6093 Maggies Cir #103 · Jacksonville, FL 32244

$94,000

2 bd · 2.0 ba · 907 sqft · Condo public records · 34 Days on market

Built 2005 $295/mo HOA · 22% of rent ↓ 28% since listing

---

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 +26.0/30.0
• 1% rule +9.5/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GET READY TO FEEL SECURE AS YOU ENTER THIS GATED COMMUNITY OF TREES AND WATER VIEW. GO FOR A SWIM IN THE COMMUNITY POOL WHILE COOKING HOT DOGS & BURGERS ON THE GRILL. GO HOME TO A CUTE, COZY & QUIET 1ST FLOOR HOME WITH UPDATED FLOORING. HOA COVERS OUTSIDE MAINTENANCE AND LANDSCAPING.

Key facts

• Gated community
• Bbq area
• Updated flooring

Tags

• GATED COMMUNITY
• UPDATED FLOORING
• POOL
• PLAYGROUND
• BBQ AREA

Property features AI

Finance

• HOA & community: Has association (Gorilla Group); Monthly association fee of $295; Association fee includes grounds maintenance and trash; Community amenities include barbecue area and playground

Exterior

• Parking: Parking lot
• Security: Gated community
• Utilities: Public sewer; Water available; Sewer available
• Home design: Condominium; Property is attached; Two-story building; Entry level: 1; Faces east; Residential use
• Construction: No construction details provided
• Exterior features: Asphalt road access; Community pool (not private)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the first level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric cooling
• Interior features: Four total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $94k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.0% 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 rising (+2.2%/yr); 353 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 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 34 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,180 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 1.45% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• GRM: 5.7

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,221
• Equity at exit: $14,016

10-year hold

• IRR: 7.6%
• Equity multiple: 1.55×
• Total profit: $14,553
• Equity at exit: $8,127

Cash invested: $26,320 (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 32244

• Home prices YoY: -17.8%
• Rents YoY: 2.2%
• Active inventory: 353
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,363 high
• Mortgage (P&I): −$493
• Tax from tax record: −$16 /mo · $194/yr
• Insurance: −$39
• HOA: −$295
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $234

Break-even live

Break-even rent $1,067

Max offer price $94,000

Occupancy floor 78%

Sensitivity live

Price	-10% $287	-5% $260	+0% $234	+5% $100	+10% $68
Rent	-10% $126	-5% $180	+0% $234	+5% $288	+10% $342
Rate	-1.0pp $281	-0.5pp $258	base $234	+0.5pp $209	+1.0pp $185

