8300 Plaza Gate Ln S #1173 · Jacksonville, FL 32217

$112,000

2 bd · 2.0 ba · 1,006 sqft · Condo public records · 28 Days on market

Built 1985 $350/mo HOA · 24% 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 +15.4/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tired of paying rent? This could be the answer. This 2-bedroom, 2-bath unit has good bones; it just needs updating to have a great end-unit condo. The monthly fee is only $350. There is a community pool, and it is centrally located for shopping, schools, and connector roads. This unit is being sold as-is. Please see the offer instructions.

Key facts

• $350 HOA
• Community pool
• Built 1985

Property features AI

Finance

• HOA & community: Has association (Beauclerc Lakes); Association fee $350 monthly

Exterior

• Parking: Additional parking
• Utilities: 100 amp electric service; Public sewer; Cable available; Electricity connected; Water connected
• Home design: Condominium; One story; Entry level: 1; Attached property
• Construction: Shingle roof
• Exterior features: Front porch; Community pool (not private); City street frontage; Asphalt road surface; 0.04-acre lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Wood-burning fireplace (1); Partially furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $112k.

Deal economics

• At list price, monthly cash flow is $42 ($510/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $110k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: Kings Trail Elementary School (math 47% / reading 32%, grade F, #1,513 of 2,144 statewide, top 73%, 311 students, 57% 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 45% FRL track the district average.
• Market conditions: Rents rising (+2.2%/yr); 133 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $774 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 28 days — a 2% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $112k implies a 273% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: moderate flood risk; 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 $110,320 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.32% ✓
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 6.3

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: -14.8%
• Equity multiple: 0.48×
• Total profit: $-16,415
• Equity at exit: $16,700

10-year hold

• IRR: -7.8%
• Equity multiple: 0.53×
• Total profit: $-14,724
• Equity at exit: $9,684

Cash invested: $31,360 (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: 133
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$587
• Tax est. 1.5%: −$140 /mo · $1,680/yr
• Insurance: −$47
• HOA: −$350
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $42

Break-even live

Break-even rent $1,423

Max offer price $112,000

Occupancy floor 92%

Sensitivity live

Price	-10% $120	-5% $81	+0% $42	+5% $4	+10% $-35
Rent	-10% $-74	-5% $-16	+0% $42	+5% $101	+10% $159
Rate	-1.0pp $99	-0.5pp $71	base $42	+0.5pp $13	+1.0pp $-16

