5811 Atlantic Blvd #229 · Jacksonville, FL 32207

$99,000

2 bd · 2.0 ba · 1,018 sqft · Condo public records · 197 Days on market

Built 1970 $401/mo HOA · 30% 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).

• Cash flow +9.9/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE IMPROVEMENT! Welcome HOME! This amazing waterfront community with boat access. 2 bedroom 1.5 bath 2 story condo. New AC and roof was recently replaced. Hardwood floors throughout 1st floor. Granite counter in kitchen. The upstairs features two bedrooms, a laundry closet and a full bathroom. This condo is located near shopping, town center, downtown and only a short drive to the beach. 1 year Home Warranty with accepted offer!

Key facts

• Waterfront living
• Sunset views
• Riverfront community

Tags

• WATERFRONT LIVING
• RIVERFRONT COMMUNITY
• RESORT STYLE AMENITIES
• PRIVATE WATERFRONT DOCK
• COMPLIMENTARY BOAT SLIPS
• SUNSET VIEWS

Property features AI

Finance

• HOA & community: Has association (FirstService Residential); Monthly association fee of $401; Association includes maintenance of grounds and trash; Community amenities: boat dock, boat slip, clubhouse, fitness center, maintenance grounds, off-site management, trash service, water

Exterior

• Parking: Detached parking; Parking lot; Unassigned spaces
• Utilities: Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; Two levels; Entry level: 1; Property attached
• Construction: Stucco construction; Tile roof; 2 total stories
• Exterior features: Boat slip; Dock; Patio; Many trees; City street frontage; Asphalt road

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air (electric)
• Interior features: Ceiling fan(s)
• Laundry & utility: In-unit laundry (stacked washer/dryer); Upper level laundry location

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $-62 ($-745/yr) — negative.
• To cash-flow at today's rent, offer at most $88k (11.1% below list).
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% 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.
• Market conditions: Rents soft (-0.2%/yr); 227 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $684 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

• It's been on market 197 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $46k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $81k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% 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. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.37% ✓
• Cap rate: 5.54%
• Cash-on-cash: -2.69%
• DSCR: 0.88
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.4%
• Equity multiple: 0.15×
• Total profit: $-23,677
• Equity at exit: $14,761

10-year hold

• IRR: -58.0%
• Equity multiple: -0.44×
• Total profit: $-39,869
• Equity at exit: $8,560

Cash invested: $27,720 (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 32207

• Rents YoY: -0.2%
• Active inventory: 227
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$519
• Tax from tax record: −$172 /mo · $2,069/yr
• Insurance: −$41
• HOA: −$401
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-62

Break-even live

Break-even rent $1,435

Max offer price $88,029

Occupancy floor 100%

Sensitivity live

Price	-10% $-6	-5% $-34	+0% $-62	+5% $-90	+10% $-118
Rent	-10% $-169	-5% $-116	+0% $-62	+5% $-9	+10% $45
Rate	-1.0pp $-12	-0.5pp $-37	base $-62	+0.5pp $-88	+1.0pp $-114

