5201 Atlantic Blvd #13 · Jacksonville, FL 32207

$135,000

2 bd · 2.0 ba · 1,450 sqft · Condo public records · 6 Days on market

Built 1971 $151/mo HOA · 10% 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 +16.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Schedule your appointment today to discover Jacksonville's best-kept secret in the desirable community of Colonial Point. This spacious three-bedroom, two-bath condominium offers a serene waterfront lifestyle, situated directly on Little Pottsburg Creek with gorgeous, sweeping views of the confluence of the St. Johns River and Arlington Creek. The interior is completely move-in ready, boasting brand-new flooring, fresh paint, a generous walk-in closet, and a private, screened-in porch where you can relax completely mosquito-free. Beyond the home, the community offers an impressive array of resort-style amenities. Boaters and outdoor enthusiasts will love the private dock with unassigned boat slips, dedicated kayak and canoe storage, and beautiful waterfront grounds. Colonial Point also features both an adult and a children's pool, a clubhouse available to rent for private parties, and an active social committee that hosts monthly food trucks, annual BBQs, and seasonal events. Offering the ultimate in low-maintenance living, the monthly fee conveniently covers water, sewer, trash, master insurance, pest control, landscaping, and all exterior maintenance. Ideally located, this hidden gem is less than a mile from Publix, minutes from San Marco, downtown, and the stadium, and offers quick, convenient access to several major hospitals.

Key facts

• Screened-in porch
• Private dock
• $151 HOA

Tags

• PRIVATE DOCK
• UNASSIGNED BOAT SLIPS
• DEDICATED KAYAK STORAGE
• SCREENED-IN PORCH
• RESORT-STYLE AMENITIES
• ADULT AND CHILDREN'S POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $68 ($814/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 6.9% 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 soft (-0.2%/yr); 219 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $933 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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 $81k; list at $135k implies a 67% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.09% ✓
• Cap rate: 6.90%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.42×
• Total profit: $-21,761
• Equity at exit: $20,129

10-year hold

• IRR: -16.8%
• Equity multiple: 0.22×
• Total profit: $-29,616
• Equity at exit: $11,672

Cash invested: $37,800 (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 32207

• Rents YoY: -0.2%
• Active inventory: 219
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$708
• Tax from tax record: −$184 /mo · $2,214/yr
• Insurance: −$56
• HOA: −$151
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $68

Break-even live

Break-even rent $1,392

Max offer price $135,000

Occupancy floor 90%

Sensitivity live

Price	-10% $144	-5% $106	+0% $68	+5% $30	+10% $-9
Rent	-10% $-49	-5% $9	+0% $68	+5% $126	+10% $185
Rate	-1.0pp $136	-0.5pp $102	base $68	+0.5pp $33	+1.0pp $-3

