13703 Richmond Park Dr N #3310 · Jacksonville, FL 32224

$119,000

1 bd · 1.0 ba · 499 sqft · Condo public records · 9 Days on market

Built 1997 $215/mo HOA · 17% 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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property has multiple offers and highest and best offers are due by 3pm, 3-21-14. Cute flat on the second floor. Has new paint and carpet and large walk in closet. “Selling AS IS”. Freddie Mac MAY reimburse up to $500 for owner occupant for 1 Year Home Warranty.

Key facts

• Fitness center
• Clubhouse
• Community amenities

Tags

• IN-UNIT WASHER AND DRYER
• WINDSOR PARKE GOLF CLUB
• COMMUNITY AMENITIES
• CLUBHOUSE
• FITNESS CENTER
• POOLS

Property features AI

Finance

• HOA & community: Monthly association fee; Association fee: $215.96; Has association; Not a senior community

Exterior

• Parking: Unassigned parking
• Utilities: Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; Two levels; Entry on level 2; Property attached
• Construction: Stucco construction; 2-story building
• Exterior features: Shingle roof; Community spa/pool

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fan(s); Primary bathroom with tub/shower
• Laundry & utility: Washer and dryer included; In-unit laundry; Electric dryer hookup; Washer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $-40 ($-481/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (6.0% below list).
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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: Chet'S Creek Elementary School (math 81% / reading 75%, grade A, #149 of 2,144 statewide, top 8%, 1,095 students, 36% FRL); Kernan Middle School (math 48% / reading 50%, grade C-, #265 of 571 statewide, top 48%, 1,136 students, 47% FRL); Atlantic Coast High School (math 37% / reading 48%, grade F, #264 of 667 statewide, top 41%, 2,537 students, 35% FRL).
• Market conditions: Rents rising (+3.0%/yr); 346 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent is only 17% of the median local income ($88k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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 $35k; list at $119k implies a 239% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,914 (6.0% 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. 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: 1.06% ✓
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-21,635
• Equity at exit: $17,743

10-year hold

• IRR: -10.4%
• Equity multiple: 0.36×
• Total profit: $-21,305
• Equity at exit: $10,289

Cash invested: $33,320 (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 32224

• Home prices YoY: -23.2%
• Rents YoY: 3.0%
• Active inventory: 346
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$149 /mo · $1,791/yr
• Insurance: −$50
• HOA: −$215
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-40

Break-even live

Break-even rent $1,314

Max offer price $111,914

Occupancy floor 98%

Sensitivity live

Price	-10% $27	-5% $-6	+0% $-40	+5% $-74	+10% $-107
Rent	-10% $-140	-5% $-90	+0% $-40	+5% $10	+10% $60
Rate	-1.0pp $20	-0.5pp $-10	base $-40	+0.5pp $-71	+1.0pp $-102

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3210 Discovery Way Jacksonville, FL	1.0	1.0	432	$1,275	$2.95	5d	1	1.07mi

HOA detail condo

• Monthly dues: $215 · $2,580/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-21
   days on market $119,000 Active 9 DOM
2. 2026-06-18
   days on market $119,000 Active 6 DOM
3. 2026-06-17
   days on market $119,000 Active 5 DOM
4. 2026-06-16
   days on market $119,000 Active 4 DOM
5. 2026-06-15
   days on market $119,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $119,000 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: $1,791 · $149/mo
• Projected year-2 tax: $1,791 · $149/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,156
• − Mortgage interest: −$6,666
• − Property taxes: −$1,791
• − Insurance: −$595
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − HOA: −$2,580
• − Depreciation: −$3,462
• Taxable loss: −$2,363
• Est. tax savings @ 24.0%: +$567
• After-tax cash flow: $86/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): 42,092
• Household income: $88,259
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 2511.0

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 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 14% Two or more races 12% Black 9% Asian 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Italian 3% Romanian 2% Slovak 2%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 82% English-only · Spanish 10% Other Indo-European 3% Tagalog/Filipino 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: ▼ -89.64%
• Current HPI: 296.2667
• 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

+12.3% since first listed

6 events — show timeline

• 2026-06-12 Listed $119,000 realMLS
• 2014-04-24 Sold (MLS) $35,100 realMLS
• 2013-11-13 Listed $34,900 realMLS
• 2007-07-12 Listing Removed — realMLS
• 2007-06-29 Sold (MLS) $97,690 realMLS
• 2007-04-26 Listed $105,990 realMLS

Property tax history

+9.9%/yr

Latest (2025): $1,791 · +4.5% YoY. Source: county tax records.