5260 Collins Rd #1504 · Jacksonville, FL 32244

$175,000

3 bd · 3.0 ba · 1,596 sqft · Condo public records · 101 Days on market

Built 2005 $260/mo HOA · 14% 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 +11.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained and move-in ready condo located in the Chatham Woods Community. This condo boasts 3BR and 2.5B. Spacious master suite has room for an office or nursery and workspace in upstairs hallway offers additional versatility. Conveniently located to Jax NAS, 5-Points and shopping this condo offers a lot of bang for the buck.

Key facts

• Two-story townhouse
• Work space cubby
• Flex room

Tags

• TWO-STORY TOWNHOUSE
• CHATHAM WOODS COMMUNITY
• FLEX ROOM
• WORK SPACE CUBBY
• GREAT JACKSONVILLE LOCATION

Property features AI

Finance

• Other: Unfurnished unit
• HOA & community: Community association (Chatham Woods Association) with a $260 monthly fee; Not a senior community

Exterior

• Parking: Garage (1 car)
• Security: Closed circuit camera system
• Utilities: Public sewer; Water available; Electricity available; Cable available; Sewer available
• Home design: Condominium; Two-story building; Entry level on level 1; Property is attached
• Construction: Shingle roof
• Exterior features: Shingle roof

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Closed circuit camera system
• Laundry & utility: In-unit laundry with washer hookup and electric dryer hookup (lower level)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-50 ($-604/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (5.1% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• 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: Venetia Elementary School (math 52% / reading 47%, grade D, #1,088 of 2,144 statewide, top 53%, 377 students, 48% FRL); Joseph Stilwell Middle School (math 31% / reading 33%, grade F, #448 of 571 statewide, top 79%, 612 students, 68% FRL); Riverside High School (math 24% / reading 39%, grade F, #424 of 667 statewide, top 64%, 1,567 students, 60% FRL).
• Market conditions: Rents rising (+2.2%/yr); 353 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 35% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 101 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $65k; list at $175k implies a 169% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,250 (9.0% 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 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.04% ✓
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.25% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-32,726
• Equity at exit: $26,093

10-year hold

• IRR: -13.6%
• Equity multiple: 0.24×
• Total profit: $-37,321
• Equity at exit: $15,131

Cash invested: $49,000 (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 32244

• Home prices YoY: -17.8%
• Rents YoY: 2.2%
• Active inventory: 353
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$918
• Tax from tax record: −$231 /mo · $2,768/yr
• Insurance: −$73
• HOA: −$260
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-50

Break-even live

Break-even rent $1,875

Max offer price $166,106

Occupancy floor 98%

Sensitivity live

Price	-10% $49	-5% $-1	+0% $-50	+5% $-100	+10% $-149
Rent	-10% $-193	-5% $-122	+0% $-50	+5% $21	+10% $93
Rate	-1.0pp $38	-0.5pp $-6	base $-50	+0.5pp $-96	+1.0pp $-142

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5260 Collins Rd #1401 Jacksonville, FL	3.0	2.5	1596	$1,650	$1.03	9d	1	0.03mi
5260 Collins Rd Jacksonville, FL	3.0	2.5	1443	$1,575	$1.09	16d	2	0.03mi
5258 Collins Preserve Ln Jacksonville, FL	1.0–3.0	1.0–2.0	1002	$2,129	$2.12	5d	49	0.16mi
8271 Pineverde Ln Jacksonville, FL	2.0	2.0	1182	$1,496	$1.27	6d	1	0.26mi
5524 Greatpine Ln N Jacksonville, FL	3.0	2.0	1450	$1,500	$1.03	18d	1	0.31mi
8326 Windypine Ln Jacksonville, FL	2.0	2.0	1225	$1,325	$1.08	25d	1	0.33mi
5539 Pinebay Cir N Jacksonville, FL	2.0	2.0	1210	$1,350	$1.12	21d	1	0.35mi
8155 Pineverde Ln Jacksonville, FL	3.0	2.0	1426	$1,985	$1.39	18d	1	0.36mi
4925 Collins Rd Jacksonville, FL	1.0–3.0	1.0–3.0	943	$2,226	$2.36	3d	21	0.37mi
5553 Greatpine Ln S Jacksonville, FL	2.0	2.0	1210	$1,495	$1.24	15d	1	0.43mi
5557 Greatpine Ln S Jacksonville, FL	2.0	2.0	1210	$1,495	$1.24	23d	1	0.44mi
8269 Halls Hammock Ct Jacksonville, FL	3.0	3.0	1539	$1,699	$1.10	25d	1	0.47mi
8114 Donegal Ln Jacksonville, FL	4.0	2.0	2238	$3,500	$1.56	25d	1	0.49mi
2066 Tanager Dr Orange Park, FL	3.0	2.0	1617	$2,000	$1.24	12d	1	0.50mi
2078 Tanager Dr Orange Park, FL	3.0	2.0	1664	$1,970	$1.18	6d	1	0.52mi
8224 Halls Hammock Ct Jacksonville, FL	3.0	2.5	1364	$1,750	$1.28	25d	1	0.52mi
8218 Halls Hammock Ct Jacksonville, FL	3.0	2.5	1364	$1,650	$1.21	25d	1	0.52mi
5620 Collins Rd Jacksonville, FL	1.0–3.0	1.0–2.0	936	$1,150	$1.23	19d	1	0.55mi
669 Holly Lakes Dr Orange Park, FL	4.0	2.5	1563	$1,850	$1.18	25d	1	0.76mi
85 Debarry Ave Orange Park, FL	2.0	2.5	1170	$1,295	$1.11	25d	1	0.77mi
351 Crossing Blvd Orange Park, FL	1.0–3.0	1.0–2.0	1218	$1,899	$1.56	4d	41	0.81mi
330 Canoe Cir Orange Park, FL	3.0	2.0	1299	$1,950	$1.50	9d	1	0.96mi
5357 Whitecastle Ct Jacksonville, FL	3.0	2.0	1916	$2,099	$1.10	18d	1	1.00mi
1455 Beecher Ln Orange Park, FL	3.0	2.0	1618	$2,220	$1.37	16d	1	1.02mi
1747 Papaya Dr N Orange Park, FL	3.0	2.0	1273	$1,895	$1.49	9d	1	1.12mi
141 Old Orange Park Rd Orange Park, FL	1.0–3.0	1.0–2.0	1075	$1,515	$1.41	3d	11	1.27mi
1806 Alder Dr Orange Park, FL	4.0	2.5	1937	$2,141	$1.11	23d	1	1.33mi
7461 Greenway Dr Jacksonville, FL	3.0	2.0	1557	$2,200	$1.41	25d	1	1.35mi
606 Park Ave Orange Park, FL	1.0–3.0	1.0–2.0	1037	$1,449	$1.40	4d	5	1.37mi
474 Newport Dr Orange Park, FL	2.0	2.0	1185	$1,350	$1.14	16d	1	1.39mi