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5201 Atlantic Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1140	$1,480	$1.30	2d	3	0.09mi
1620 Bartram Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1259	$1,659	$1.32	3d	14	0.42mi
5811 Atlantic Blvd Jacksonville, FL	1.0–2.0	1.0–1.5	888	$1,375	$1.55	5d	2	0.49mi
1913 Art Museum Dr Jacksonville, FL	1.0–2.0	1.0–2.0	1000	$1,315	$1.31	24d	2	0.61mi
1706 Art Museum Dr Jacksonville, FL	1.0–2.0	1.0	900	$1,400	$1.56	5d	4	0.80mi
2600 Art Museum Dr Jacksonville, FL	1.0–2.0	1.0	790	$1,371	$1.74	3d	14	0.89mi
1307 River Hills Cir E #16 Jacksonville, FL	3.0	3.0	1600	$1,670	$1.04	20d	1	0.89mi
5557 Floral Ave Jacksonville, FL	1.0	1.0	900	$1,295	$1.44	18d	1	0.92mi
2441 University Blvd S Jacksonville, FL	3.0	2.0	1558	$2,100	$1.35	22d	1	0.92mi
5350 Arlington Expy Jacksonville, FL	3.0	1.0–2.0	1137	$1,439	$1.27	4d	43	0.98mi
607 Garden Cliff Ct Jacksonville, FL	2.0	1.0	1076	$1,395	$1.30	8d	1	1.09mi
3000 Coronet Ln Jacksonville, FL	1.0–3.0	1.0–2.0	1017	$1,369	$1.35	24d	5	1.17mi
3460 Beach Blvd Jacksonville, FL	1.0–3.0	1.0–3.0	1061	$1,804	$1.70	2d	56	1.24mi
2406 Lamee Ave Jacksonville, FL	2.0	1.0	1124	$1,395	$1.24	14d	1	1.27mi
1377 Tiber Ave Jacksonville, FL	3.0	2.0	1304	$2,200	$1.69	14d	1	1.29mi
2065 Camden Ave Jacksonville, FL	2.0	1.0	966	$1,321	$1.37	3d	1	1.36mi
538 Aiken Rd Jacksonville, FL	3.0	1.5	1600	$1,900	$1.19	24d	1	1.41mi
2134 Camden Ave Jacksonville, FL	2.0	1.0	1042	$1,850	$1.78	24d	1	1.41mi
4044 Hunter Cir Jacksonville, FL	3.0	1.0	1180	$1,700	$1.44	5d	1	1.41mi
3148 Belden St #3 Jacksonville, FL	2.0	1.0	1080	$999	$0.93	24d	1	1.44mi
1110 Caliente Dr Jacksonville, FL	1.0–2.0	1.0	800	$975	$1.22	24d	3	1.45mi
3390 Stillman St Jacksonville, FL	3.0	1.0	1025	$1,350	$1.32	24d	1	1.45mi
926 Cesery Ter Unit 2 Jacksonville, FL	2.0	2.0	1000	$1,445	$1.45	8d	1	1.46mi
1135 Caliente Dr Jacksonville, FL	3.0	3.0	1400	$950	$0.68	4d	1	1.46mi
1135 Caliente Dr Unit 2 Jacksonville, FL	3.0	2.5	1400	$950	$0.68	8d	1	1.46mi
2441 Spring Park Rd Jacksonville, FL	1.0–2.0	1.0–2.0	950	$1,200	$1.26	24d	1	1.48mi
1200 Bretta St Jacksonville, FL	2.0	1.5	1056	$1,175	$1.11	8d	2	1.48mi
1200 Bretta St #2 Jacksonville, FL	2.0	1.5	1056	$1,200	$1.14	22d	1	1.48mi
3119 Belden Cir Unit 4 Jacksonville, FL	2.0	1.0	1110	$1,000	$0.90	24d	1	1.50mi

HOA detail condo

• Monthly dues: $151 · $1,812/yr
• Likely covers: watersewertrashlandscapingexterior maint.insurancepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $135,000 Active 6 DOM
2. 2026-06-17
   days on market $135,000 Active 5 DOM
3. 2026-06-16
   days on market $135,000 Active 4 DOM
4. 2026-06-15
   days on market $135,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $135,000 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: $2,214 · $184/mo
• Projected year-2 tax: $2,214 · $184/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 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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,734
• − Mortgage interest: −$7,562
• − Property taxes: −$2,214
• − Insurance: −$675
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − HOA: −$1,812
• − Depreciation: −$3,927
• Taxable loss: −$1,293
• Est. tax savings @ 24.0%: +$310
• After-tax cash flow: $1,124/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): 36,998
• Household income: $65,234
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 1730.0

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 0.63)
• Race & ethnicity: White 56% Black 16% Hispanic / Latino 15% Asian 9% Two or more races 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 4%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 17% · Canada, Philippines, China
• Languages at home: 76% English-only · Spanish 12% Other Asian/Pacific 5% Arabic 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: ▼ -299.33%
• Current HPI: 310.9037
• Rent YoY: ▼ -0.20%
• 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

+125.0% since first listed

8 events — show timeline

• 2026-06-12 Listed $135,000 realMLS
• 2004-03-18 Sold (Public Records) $81,000 Public Records
• 2004-02-27 Sold (MLS) $81,000 realMLS
• 2004-01-15 Listed $82,000 realMLS
• 2001-07-17 Sold (Public Records) $63,000 Public Records
• 2001-07-12 Sold (MLS) $63,000 realMLS
• 2001-05-15 Listed $65,900 realMLS
• 1988-09-01 Sold (Public Records) $60,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,214 · +4.8% YoY. Source: county tax records.