7801 Point Meadows Dr · Jacksonville, FL 32256

$225,000

3 bd · 2.0 ba · 1,447 sqft · MultiFamily · 26 Days on market

Built 2003

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

LOCATION!LOCATION!LOCATION:CLOSE TO ST JOHNS TOWN CENTER,UNIVERSITY OF NORTH FLORIDA,15 MIN FROM THE BEACH,COMMUNITY POOL AND ALL MAJOR ROADS. HURRY!!! YOU MUST SEE THIS BEUTIFULL CONDOMINIUM WITH NEW CARPET,NEW INTERIOR PAINT,SECURITY SYSTEM,AND MUCH MORE!

Key facts

• Gated community
• Workout room
• Ponds with fountains

Tags

• GATED COMMUNITY
• POOL
• WORKOUT ROOM
• WALKING TRAILS
• PONDS WITH FOUNTAINS
• NEWLY RENOVATED

Property features AI

Exterior

• Home design: Built in 2003
• Construction: Living area approximately 1,447 square feet
• Exterior features: Located in the Deerwood subdivision

Interior

• Bedrooms: 3 bedrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.9% 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: Twin Lakes Academy Elementary School (math 44% / reading 43%, grade F, #1,345 of 2,144 statewide, top 64%, 881 students, 50% FRL); Twin Lakes Academy Middle School (math 43% / reading 38%, grade F, #360 of 571 statewide, top 64%, 1,076 students, 44% 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 flat; 520 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 (-1.6%/yr); year-one equity from $2k 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.
• At projected returns (-1.6% appreciation + 0.4% rent growth), your $63k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 29 sale attempts since 23y 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 $168k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $221,625 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.99% ✓
• Cap rate: 16.85%
• Cash-on-cash: 37.72%
• DSCR: 2.68
• GRM: 4.2

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: 24.0%
• Equity multiple: 2.03×
• Total profit: $65,090
• Equity at exit: $48,135

10-year hold

• IRR: 28.0%
• Equity multiple: 3.43×
• Total profit: $153,340
• Equity at exit: $45,452

Cash invested: $63,000 (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: 520
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $4,475 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$940
• Net cashflow: $1,554

Break-even live

Break-even rent $2,508

Max offer price $225,000

Occupancy floor 60%

Sensitivity live

Price	-10% $1,709	-5% $1,632	+0% $1,554	+5% $1,476	+10% $1,398
Rent	-10% $1,200	-5% $1,377	+0% $1,554	+5% $1,731	+10% $1,907
Rate	-1.0pp $1,667	-0.5pp $1,611	base $1,554	+0.5pp $1,495	+1.0pp $1,436

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$4,476
Total (3 units)			$4,475

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7801 Point Meadows Dr Jacksonville, FL	3.0	2.0	1347	$1,925	$1.43	25d	3	0.03mi
7801 Point Meadows Dr Jacksonville, FL	3.0	2.0	1347	$1,900	$1.41	22d	3	0.03mi
7801 Point Meadows Dr Jacksonville, FL	2.0–3.0	2.0	1279	$2,100	$1.64	3d	4	0.03mi
7800 Point Meadows Dr Jacksonville, FL	2.0	2.0	1231	$1,538	$1.25	4d	3	0.07mi
7800 Point Meadows Dr Jacksonville, FL	1.0–2.0	1.0–2.0	1096	$1,550	$1.41	25d	3	0.07mi
7800 Point Meadows Dr Jacksonville, FL	1.0–2.0	1.0–2.0	1096	$1,550	$1.41	23d	3	0.07mi
7800 Point Meadows Dr Jacksonville, FL	2.0	2.0	1265	$1,525	$1.21	21d	2	0.07mi
7990 Baymeadows Rd E Jacksonville, FL	3.0	2.0	1307	$1,724	$1.32	18d	3	0.59mi
7990 Baymeadows Rd E Jacksonville, FL	3.0	2.0	1307	$1,640	$1.26	6d	4	0.59mi
7990 Baymeadows Rd E Unit 7990-928 Jacksonville, FL	3.0	2.0	1206	$1,490	$1.24	25d	1	0.62mi
10961 Burnt Mill Rd Jacksonville, FL	2.0	2.0	1207	$1,750	$1.45	4d	3	0.75mi
10961 Burnt Mill Rd Jacksonville, FL	2.0	2.0	1181	$1,800	$1.52	3d	2	0.75mi
10961 Burnt Mill Rd Jacksonville, FL	1.0–2.0	1.0–2.0	1029	$1,900	$1.85	22d	4	0.75mi
7507 Park Village Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1057	$2,560	$2.42	3d	19	0.90mi
11073 Castlemain Cir E Jacksonville, FL	3.0	2.5	1846	$2,195	$1.19	9d	1	0.90mi
7385 Park Village Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1056	$2,280	$2.16	4d	14	0.94mi
10901 Burnt Mill Rd Jacksonville, FL	1.0–3.0	1.0–2.5	1519	$2,200	$1.45	5d	3	0.94mi
8150 Point Meadows Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1141	$2,072	$1.82	3d	18	0.95mi
8125 Summer Gate Ct Jacksonville, FL	2.0	2.5	1248	$1,625	$1.30	6d	1	0.97mi
10880 Angelfish Way Jacksonville, FL	1.0–3.0	1.0–2.0	1066	$2,209	$2.07	3d	23	1.02mi
7447 Loggerhead Ct Jacksonville, FL	3.0	2.5	1683	$2,750	$1.63	25d	1	1.04mi
7440 Loggerhead Ct Jacksonville, FL	3.0	2.5	1509	$3,000	$1.99	25d	1	1.04mi
5116 Gate Pkwy Jacksonville, FL	2.0	1.0–2.0	952	$1,981	$2.08	4d	12	1.09mi
8540 Homeplace Dr Jacksonville, FL	3.0	1.0–2.0	958	$2,345	$2.45	3d	28	1.09mi
7318 Sea Garden LN Jacksonville, FL	2.0–3.0	2.5	1484	$3,175	$2.14	3d	53	1.15mi
11830 Buckfield Cir Jacksonville, FL	1.0–3.0	1.0–2.0	1129	$3,742	$3.31	3d	9	1.21mi
8583 Little Swift Cir Jacksonville, FL	2.0	2.0	1536	$2,000	$1.30	12d	1	1.32mi
10550 Baymeadows Rd Jacksonville, FL	2.0–3.0	2.0	1229	$1,665	$1.35	15d	3	1.37mi
5000 Big Island Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1192	$2,225	$1.87	3d	7	1.39mi
5290 Big Island Dr Jacksonville, FL	1.0–2.0	1.0–2.5	1105	$2,248	$2.03	3d	23	1.42mi
10640 Satori Ln Jacksonville, FL	1.0–2.0	1.0–2.0	933	$1,913	$2.05	6d	24	1.48mi
8733 Little Swift Cir Unit 23D Jacksonville, FL	3.0	2.0	1857	$2,450	$1.32	4d	1	1.48mi

