1466 Manotak Point Dr #205 · Jacksonville, FL 32210

$115,000

2 bd · 2.0 ba · 940 sqft · Condo public records · 39 Days on market

Built 2006 $207/mo HOA · 16% 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 +16.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• DSCR +5.1/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 2nd floor condo unit is Manotak Oaks community. Centrally located in Jacksonville with easy access to I-10, downtown, and I-295 west loop. Condo is 2 bedrooms, 2 baths, split bedrooms, open floorplan, balcony with storage room. Unit is currently occupied by tenant until November 30. Condo dues include water and trash.

Key facts

• Private balcony
• Updated flooring
• $207 HOA

Tags

• UPDATED FLOORING
• PRIVATE BALCONY
• SPLIT-BEDROOM FLOORPLAN
• PRIME JACKSONVILLE LOCATION

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $207.90; Not a senior community

Exterior

• Parking: Parking lot
• Utilities: Public sewer; Cable available; Electricity available; Sewer available; Water available
• Home design: Condominium; 2 stories; Entry level: 2nd floor; Property attached
• Exterior features: Balcony

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Primary bathroom with tub and shower; Split bedroom layout
• Laundry & utility: In-unit laundry; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $64 ($769/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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.
• Market conditions: Rents rising (+2.1%/yr); 443 active listings in the ZIP; 37 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 $795 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 39 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $23k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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. 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: 1.13% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.11% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.52×
• Total profit: $-15,585
• Equity at exit: $17,147

10-year hold

• IRR: -6.3%
• Equity multiple: 0.61×
• Total profit: $-12,465
• Equity at exit: $9,943

Cash invested: $32,200 (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 32210

• Rents YoY: 2.1%
• Active inventory: 443
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,296 high
• Mortgage (P&I): −$603
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$48
• HOA: −$207
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $64

Break-even live

Break-even rent $1,215

Max offer price $115,000

Occupancy floor 90%

Sensitivity live

Price	-10% $129	-5% $97	+0% $64	+5% $31	+10% $-1
Rent	-10% $-38	-5% $13	+0% $64	+5% $115	+10% $166
Rate	-1.0pp $122	-0.5pp $93	base $64	+0.5pp $34	+1.0pp $4

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1465 Manotak Point Dr #105 Jacksonville, FL	2.0	2.0	940	$1,295	$1.38	18d	1	0.01mi
1570 Lane Ave S Jacksonville, FL	1.0–2.0	1.0–1.5	862	$1,425	$1.65	3d	10	0.11mi
1443 Winnebago Ave #1 Jacksonville, FL	2.0	1.0	800	$1,025	$1.28	24d	1	0.16mi
1591 Lane Ave S Jacksonville, FL	1.0–3.0	1.0–2.0	954	$1,200	$1.26	24d	1	0.39mi
1406 Ellis Trace Dr W Jacksonville, FL	2.0	1.5	1028	$1,200	$1.17	17d	1	0.65mi
6117 Hollow Ct Key Hollow Jacksonville, FL	3.0	2.0	1044	$1,449	$1.39	8d	1	0.67mi
6595 San Juan Ave Jacksonville, FL	1.0–2.0	1.0	846	$1,250	$1.48	20d	4	0.82mi
6511 San Juan Ave Jacksonville, FL	2.0	2.0	740	$1,200	$1.62	5d	1	0.85mi
5710 Lenox Ave Jacksonville, FL	1.0–4.0	1.0–2.0	988	$1,163	$1.18	24d	1	0.87mi
6349 Kimberly Ln Jacksonville, FL	1.0	1.0	688	$1,095	$1.59	24d	1	0.94mi
5821 San Juan Ave Jacksonville, FL	1.0–3.0	1.0–2.0	1056	$1,165	$1.10	4d	7	1.09mi
2111 Firestone Rd Jacksonville, FL	2.0	1.0	800	$1,095	$1.37	13d	1	1.14mi
2111 Firestone Rd Unit 3 Jacksonville, FL	2.0	1.0	800	$1,095	$1.37	24d	1	1.14mi
5377 Royce Ave Jacksonville, FL	3.0	1.0	1040	$1,800	$1.73	18d	1	1.14mi
5615 San Juan Ave #208 Jacksonville, FL	2.0	2.0	1115	$1,200	$1.08	24d	1	1.17mi
5363 Poppy Dr Jacksonville, FL	3.0	1.0	1040	$1,445	$1.39	21d	1	1.18mi
5351 Royce Ave Jacksonville, FL	3.0	1.0	1040	$1,600	$1.54	24d	1	1.19mi
2039 Niblick Dr Jacksonville, FL	1.0–2.0	1.0–2.0	847	$1,275	$1.51	4d	10	1.21mi
6863 Jack Horner Ln Jacksonville, FL	3.0	1.0	975	$1,095	$1.12	8d	1	1.21mi
1159 Pangola Dr Jacksonville, FL	2.0	1.0	676	$896	$1.33	24d	1	1.22mi
6746 Jack Horner Ln Jacksonville, FL	3.0	1.0	975	$1,450	$1.49	24d	1	1.23mi
7777 Normandy Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1040	$1,610	$1.55	4d	19	1.25mi
7178 Conant Ave Jacksonville, FL	2.0	1.0	996	$1,000	$1.00	18d	1	1.28mi
7190 Conant Ave Unit 4 Jacksonville, FL	2.0	1.0	700	$1,125	$1.61	11d	1	1.30mi
6809 Miss Muffet Ln S Jacksonville, FL	3.0	1.0	1095	$1,475	$1.35	5d	1	1.30mi
1160 Comanche St Jacksonville, FL	2.0	1.0	625	$1,095	$1.75	22d	1	1.32mi
1131 Lake Shore Blvd Unit 1131 Jacksonville, FL	2.0	1.0	696	$995	$1.43	20d	1	1.32mi
909 Westgate Dr Jacksonville, FL	3.0	1.5	1051	$1,595	$1.52	5d	1	1.33mi
1485 Fouraker Rd Jacksonville, FL	1.0–3.0	1.0–2.0	947	$1,682	$1.78	3d	55	1.33mi
7152 Koleda Dr Jacksonville, FL	3.0	1.0	1110	$1,300	$1.17	4d	1	1.34mi
1130 Comanche St Unit 402 Jacksonville, FL	2.0	1.0	763	$1,090	$1.43	24d	1	1.39mi
5344 Kingsbury St Jacksonville, FL	1.0	1.0	600	$1,000	$1.67	24d	1	1.40mi
5340 Kingsbury St Jacksonville, FL	1.0	1.0	600	$900	$1.50	2d	1	1.41mi
7233 Eudine Dr S Jacksonville, FL	3.0	1.5	884	$1,345	$1.52	5d	1	1.45mi
5616 Atlee Ave Jacksonville, FL	3.0	1.0	800	$1,150	$1.44	24d	1	1.49mi
5614 Atlee Ave Jacksonville, FL	3.0	1.0	750	$1,350	$1.80	24d	1	1.49mi
5139 Camille Ave Jacksonville, FL	3.0	2.0	1100	$1,625	$1.48	2d	1	1.50mi

