonville, FL	2.0	2.5	1327	$1,725	$1.30	24d	1	0.81mi
8068 Echo Springs Rd Jacksonville, FL	2.0	2.5	1202	$1,650	$1.37	11d	1	0.81mi
8215 Green Parrot Rd #103 Jacksonville, FL	2.0	2.0	978	$1,429	$1.46	11d	1	0.82mi

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $130,000 Active 6 DOM
2. 2026-06-17
   days on market $130,000 Active 5 DOM
3. 2026-06-16
   days on market $130,000 Active 4 DOM
4. 2026-06-15
   days on market $130,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $130,000 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: $2,549 · $212/mo
• Projected year-2 tax: $2,549 · $212/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 9/10 Extreme 7 d/yr ≥107°F today · 20 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,186
• − Mortgage interest: −$7,282
• − Property taxes: −$2,549
• − Insurance: −$650
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − HOA: −$6,900
• − Depreciation: −$3,782
• Taxable loss: −$4,206
• Est. tax savings @ 24.0%: +$1,010
• After-tax cash flow: $-1,323/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): 58,192
• Household income: $73,570
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 2706.0

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 0.68)
• Race & ethnicity: White 51% Black 18% Asian 13% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1%
• Common ancestry: Italian 4% Lithuanian 2% Romanian 2%
• Foreign-born: 22% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 9% Other Indo-European 6% Other Asian/Pacific 3%

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: ▼ -1.58%
• Current HPI: 216.5115
• Rent YoY: ▲ 0.39%
• 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

+0.4% since first listed

7 events — show timeline

• 2026-06-12 Listed $130,000 realMLS
• 2011-10-07 Sold (MLS) $42,000 realMLS
• 2010-05-11 Listed $44,000 realMLS
• 2005-10-11 Sold (Public Records) $129,500 Public Records
• 2005-09-06 Listing Removed — realMLS
• 2005-09-01 Sold (MLS) $129,500 realMLS
• 2005-07-17 Listed $129,500 realMLS

Property tax history

+12.2%/yr

Latest (2025): $2,549 · -0.3% YoY. Source: county tax records.