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5811 Atlantic Blvd Jacksonville, FL	1.0–2.0	1.0–1.5	888	$1,375	$1.55	5d	2	0.11mi
1620 Bartram Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1259	$1,659	$1.32	4d	14	0.24mi
5201 Atlantic Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1140	$1,480	$1.30	3d	3	0.53mi
5201 Atlantic Blvd Jacksonville, FL	1.0	1.0	830	$1,075	$1.30	8d	2	0.53mi
5201 Atlantic Blvd Jacksonville, FL	1.0	1.0–1.5	830	$1,075	$1.30	12d	3	0.53mi
5557 Floral Ave Jacksonville, FL	1.0	1.0	900	$1,295	$1.44	18d	1	0.68mi
607 Garden Cliff Ct Jacksonville, FL	2.0	1.0	1076	$1,395	$1.30	8d	1	0.76mi
5350 Arlington Expy Jacksonville, FL	3.0	1.0–2.0	1137	$1,439	$1.27	4d	43	0.82mi
4800 Atlantic Blvd Jacksonville, FL	1.0–2.0	1.0–1.5	750	$1,269	$1.69	3d	12	0.83mi
5511 Los Santos Way Unit 11 Jacksonville, FL	2.0	1.0	793	$950	$1.20	25d	1	1.06mi
1913 Art Museum Dr Jacksonville, FL	1.0–2.0	1.0–2.0	1000	$1,315	$1.31	25d	2	1.07mi
926 Cesery Ter Unit 2 Jacksonville, FL	2.0	2.0	1000	$1,445	$1.45	8d	1	1.07mi
1035 Arco Dr Jacksonville, FL	1.0	1.0	700	$1,075	$1.54	3d	8	1.13mi
1135 Caliente Dr Jacksonville, FL	3.0	3.0	1400	$950	$0.68	5d	1	1.20mi
1135 Caliente Dr Unit 2 Jacksonville, FL	3.0	2.5	1400	$950	$0.68	8d	1	1.20mi
1129 Arco Dr Jacksonville, FL	1.0	1.0	800	$1,050	$1.31	5d	3	1.20mi
1110 Caliente Dr Jacksonville, FL	1.0–2.0	1.0	800	$975	$1.22	25d	3	1.20mi
1200 Bretta St #2 Jacksonville, FL	2.0	1.5	1056	$1,200	$1.14	22d	1	1.26mi
1200 Bretta St Jacksonville, FL	2.0	1.5	1056	$1,175	$1.11	8d	2	1.26mi
2600 Art Museum Dr Jacksonville, FL	1.0–2.0	1.0	790	$1,371	$1.74	4d	14	1.28mi
1201 Douglas St Jacksonville, FL	3.0	1.5	1152	$1,325	$1.15	25d	1	1.29mi
1201 Douglas St #4 Jacksonville, FL	2.0	1.5	1154	$1,325	$1.15	25d	1	1.29mi
3000 Coronet Ln Jacksonville, FL	1.0–3.0	1.0–2.0	1017	$1,369	$1.35	25d	5	1.30mi
1706 Art Museum Dr Jacksonville, FL	1.0–2.0	1.0	900	$1,400	$1.56	5d	4	1.31mi
1320 Bretta St Jacksonville, FL	3.0	2.0	1456	$1,700	$1.17	15d	1	1.35mi
1217 Underhill Dr Jacksonville, FL	2.0	1.0	1100	$1,100	$1.00	25d	5	1.43mi
1040 Bert Rd Unit 13 Jacksonville, FL	1.0	1.0	800	$900	$1.12	25d	1	1.44mi
7600 Free Ave Jacksonville, FL	3.0	2.0	1229	$1,745	$1.42	25d	1	1.48mi
1438 Magnolia Cir W Jacksonville, FL	3.0	1.0	1304	$1,425	$1.09	25d	1	1.49mi
1515 Pullen Rd Unit 4 Jacksonville, FL	2.0	1.0	800	$1,100	$1.38	25d	1	1.49mi
851 Bert Rd #11 Jacksonville, FL	2.0	2.0	991	$1,250	$1.26	25d	1	1.50mi

HOA detail condo

• Monthly dues: $401 · $4,812/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $99,000 Active 197 DOM
2. 2026-06-18
   days on market $99,000 Active 194 DOM
3. 2026-06-17
   days on market $99,000 Active 193 DOM
4. 2026-06-16
   days on market $99,000 Active 192 DOM
5. 2026-06-15
   days on market $99,000 Active 191 DOM
6. 2026-06-10
   days on market $99,000 Active 185 DOM
7. 2026-06-08
   days on market $99,000 Active 184 DOM
8. 2026-06-08
   days on market $99,000 Active 183 DOM
9. 2026-06-03
   days on market $99,000 Active 179 DOM
10. 2026-06-02
    days on market $99,000 Active 178 DOM
11. 2026-06-01
    days on market $99,000 Active 177 DOM
12. 2026-05-31
    days on market $99,000 Active 176 DOM
13. 2026-05-14
    price $99,000
14. 2026-04-17
    price $105,000
15. 2026-04-03
    price $115,000
16. 2026-03-12
    price $125,000
17. 2026-02-03
    price $127,000
18. 2025-11-25
    listed $145,000 Active
19. 2019-04-02
    soldstatus $81,000
20. 2019-03-26
    soldstatus $81,000 Sold 435-char remark

    Show marketing remark (28 chars)

    Sold Comp stat purposes only

21. 2019-03-26
    soldstatus $81,000 28-char remark

    Show marketing remark (28 chars)

    Sold Comp stat purposes only

22. 2019-03-08
    historical 28-char remark

    Show marketing remark (435 chars)

    PRICE IMPROVEMENT! Welcome HOME! This amazing waterfront community with boat access. 2 bedroom 1.5 bath 2 story condo. New AC and roof was recently replaced. Hardwood floors throughout 1st floor. Granite counter in kitchen. The upstairs features two bedrooms, a laundry closet and a full bathroom. This condo is located near shopping, town center, downtown and only a short drive to the beach. 1 year Home Warranty with accepted offer!