HOA detail condo

• Monthly dues: $207 · $2,484/yr
• Likely covers: watertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $115,000 Active 39 DOM
2. 2026-06-18
   days on market $115,000 Active 36 DOM
3. 2026-06-17
   days on market $115,000 Active 35 DOM
4. 2026-06-16
   days on market $115,000 Active 34 DOM
5. 2026-06-15
   days on market $115,000 Active 33 DOM
6. 2026-06-13
   pricedays on market $115,000 Active 30 DOM
7. 2026-06-10
   days on market $138,000 Active 27 DOM
8. 2026-06-08
   days on market $138,000 Active 26 DOM
9. 2026-06-07
   days on market $138,000 Active 25 DOM
10. 2026-06-05
    days on market $138,000 Active 22 DOM
11. 2026-06-03
    days on market $138,000 Active 21 DOM
12. 2026-06-02
    days on market $138,000 Active 20 DOM
13. 2026-06-01
    days on market $138,000 Active 19 DOM
14. 2026-05-31
    days on market $138,000 Active 18 DOM
15. 2026-05-13
    listed $138,000 Active
16. 2024-05-21
    historical $1,095
17. 2024-04-23
    listed $1,095
18. 2024-01-24
    historical $1,095
19. 2024-01-11
    price $1,095
20. 2023-12-26
    historical $1,195
21. 2023-12-26
    listed $1,195
22. 2023-12-05
    listed $1,250
23. 2022-10-26
    historical 327-char remark

    Show marketing remark (327 chars)

    Nice 2nd floor condo unit is Manotak Oaks community. Centrally located in Jacksonville with easy access to I-10, downtown, and I-295 west loop. Condo is 2 bedrooms, 2 baths, split bedrooms, open floorplan, balcony with storage room. Unit is currently occupied by tenant until November 30. Condo dues include water and trash.

24. 2022-07-11
    listed $134,900 Active 327-char remark

    Show marketing remark (327 chars)

    Nice 2nd floor condo unit is Manotak Oaks community. Centrally located in Jacksonville with easy access to I-10, downtown, and I-295 west loop. Condo is 2 bedrooms, 2 baths, split bedrooms, open floorplan, balcony with storage room. Unit is currently occupied by tenant until November 30. Condo dues include water and trash.

25. 2012-11-05
    listed $30,000 386-char remark

    Show marketing remark (386 chars)

    BEAUTIFUL Condo (was the Model) with split bedroom arrangement, vaulted ceilings,master bath has garden tub, walk in closets, living/dining room combo, balcony overlooking common areas and gated. All Aplliances stay including stackable washer and dryer.This is s Short Sale and offer must be approved by lender.Second floor security. Don't forget to click on the PHOTOS tab upper right.

ⓘ 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: $1,226 · $102/mo
• Projected year-2 tax: $1,226 · $102/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 2/10 Low
• 🌡 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 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,558
• − Mortgage interest: −$6,442
• − Property taxes: −$1,226
• − Insurance: −$575
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − HOA: −$2,484
• − Depreciation: −$3,345
• Taxable loss: −$1,004
• Est. tax savings @ 24.0%: +$241
• After-tax cash flow: $1,009/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): 65,729
• Household income: $61,050
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 3605.0

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 0.65)
• Race & ethnicity: White 43% Black 38% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Hispanic 2% Italian 1%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 7% French/Haitian/Cajun 2% 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: ▼ -314.81%
• Current HPI: 281.2688
• Rent YoY: ▲ 2.11%
• 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

+360.0% since first listed

11 events — show timeline

• 2026-05-13 Listed $138,000 realMLS
• 2024-05-21 Rental Removed $1,095 NEFLMLS
• 2024-04-23 Listed for Rent $1,095 NEFLMLS
• 2024-01-24 Rental Removed $1,095 NEFLMLS
• 2024-01-11 Price Changed $1,095 NEFLMLS
• 2023-12-26 Rental Removed $1,195 NEFLMLS
• 2023-12-26 Listed for Rent $1,195 NEFLMLS
• 2023-12-05 Listed for Rent $1,250 NEFLMLS
• 2022-10-26 Listing Removed — realMLS
• 2022-07-11 Listed $134,900 realMLS
• 2012-11-05 Listed $30,000 realMLS

Property tax history

+7.9%/yr

Latest (2025): $1,226 · +4.0% YoY. Source: county tax records.