222 4th Ave S · Jacksonville Beach, FL 32250

$1,300,000

4 bd · 4.0 ba · 2,300 sqft · MultiFamily public records · 3 Days on market

Built 1947 2,613 sqft lot

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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 +12.5/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. 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

UNBEATABLE LOCATION meets turn-key passive income! Welcome to a rare, fully operational short-term rental quadplex in the absolute heart of South Jacksonville Beach. Situated a mere one block from the ocean, this income-producing powerhouse offers the ultimate beach lifestyle for guests and unmatched cash flow for investors. The property features 4 fully furnished units with an established, highly rated track record as transient public lodging. Guests love the unparalleled walkability just steps to the sandy shores, local oceanfront festivals, premier dining, and nightlife. Plus, its prime location sits just over 3 miles from the world-renowned Mayo Clinic, providing a steady stream of lucr

Key facts

• Prime location
• 2,613 sq ft lot
• Built 1947

Tags

• FULLY FURNISHED UNITS
• INCOME-PRODUCING POWERHOUSE
• PRIME LOCATION
• UNPARALLELED WALKABILITY
• STEPS TO THE SANDY SHORES
• MID-TERM MEDICAL RENTALS

Property features AI

Finance

• Financial info: Owner pays common area maintenance, electricity, exterior maintenance, HVAC maintenance, janitorial service, pest control, repairs, sewer, taxes, and water

Exterior

• Parking: Off-street parking
• Security: Smoke detector(s)
• Utilities: Public sewer; Cable available; Sewer connected
• Home design: Quadruplex; Multi/split levels; 2 stories; Entry level 1; Faces south; Mixed use / multi-family / residential / single family; 1 building
• Construction: Block construction
• Exterior features: Shingle roof; Irregular lot; City street frontage; Concrete road surface

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/2.0-bath units multifamily listed at $1.30M.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative. Per door: $-63/mo.
• To cash-flow at today's rent, offer at most $1.26M (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.04M (19.8% below list).
• Recommended offer: $1.04M (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 1.6% in Jacksonville Beach — 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 84/100 on livability (#40 in FL, #800 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute F, cost of living F.
• 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: Seabreeze Elementary School (math 71% / reading 69%, grade A-, #345 of 2,144 statewide, top 17%, 519 students, 33% FRL); Duncan U. Fletcher High School (math 32% / reading 57%, grade F, #237 of 667 statewide, top 36%, 2,067 students, 26% FRL) — zoned schools average 30% FRL vs 49% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.0%/yr); 307 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• At $10,429/mo this rent would consume 106% of the median local household income ($118k/yr) (locally 719% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $9k of loan paydown is wiped out by about $39k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $66k; list at $1.30M implies a 1861% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $1,042,900 (19.8% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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: 0.80% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.03% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.44×
• Total profit: $-205,037
• Equity at exit: $193,834

10-year hold

• IRR: -4.1%
• Equity multiple: 0.71×
• Total profit: $-106,739
• Equity at exit: $112,400

Cash invested: $364,000 (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 32250

• Rents YoY: 5.0%
• Active inventory: 307
• Price-to-rent: 41.6×

Monthly cashflow live

• Estimated rent: $10,429 medium
• Mortgage (P&I): −$6,817
• Tax from tax record: −$1,064 /mo · $12,770/yr
• Insurance: −$542
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,190
• Net cashflow: $-251

Break-even live

Break-even rent $10,746

Max offer price $1,255,714

Occupancy floor 97%

Sensitivity live

Price	-10% $485	-5% $117	+0% $-251	+5% $-619	+10% $-987
Rent	-10% $-1,075	-5% $-663	+0% $-251	+5% $161	+10% $573
Rate	-1.0pp $404	-0.5pp $80	base $-251	+0.5pp $-588	+1.0pp $-930

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	2	$10,428
Total (4 units)			$10,429