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8030 Old Kings Rd S Jacksonville, FL	1.0–3.0	1.0–2.5	900	$1,659	$1.84	5d	13	0.23mi
4731 Radcliff Ct Unit 4761-3 Jacksonville, FL	2.0	1.0	850	$1,200	$1.41	26d	1	0.46mi
4731 Radcliff Ct Unit 4758-2 Jacksonville, FL	2.0	1.0	850	$1,200	$1.41	0d	1	0.46mi
8033 San Jose Village Ln #2 Jacksonville, FL	2.0	1.0	864	$1,300	$1.50	0d	1	0.50mi
4814 Kingsmeadow Ln Jacksonville, FL	2.0	2.5	1439	$1,500	$1.04	14d	1	0.52mi
8300 Old Kings Rd S Jacksonville, FL	2.0	1.0	600	$1,195	$1.99	0d	18	0.58mi
8145 San Jose Manor Dr E Jacksonville, FL	1.0–2.0	1.0	700	$1,200	$1.71	0d	5	0.59mi
8550 Goldeneye Ln Jacksonville, FL	3.0	2.0	1326	$1,900	$1.43	26d	1	0.67mi
3925 Miruelo Cir N Jacksonville, FL	3.0	2.0	1242	$2,150	$1.73	0d	1	0.80mi
7500 Powers Ave Jacksonville, FL	1.0–3.0	1.0–2.0	853	$1,400	$1.64	0d	17	0.84mi
7400 Powers Ave Jacksonville, FL	2.0	1.0–2.0	744	$1,391	$1.87	0d	35	0.95mi
7200 Powers Ave Jacksonville, FL	3.0	1.0–2.0	818	$1,465	$1.79	0d	24	1.18mi
8196 Cabin Lake Cir #112 Jacksonville, FL	3.0	2.0	1473	$1,775	$1.21	5d	1	1.25mi
7260 Old Kings Rd S Jacksonville, FL	3.0	1.5	1340	$1,881	$1.40	26d	1	1.26mi
7241 Old Kings Rd S Jacksonville, FL	2.0	1.0–2.0	600	$1,230	$2.05	0d	20	1.28mi
7062 Snowy Canyon Dr #105 Jacksonville, FL	3.0	2.0	1346	$1,800	$1.34	0d	1	1.28mi
7071 Deer Lodge Cir #103 Jacksonville, FL	3.0	2.0	1284	$1,850	$1.44	0d	1	1.28mi
7061 Snowy Canyon Dr #110 Jacksonville, FL	2.0	2.0	1230	$1,650	$1.34	16d	1	1.30mi
7061 Snowy Canyon Dr #110 Jacksonville, FL	2.0	2.0	1230	$1,650	$1.34	10d	1	1.30mi
7032 Deer Lodge Cir #101 Jacksonville, FL	3.0	2.0	1346	$1,695	$1.26	13d	1	1.31mi
7032 Deer Lodge Cir #101 Jacksonville, FL	3.0	2.0	1346	$1,695	$1.26	6d	1	1.31mi
8833 Old Kings Rd S Jacksonville, FL	2.0	1.0	576	$1,305	$2.27	5d	21	1.34mi
7047 Deer Lodge Cir #102 Jacksonville, FL	3.0	2.0	1284	$1,870	$1.46	6d	1	1.40mi
3770 Toledo Rd Jacksonville, FL	1.0–3.0	1.0–2.5	1007	$1,252	$1.24	0d	21	1.43mi
8859 Old Kings Rd S Jacksonville, FL	1.0–3.0	1.0–2.0	895	$1,498	$1.67	0d	10	1.47mi
7311 Baymeadows Way Apt 119 Jacksonville, FL	1.0	1.0	776	$1,768	$2.28	0d	1	1.47mi
7311 Baymeadows Way Jacksonville, FL	1.0–2.0	1.0–2.0	929	$2,960	$3.19	0d	15	1.47mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-22
   days on market $112,000 Active 28 DOM
2. 2026-06-21
   days on market $112,000 Active 27 DOM
3. 2026-06-18
   days on market $112,000 Active 24 DOM
4. 2026-06-17
   days on market $112,000 Active 23 DOM
5. 2026-06-16
   days on market $112,000 Active 22 DOM
6. 2026-06-15
   days on market $112,000 Active 21 DOM
7. 2026-06-13
   days on market $112,000 Active 19 DOM
8. 2026-06-13
   pricedays on market $112,000 Active 18 DOM
9. 2026-06-10
   days on market $119,900 Active 15 DOM
10. 2026-06-08
    days on market $119,900 Active 14 DOM
11. 2026-06-07
    days on market $119,900 Active 13 DOM
12. 2026-06-05
    days on market $119,900 Active 10 DOM
13. 2026-06-03
    days on market $119,900 Active 9 DOM
14. 2026-06-02
    days on market $119,900 Active 8 DOM
15. 2026-06-01
    days on market $119,900 Active 7 DOM
16. 2026-05-31
    days on market $119,900 Active 6 DOM
17. 2026-05-25
    listed $119,900 Active
18. 1992-05-01
    soldstatus $30,000
19. 1991-01-04
    soldstatus $748,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% 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 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: $17,719
• − Mortgage interest: −$6,274
• − Property taxes: −$1,680
• − Insurance: −$560
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − HOA: −$4,200
• − Depreciation: −$3,258
• Taxable loss: −$1,088
• Est. tax savings @ 24.0%: +$261
• After-tax cash flow: $771/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

-84.0% since first listed

3 events — show timeline

• 2026-05-25 Listed $119,900 realMLS
• 1992-05-01 Sold (Public Records) $30,000 Public Records
• 1991-01-04 Sold (Public Records) $748,900 Public Records

Property tax history

+9.1%/yr

Latest (2025): $52 · +11.8% YoY. Source: county tax records.