Listing history 50 events

1. 2026-06-21
   days on market $225,000 Active 26 DOM
2. 2026-06-18
   days on market $225,000 Active 23 DOM
3. 2026-06-17
   days on market $225,000 Active 22 DOM
4. 2026-06-16
   days on market $225,000 Active 21 DOM
5. 2026-06-15
   days on market $225,000 Active 20 DOM
6. 2026-06-10
   days on market $225,000 Active 14 DOM
7. 2026-06-08
   days on market $225,000 Active 13 DOM
8. 2026-06-08
   days on market $225,000 Active 12 DOM
9. 2026-06-03
   days on market $225,000 Active 8 DOM
10. 2026-06-02
    days on market $225,000 Active 7 DOM
11. 2026-06-01
    days on market $225,000 Active 6 DOM
12. 2026-05-31
    days on market $225,000 Active 5 DOM
13. 2026-05-26
    listed $225,000 Active
14. 2025-11-02
    listed $1,700
15. 2025-09-01
    historical $1,700
16. 2025-08-14
    listed $1,700
17. 2025-08-14
    historical $1,700
18. 2025-07-31
    listed $1,700
19. 2025-07-31
    historical $2,200
20. 2025-06-12
    listed $2,200
21. 2024-12-14
    historical $1,985
22. 2024-12-13
    listed $1,985
23. 2024-10-30
    historical $1,700
24. 2024-10-22
    listed $1,700
25. 2024-10-18
    historical $1,700
26. 2024-10-03
    listed $1,700
27. 2024-09-06
    historical $1,525
28. 2024-08-24
    listed $1,525
29. 2023-11-29
    historical $1,550
30. 2023-11-08
    listed $1,550
31. 2022-06-16
    price $1,650
32. 2015-10-30
    historical
33. 2015-10-27
    historical Active - Contingent
34. 2015-10-27
    historical
35. 2015-10-23
    status Active - Contingent
36. 2012-11-07
    listed $83,000
37. 2008-12-08
    historical 257-char remark

    Show marketing remark (257 chars)

    LOCATION!LOCATION!LOCATION:CLOSE TO ST JOHNS TOWN CENTER,UNIVERSITY OF NORTH FLORIDA,15 MIN FROM THE BEACH,COMMUNITY POOL AND ALL MAJOR ROADS. HURRY!!! YOU MUST SEE THIS BEUTIFULL CONDOMINIUM WITH NEW CARPET,NEW INTERIOR PAINT,SECURITY SYSTEM,AND MUCH MORE!

38. 2008-09-08
    listed $152,900 257-char remark

    Show marketing remark (257 chars)

    LOCATION!LOCATION!LOCATION:CLOSE TO ST JOHNS TOWN CENTER,UNIVERSITY OF NORTH FLORIDA,15 MIN FROM THE BEACH,COMMUNITY POOL AND ALL MAJOR ROADS. HURRY!!! YOU MUST SEE THIS BEUTIFULL CONDOMINIUM WITH NEW CARPET,NEW INTERIOR PAINT,SECURITY SYSTEM,AND MUCH MORE!