HOA detail condo

• Monthly dues: $260 · $3,120/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $175,000 Active 101 DOM
2. 2026-06-18
   days on market $175,000 Active 98 DOM
3. 2026-06-17
   days on market $175,000 Active 97 DOM
4. 2026-06-16
   days on market $175,000 Active 96 DOM
5. 2026-06-15
   days on market $175,000 Active 95 DOM
6. 2026-06-13
   days on market $175,000 Active 92 DOM
7. 2026-06-10
   days on market $175,000 Active 89 DOM
8. 2026-06-08
   days on market $175,000 Active 88 DOM
9. 2026-06-07
   days on market $175,000 Active 87 DOM
10. 2026-06-03
    days on market $175,000 Active 83 DOM
11. 2026-06-02
    days on market $175,000 Active 82 DOM
12. 2026-06-01
    days on market $175,000 Active 81 DOM
13. 2026-05-31
    days on market $175,000 Active 80 DOM
14. 2026-05-19
    status Active
15. 2026-04-24
    historical Active Under Contract
16. 2026-03-12
    listed $180,000 Active
17. 2014-11-07
    soldstatus $65,100 Sold 336-char remark

    Show marketing remark (336 chars)

    Well maintained and move-in ready condo located in the Chatham Woods Community. This condo boasts 3BR and 2.5B. Spacious master suite has room for an office or nursery and workspace in upstairs hallway offers additional versatility. Conveniently located to Jax NAS, 5-Points and shopping this condo offers a lot of bang for the buck.

18. 2014-10-21
    status Pending 336-char remark

    Show marketing remark (336 chars)

    Well maintained and move-in ready condo located in the Chatham Woods Community. This condo boasts 3BR and 2.5B. Spacious master suite has room for an office or nursery and workspace in upstairs hallway offers additional versatility. Conveniently located to Jax NAS, 5-Points and shopping this condo offers a lot of bang for the buck.

19. 2014-03-24
    listed $55,400 Active 336-char remark

    Show marketing remark (336 chars)

    Well maintained and move-in ready condo located in the Chatham Woods Community. This condo boasts 3BR and 2.5B. Spacious master suite has room for an office or nursery and workspace in upstairs hallway offers additional versatility. Conveniently located to Jax NAS, 5-Points and shopping this condo offers a lot of bang for the buck.

20. 2005-12-05
    soldstatus $150,400

ⓘ 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: $2,768 · $231/mo
• Projected year-2 tax: $2,768 · $231/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 9/10 Extreme 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,736
• − Mortgage interest: −$9,803
• − Property taxes: −$2,768
• − Insurance: −$875
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − HOA: −$3,120
• − Depreciation: −$5,091
• Taxable loss: −$3,398
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $211/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): 63,592
• Household income: $62,204
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 2799.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 39% Black 35% Hispanic / Latino 15% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Romanian 1%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 9% Tagalog/Filipino 3% French/Haitian/Cajun 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: ▼ -64.22%
• Current HPI: 296.5375
• Rent YoY: ▲ 2.25%
• 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

+19.7% since first listed

7 events — show timeline

• 2026-05-19 Relisted — realMLS
• 2026-04-24 Contingent — realMLS
• 2026-03-12 Listed $180,000 realMLS
• 2014-11-07 Sold (MLS) $65,100 realMLS
• 2014-10-21 Pending — realMLS
• 2014-03-24 Listed $55,400 realMLS
• 2005-12-05 Sold (Public Records) $150,400 Public Records

Property tax history

+19.8%/yr

Latest (2025): $2,768 · +5.3% YoY. Source: county tax records.