23. 2019-03-08
    status Pending 435-char remark

    Show marketing remark (435 chars)

    PRICE IMPROVEMENT! Welcome HOME! This amazing waterfront community with boat access. 2 bedroom 1.5 bath 2 story condo. New AC and roof was recently replaced. Hardwood floors throughout 1st floor. Granite counter in kitchen. The upstairs features two bedrooms, a laundry closet and a full bathroom. This condo is located near shopping, town center, downtown and only a short drive to the beach. 1 year Home Warranty with accepted offer!

24. 2019-02-27
    historical Active - Contingent 435-char remark

    Show marketing remark (435 chars)

    PRICE IMPROVEMENT! Welcome HOME! This amazing waterfront community with boat access. 2 bedroom 1.5 bath 2 story condo. New AC and roof was recently replaced. Hardwood floors throughout 1st floor. Granite counter in kitchen. The upstairs features two bedrooms, a laundry closet and a full bathroom. This condo is located near shopping, town center, downtown and only a short drive to the beach. 1 year Home Warranty with accepted offer!

25. 2019-01-28
    price $83,990 435-char remark

    Show marketing remark (435 chars)

    PRICE IMPROVEMENT! Welcome HOME! This amazing waterfront community with boat access. 2 bedroom 1.5 bath 2 story condo. New AC and roof was recently replaced. Hardwood floors throughout 1st floor. Granite counter in kitchen. The upstairs features two bedrooms, a laundry closet and a full bathroom. This condo is located near shopping, town center, downtown and only a short drive to the beach. 1 year Home Warranty with accepted offer!

26. 2018-11-19
    listed $84,990 Active 435-char remark

    Show marketing remark (28 chars)

    Sold Comp stat purposes only

27. 2018-11-19
    listed $83,990 28-char remark

    Show marketing remark (28 chars)

    Sold Comp stat purposes only

28. 2016-02-29
    soldstatus $39,900 Sold
29. 2016-02-10
    status Pending
30. 2016-01-22
    listed $39,900 Active
31. 2013-11-15
    listed $26,900

ⓘ 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: $2,069 · $172/mo
• Projected year-2 tax: $2,069 · $172/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 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 16 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: $16,280
• − Mortgage interest: −$5,546
• − Property taxes: −$2,069
• − Insurance: −$495
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − HOA: −$4,812
• − Depreciation: −$2,880
• Taxable loss: −$2,127
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $-235/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): 36,998
• Household income: $65,234
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 1730.0

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 0.63)
• Race & ethnicity: White 56% Black 16% Hispanic / Latino 15% Asian 9% Two or more races 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 4%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 17% · Canada, Philippines, China
• Languages at home: 76% English-only · Spanish 12% Other Asian/Pacific 5% Arabic 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: ▼ -299.33%
• Current HPI: 310.9037
• Rent YoY: ▼ -0.20%
• 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

+268.0% since first listed

19 events — show timeline

• 2026-05-14 Price Changed $99,000 realMLS
• 2026-04-17 Price Changed $105,000 realMLS
• 2026-04-03 Price Changed $115,000 realMLS
• 2026-03-12 Price Changed $125,000 realMLS
• 2026-02-03 Price Changed $127,000 realMLS
• 2025-11-25 Listed $145,000 realMLS
• 2019-04-02 Sold (Public Records) $81,000 Public Records
• 2019-03-26 Sold (MLS) $81,000 St. Augustine and St. Johns County Board of REALTORS®
• 2019-03-26 Sold (MLS) $81,000 realMLS
• 2019-03-08 Delisted — St. Augustine and St. Johns County Board of REALTORS®
• 2019-03-08 Pending — realMLS
• 2019-02-27 Contingent — realMLS
• 2019-01-28 Price Changed $83,990 realMLS
• 2018-11-19 Listed $83,990 St. Augustine and St. Johns County Board of REALTORS®
• 2018-11-19 Listed $84,990 realMLS
• 2016-02-29 Sold (MLS) $39,900 realMLS
• 2016-02-10 Pending — realMLS
• 2016-01-22 Listed $39,900 realMLS
• 2013-11-15 Listed $26,900 realMLS

Property tax history

+11.6%/yr

Latest (2025): $2,069 · +6.0% YoY. Source: county tax records.