39. 2007-05-31
    historical
40. 2007-02-01
    historical
41. 2007-01-29
    soldstatus $167,500
42. 2006-12-17
    historical
43. 2006-11-27
    historical
44. 2006-11-15
    listed $172,000
45. 2006-10-31
    listed $208,900
46. 2006-10-31
    historical
47. 2006-08-19
    listed $168,900
48. 2006-07-18
    listed $181,500
49. 2006-07-13
    soldstatus $176,000
50. 2006-05-27
    listed $193,999

ⓘ 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 AE · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,700
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$6,244
• − Repairs & maintenance: −$4,296
• − Management: −$4,296
• − Depreciation: −$6,545
• Taxable income: $16,341
• Est. tax owed @ 24.0%: −$3,922
• After-tax cash flow: $14,724/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

+85.6% since first listed

68 events — show timeline

• 2026-05-26 Listed $225,000 FSBO.com
• 2025-11-02 Listed for Rent $1,700 RENTALBEAST
• 2025-09-01 Rental Removed $1,700 RENTALBEAST
• 2025-08-14 Listed for Rent $1,700 RENTALBEAST
• 2025-08-14 Rental Removed $1,700 BUILDIUM
• 2025-07-31 Listed for Rent $1,700 BUILDIUM
• 2025-07-31 Rental Removed $2,200 RENTALBEAST
• 2025-06-12 Listed for Rent $2,200 RENTALBEAST
• 2024-12-14 Rental Removed $1,985 RENTALBEAST
• 2024-12-13 Listed for Rent $1,985 RENTALBEAST
• 2024-10-30 Rental Removed $1,700 APPFOLIO
• 2024-10-22 Listed for Rent $1,700 APPFOLIO
• 2024-10-18 Rental Removed $1,700 APPFOLIO
• 2024-10-03 Listed for Rent $1,700 APPFOLIO
• 2024-09-06 Rental Removed $1,525 APPFOLIO
• 2024-08-24 Listed for Rent $1,525 APPFOLIO
• 2023-11-29 Rental Removed $1,550 BUILDIUM
• 2023-11-08 Listed for Rent $1,550 BUILDIUM
• 2022-06-16 Price Changed $1,650 RENT.
• 2015-10-30 Listing Removed — realMLS
• 2015-10-27 Contingent — realMLS
• 2015-10-27 Listing Removed — realMLS
• 2015-10-23 Relisted — realMLS
• 2012-11-07 Listed $83,000 realMLS
• 2008-12-08 Listing Removed — realMLS
• 2008-09-08 Listed $152,900 realMLS
• 2007-05-31 Listing Removed — realMLS
• 2007-02-01 Listing Removed — realMLS
• 2007-01-29 Sold (MLS) $167,500 realMLS
• 2006-12-17 Listing Removed — realMLS
• 2006-11-27 Listing Removed — realMLS
• 2006-11-15 Listed $172,000 realMLS
• 2006-10-31 Listing Removed — realMLS
• 2006-10-31 Listed $208,900 realMLS
• 2006-08-19 Listed $168,900 realMLS
• 2006-07-18 Listed $181,500 realMLS
• 2006-07-13 Sold (MLS) $176,000 realMLS
• 2006-05-27 Listed $193,999 realMLS
• 2006-03-10 Listing Removed — realMLS
• 2006-02-11 Listed $199,000 realMLS
• 2006-01-14 Listed $179,900 realMLS
• 2005-04-27 Listing Removed — realMLS
• 2005-04-26 Sold (MLS) $169,900 realMLS
• 2004-12-22 Listed $172,000 realMLS
• 2004-12-14 Listing Removed — realMLS
• 2004-12-13 Sold (MLS) $150,000 realMLS
• 2004-11-19 Listing Removed — realMLS
• 2004-11-08 Listing Removed — realMLS
• 2004-10-29 Sold (MLS) $162,740 realMLS
• 2004-10-25 Listed $162,740 realMLS
• 2004-09-17 Sold (MLS) $158,200 realMLS
• 2004-06-30 Listed $155,900 realMLS
• 2004-05-20 Listed $158,200 realMLS
• 2004-03-26 Listing Removed — realMLS
• 2004-03-08 Sold (MLS) $124,590 realMLS
• 2004-03-07 Listed $124,590 realMLS
• 2004-02-27 Listing Removed — realMLS
• 2004-02-24 Listing Removed — realMLS
• 2004-02-19 Sold (MLS) $127,040 realMLS
• 2004-02-11 Listing Removed — realMLS
• 2004-02-09 Listing Removed — realMLS
• 2003-12-23 Sold (MLS) $131,850 realMLS
• 2003-12-22 Sold (MLS) $121,200 realMLS
• 2003-12-19 Sold (MLS) $121,260 realMLS
• 2003-12-15 Listed $121,260 realMLS
• 2003-08-20 Listed $127,040 realMLS
• 2003-07-01 Listed $131,850 realMLS
• 2003-04-01 Listed $121,200 realMLS