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6087 Maggies Cir #104 Jacksonville, FL	2.0	2.0	1099	$1,275	$1.16	24d	1	0.04mi
6100 Maggies Cir #103 Jacksonville, FL	2.0	2.0	907	$1,300	$1.43	13d	1	0.05mi
6105 Maggies Cir Jacksonville, FL	2.0–3.0	2.0	1121	$1,325	$1.18	18d	2	0.09mi
6063 Maggies Cir Jacksonville, FL	2.0–3.0	2.0	1121	$1,300	$1.16	17d	2	0.16mi
6433 Breezy Oaks Way Jacksonville, FL	2.0	2.0	952	$1,295	$1.36	24d	1	0.36mi
6457 Breezy Oaks Way Jacksonville, FL	2.0	2.0	952	$1,275	$1.34	11d	1	0.40mi
6463 Breezy Oaks Way Jacksonville, FL	2.0	2.0	952	$1,295	$1.36	8d	1	0.41mi
6136 Blanding Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1030	$1,752	$1.70	2d	9	0.50mi
6517 Breezy Oaks Way Jacksonville, FL	2.0	2.0	952	$1,295	$1.36	24d	1	0.51mi
6523 Breezy Oaks Way Jacksonville, FL	2.0	2.0	952	$1,295	$1.36	18d	1	0.53mi
5933 Jammes Rd Jacksonville, FL	3.0	3.0	1071	$1,900	$1.77	24d	1	0.76mi
5951 Wilmar Rd Jacksonville, FL	2.0	1.0	706	$1,095	$1.55	24d	1	0.76mi
6915 Ortega Woods Dr Unit 11 Jacksonville, FL	2.0	2.0	940	$1,150	$1.22	21d	1	0.80mi
7052 Jammes Rd Jacksonville, FL	3.0	2.0	990	$1,910	$1.93	24d	1	0.82mi
6880 Skaff Ave Jacksonville, FL	2.0	2.0	940	$1,285	$1.37	24d	1	0.87mi
6408 Sweetbay Ln Jacksonville, FL	2.0	2.0	951	$1,225	$1.29	17d	1	0.99mi
6547 Sweetbay Ln Unit 102 Jacksonville, FL	2.0	2.0	1040	$1,195	$1.15	5d	1	1.02mi
6461 Sweetbay Ln Jacksonville, FL	2.0	2.0	995	$1,295	$1.30	17d	4	1.03mi
6534 Sweetbay Ln Jacksonville, FL	2.0	2.0	951	$1,225	$1.29	24d	1	1.04mi
6462 Sweetbay Ln Jacksonville, FL	2.0	2.0	1040	$1,365	$1.31	17d	1	1.04mi
6528 Sweetbay Ln Jacksonville, FL	2.0	2.0	1040	$1,150	$1.11	24d	1	1.04mi
6468 Sweetbay Ln #101 Jacksonville, FL	2.0	2.0	1025	$1,199	$1.17	4d	1	1.05mi
6468 Sweetbay Ln Unit 102 Jacksonville, FL	2.0	2.0	1040	$1,174	$1.13	22d	1	1.05mi
6522 Sweetbay Ln Jacksonville, FL	2.0	2.0	951	$1,195	$1.26	24d	1	1.06mi
6945 Morse Ave Jacksonville, FL	2.0–4.0	2.0	1169	$950	$0.81	15d	1	1.06mi
6479 Sweetbay Ln Jacksonville, FL	2.0	2.0	1040	$1,365	$1.31	24d	1	1.06mi
5913 Tampico Rd Jacksonville, FL	3.0	1.0	1110	$1,348	$1.21	14d	1	1.11mi
5900 Townsend Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1177	$1,539	$1.31	3d	12	1.13mi
7350 Blanding Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	872	$1,330	$1.53	3d	23	1.17mi
5906 Old Timuquana Rd Lot 12 Jacksonville, FL	2.0	1.0	600	$695	$1.16	24d	1	1.18mi
5640 Bryner Dr Jacksonville, FL	2.0	2.0	1000	$1,260	$1.26	24d	1	1.19mi
5700 Fishing Pen Creek Ct Jacksonville, FL	2.0	1.0	854	$1,100	$1.29	3d	8	1.21mi
5558 Bennington Dr Jacksonville, FL	2.0	2.0	988	$1,275	$1.29	5d	1	1.27mi
6870 103rd St Jacksonville, FL	1.0–2.0	1.0–1.5	825	$1,075	$1.30	3d	14	1.37mi
5685 Marathon Pkwy Jacksonville, FL	2.0	2.0	1015	$1,000	$0.99	20d	1	1.38mi
5816 Sonora Dr W Jacksonville, FL	3.0	1.0	975	$1,580	$1.62	18d	1	1.41mi
5984 Windsor Forest Dr Jacksonville, FL	2.0	1.5	900	$1,174	$1.30	22d	2	1.42mi
5342 Seaboard Ave Jacksonville, FL	1.0	1.0	600	$1,100	$1.83	24d	1	1.45mi
5985 Windsor Forest Dr Unit 23 Jacksonville, FL	2.0	1.5	900	$999	$1.11	22d	1	1.45mi
5985 Windsor Forest Dr Unit 15 Jacksonville, FL	2.0	1.5	900	$999	$1.11	8d	1	1.45mi

HOA detail condo

• Monthly dues: $295 · $3,540/yr
• Likely covers: waterlandscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-04-30
   status Pending
2. 2026-04-27
   price $94,000
3. 2026-04-25
   status Active
4. 2026-03-30
   status Pending
5. 2026-03-01
   listed $119,000 Active
6. 2025-10-02
   price $120,000 297-char remark

   Show marketing remark (297 chars)

   GET READY TO FEEL SECURE AS YOU ENTER THIS GATED COMMUNITY OF TREES AND WATER VIEW. GO FOR A SWIM IN THE COMMUNITY POOL WHILE COOKING HOT DOGS & BURGERS ON THE GRILL. GO HOME TO A CUTE, COZY & QUIET 1ST FLOOR HOME WITH UPDATED FLOORING. HOA COVERS OUTSIDE MAINTENANCE AND LANDSCAPING.

7. 2025-10-01
   status Active 297-char remark

   Show marketing remark (297 chars)

   GET READY TO FEEL SECURE AS YOU ENTER THIS GATED COMMUNITY OF TREES AND WATER VIEW. GO FOR A SWIM IN THE COMMUNITY POOL WHILE COOKING HOT DOGS & BURGERS ON THE GRILL. GO HOME TO A CUTE, COZY & QUIET 1ST FLOOR HOME WITH UPDATED FLOORING. HOA COVERS OUTSIDE MAINTENANCE AND LANDSCAPING.