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: $325,000
• Closing costs: $39,000
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 2nd St S Jacksonville Beach, FL	4.0	3.0	1922	$4,995	$2.60	8d	1	0.05mi
629 2nd Ave S Jacksonville Beach, FL	4.0	2.5	1818	$2,698	$1.48	22d	1	0.36mi
631 2nd Ave S Jacksonville Beach, FL	4.0	2.5	1818	$2,698	$1.48	22d	1	0.36mi
1018 1st St S Jacksonville Beach, FL	3.0	2.5	1648	$3,995	$2.42	24d	1	0.38mi
786 6th Ave S Jacksonville Beach, FL	4.0	2.5	2000	$3,200	$1.60	24d	1	0.39mi
786 6th Ave S Jacksonville Beach, FL	4.0	3.0	2000	$3,200	$1.60	11d	1	0.39mi
320 1st St N #813 Jacksonville Beach, FL	3.0	2.0	1758	$4,750	$2.70	3d	1	0.54mi
320 1st St N #813 Jacksonville Beach, FL	3.0	2.0	1758	$4,750	$2.70	3d	1	0.54mi
714 11th Ave S Jacksonville Beach, FL	4.0	2.5	1880	$3,450	$1.84	13d	1	0.55mi
622 2nd Ave N Jacksonville Beach, FL	3.0	2.5	1957	$3,500	$1.79	24d	1	0.57mi
905 2nd St N Unit E Jacksonville Beach, FL	3.0	3.5	2444	$5,100	$2.09	24d	1	0.91mi
905 2nd St N Unit F Jacksonville Beach, FL	3.0	3.5	2444	$4,500	$1.84	8d	1	0.91mi
129 11th Ave N Unit C Jacksonville Beach, FL	3.0	3.0	1960	$4,000	$2.04	24d	1	1.11mi
1065 Theodore Ave Jacksonville Beach, FL	3.0	2.5	2250	$3,675	$1.63	24d	1	1.14mi
2 Fairway Rd Jacksonville Beach, FL	3.0	2.0	2231	$3,650	$1.64	24d	1	1.18mi
916 Penman Rd Jacksonville Beach, FL	3.0	2.0	1591	$2,800	$1.76	13d	1	1.28mi
2884 Saint Maarten Ct Jacksonville Beach, FL	3.0	2.5	2010	$5,250	$2.61	17d	1	1.30mi
1059 19th St N Jacksonville Beach, FL	4.0	2.5	2041	$4,500	$2.20	24d	1	1.47mi

Listing history 4 events

1. 2026-06-18
   days on market $1,300,000 Active 3 DOM
2. 2026-06-17
   days on market $1,300,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $1,300,000 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: $12,770 · $1,064/mo
• Projected year-2 tax: $12,770 · $1,064/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 7/10 Severe FEMA zone X (shaded) · 77% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $125,148
• − Mortgage interest: −$72,820
• − Property taxes: −$12,770
• − Insurance: −$7,298
• − Repairs & maintenance: −$10,012
• − Management: −$10,012
• − Depreciation: −$37,818
• Taxable loss: −$25,581
• Est. tax savings @ 24.0%: +$6,139
• After-tax cash flow: $3,131/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 Beach

• Score: 84/100
• State rank: #40
• US rank: #800

Category grades

Amenities C+ Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville Beach, FL
• County: Duval County · 1,015,274 people
• City population: 29,072
• Metro: Jacksonville, FL
• Population (ZIP): 29,072
• Household income: $117,724
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 719.0

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: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 8% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 1%
• Common ancestry: Italian 4% Slovak 3% Romanian 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -581.25%
• Current HPI: 329.7742
• Rent YoY: ▲ 5.03%
• 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

+1860.8% since first listed

2 events — show timeline

• 2026-06-15 Listed $1,300,000 realMLS
• 1979-05-30 Sold (Public Records) $66,300 Public Records

Property tax history

+12.4%/yr

Latest (2025): $12,770 · +3.0% YoY. Source: county tax records.