8. 2025-09-17
   status Pending 297-char remark

   Show marketing remark (297 chars)

   GET READY TO FEEL SECURE AS YOU ENTER THIS GATED COMMUNITY OF TREES AND WATER VIEW. GO FOR A SWIM IN THE COMMUNITY POOL WHILE COOKING HOT DOGS & BURGERS ON THE GRILL. GO HOME TO A CUTE, COZY & QUIET 1ST FLOOR HOME WITH UPDATED FLOORING. HOA COVERS OUTSIDE MAINTENANCE AND LANDSCAPING.

9. 2025-09-17
   historical 297-char remark

   Show marketing remark (297 chars)

   GET READY TO FEEL SECURE AS YOU ENTER THIS GATED COMMUNITY OF TREES AND WATER VIEW. GO FOR A SWIM IN THE COMMUNITY POOL WHILE COOKING HOT DOGS & BURGERS ON THE GRILL. GO HOME TO A CUTE, COZY & QUIET 1ST FLOOR HOME WITH UPDATED FLOORING. HOA COVERS OUTSIDE MAINTENANCE AND LANDSCAPING.

10. 2025-09-16
    price $127,500 297-char remark

    Show marketing remark (297 chars)

    GET READY TO FEEL SECURE AS YOU ENTER THIS GATED COMMUNITY OF TREES AND WATER VIEW. GO FOR A SWIM IN THE COMMUNITY POOL WHILE COOKING HOT DOGS & BURGERS ON THE GRILL. GO HOME TO A CUTE, COZY & QUIET 1ST FLOOR HOME WITH UPDATED FLOORING. HOA COVERS OUTSIDE MAINTENANCE AND LANDSCAPING.

11. 2025-09-12
    price $110,000 297-char remark

    Show marketing remark (297 chars)

    GET READY TO FEEL SECURE AS YOU ENTER THIS GATED COMMUNITY OF TREES AND WATER VIEW. GO FOR A SWIM IN THE COMMUNITY POOL WHILE COOKING HOT DOGS & BURGERS ON THE GRILL. GO HOME TO A CUTE, COZY & QUIET 1ST FLOOR HOME WITH UPDATED FLOORING. HOA COVERS OUTSIDE MAINTENANCE AND LANDSCAPING.

12. 2025-08-06
    price $127,500 297-char remark

    Show marketing remark (297 chars)

    GET READY TO FEEL SECURE AS YOU ENTER THIS GATED COMMUNITY OF TREES AND WATER VIEW. GO FOR A SWIM IN THE COMMUNITY POOL WHILE COOKING HOT DOGS & BURGERS ON THE GRILL. GO HOME TO A CUTE, COZY & QUIET 1ST FLOOR HOME WITH UPDATED FLOORING. HOA COVERS OUTSIDE MAINTENANCE AND LANDSCAPING.

13. 2025-04-07
    listed $130,000 Active 297-char remark

    Show marketing remark (297 chars)

    GET READY TO FEEL SECURE AS YOU ENTER THIS GATED COMMUNITY OF TREES AND WATER VIEW. GO FOR A SWIM IN THE COMMUNITY POOL WHILE COOKING HOT DOGS & BURGERS ON THE GRILL. GO HOME TO A CUTE, COZY & QUIET 1ST FLOOR HOME WITH UPDATED FLOORING. HOA COVERS OUTSIDE MAINTENANCE AND LANDSCAPING.

ⓘ 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: $194 · $16/mo
• Projected year-2 tax: $780 · $65/mo
• Expected delta: +$586/yr (+$49/mo · 302.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 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: $16,361
• − Mortgage interest: −$5,265
• − Property taxes: −$194
• − Insurance: −$470
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − HOA: −$3,540
• − Depreciation: −$2,735
• Taxable income: $1,539
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $2,437/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

-27.7% since first listed

13 events — show timeline

• 2026-04-30 Pending — realMLS
• 2026-04-27 Price Changed $94,000 realMLS
• 2026-04-25 Relisted — realMLS
• 2026-03-30 Pending — realMLS
• 2026-03-01 Listed $119,000 realMLS
• 2025-10-02 Price Changed $120,000 realMLS
• 2025-10-01 Relisted — realMLS
• 2025-09-17 Pending — realMLS
• 2025-09-17 Listing Removed — realMLS
• 2025-09-16 Price Changed $127,500 realMLS
• 2025-09-12 Price Changed $110,000 realMLS
• 2025-08-06 Price Changed $127,500 realMLS
• 2025-04-07 Listed $130,000 realMLS

Property tax history

+9.6%/yr

Latest (2025): $194 · +9.2% YoY. Source: county tax records.