1735 El Camino Rd #2 · Jacksonville, FL 32216

$109,900

3 bd · 2.0 ba · 1,180 sqft · Condo public records · 49 Days on market

Built 1967 $500/mo HOA · 30% of rent

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Why this score? — see what drove the C- 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 +16.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this ground-level condo in the gated Southbrook Condominiums, offering comfort, style, and resort-style amenities in a prime location. Built in 1967 and spanning 1,180 square feet, this move-in-ready residence features tile flooring throughout, an open, functional layout, and the convenience of in-unit laundry. The fully remodeled kitchen is a standout, showcasing brand-new stainless steel appliances and a fresh, modern look ideal for everyday living and entertaining. The entire unit has been completely repainted, creating a clean, bright atmosphere throughout. Enjoy peaceful pool views just steps from your door, adding to the relaxed, low-maintenance lifestyle. Residents of Sout

Key facts

• $500 HOA
• Community pool
• Built 1967

Property features AI

Finance

• HOA & community: Homeowner association with monthly fee; Association fee: $500 per month; Association covers insurance, grounds maintenance, structure maintenance, pest control, sewer, trash, and water

Exterior

• Parking: Additional parking; Assigned parking; Guest parking; Parking lot
• Utilities: Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; Property is attached; 2 stories
• Construction: Asphalt/paved road access
• Exterior features: Association pool (not private); Boat dock; Clubhouse; Maintained grounds; Water access

Interior

• Kitchen: Electric oven; Electric range; Microwave; Dishwasher; Garbage disposal
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Hot water heating; Central air conditioning; Electric cooling
• Interior features: Entrance foyer; Primary bathroom with tub and shower
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $57 ($685/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 32% 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 $760 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 49 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $110k implies a 341% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% 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 $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.52% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 5.5

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: -18.1%
• Equity multiple: 0.39×
• Total profit: $-18,726
• Equity at exit: $16,386

10-year hold

• IRR: -25.2%
• Equity multiple: 0.05×
• Total profit: $-29,150
• Equity at exit: $9,502

Cash invested: $30,772 (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 32216

• Rents YoY: -0.2%
• Active inventory: 219
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,667 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$500
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $57

Break-even live

Break-even rent $1,594

Max offer price $109,900

Occupancy floor 92%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7346 El Barco Rd #8 Jacksonville, FL	2.0	2.0	992	$1,295	$1.31	23d	1	0.10mi
7346 El Barco Rd #8 Jacksonville, FL	2.0	2.0	992	$1,295	$1.31	13d	1	0.10mi
7505 Beach Blvd Jacksonville, FL	3.0	1.0–2.0	900	$1,650	$1.83	23d	20	0.14mi
8343 Hogan Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1043	$1,574	$1.51	2d	17	0.77mi
8601 Beach Blvd Jacksonville, FL	2.0–3.0	2.0	1234	$1,700	$1.38	1d	3	0.78mi
7104 Waikiki Rd Jacksonville, FL	4.0	1.5	1497	$1,695	$1.13	7d	1	0.79mi
6650 Corporate Center Pkwy Jacksonville, FL	1.0–3.0	1.0–2.0	990	$3,308	$3.34	1d	12	0.83mi
1515 Pullen Rd Unit 4 Jacksonville, FL	2.0	1.0	800	$1,100	$1.38	23d	1	0.92mi
2440 San Sago Ln Jacksonville, FL	3.0	2.0	1500	$1,945	$1.30	23d	1	0.93mi
2525 Dean Rd Jacksonville, FL	3.0	1.0	1424	$1,850	$1.30	23d	1	1.04mi
8846 Cavender Dr Jacksonville, FL	3.0	2.0	1176	$1,475	$1.25	14d	1	1.04mi
8846 Cavender Dr Jacksonville, FL	3.0	2.0	1176	$1,475	$1.25	21d	1	1.04mi
7811 Aquarius Cir S Jacksonville, FL	3.0	2.0	1298	$1,760	$1.36	23d	1	1.08mi
8232 Rigel Rd Jacksonville, FL	3.0	2.5	1372	$1,610	$1.17	13d	1	1.20mi
8236 Rigel Rd Jacksonville, FL	3.0	2.5	1358	$1,585	$1.17	23d	1	1.21mi
8252 Rigel Rd Jacksonville, FL	3.0	2.5	1358	$1,625	$1.20	23d	1	1.23mi
8778 Buzz Ct Jacksonville, FL	3.0	2.0	1212	$1,800	$1.49	23d	1	1.25mi
551 Eiseman Way Jacksonville, FL	3.0	2.5	1358	$1,620	$1.19	23d	1	1.27mi
8290 Rigel Rd Jacksonville, FL	3.0	2.5	1358	$1,595	$1.17	23d	1	1.28mi
3013 Newell Blvd Jacksonville, FL	4.0	1.5	1350	$1,795	$1.33	23d	1	1.28mi
421 Aralia Ln Jacksonville, FL	3.0	2.5	1492	$1,681	$1.13	21d	1	1.31mi
574 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	14d	1	1.34mi
574 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	23d	1	1.34mi
558 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	21d	1	1.36mi
558 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	14d	1	1.36mi
3000 Coronet Ln Jacksonville, FL	1.0–3.0	1.0–2.0	1017	$1,709	$1.68	23d	5	1.36mi
514 Narnia Ct Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	14d	1	1.36mi
514 Narnia Ct Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	23d	1	1.36mi
513 Narnia Ct Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	4d	1	1.39mi
545 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	23d	1	1.39mi
514 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	14d	1	1.40mi
514 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	23d	1	1.40mi
535 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	23d	1	1.40mi
535 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	14d	1	1.40mi
2613 Sandusky Ave E Jacksonville, FL	3.0	2.0	1116	$1,800	$1.61	7d	1	1.41mi
471 Matilda Ln Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	14d	1	1.45mi
471 Matilda Ln Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	17d	1	1.45mi
487 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	21d	1	1.47mi
487 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	14d	1	1.47mi
451 Matilda Ln Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	14d	1	1.47mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $109,900 Active 49 DOM
2. 2026-06-17
   days on market $109,900 Active 48 DOM
3. 2026-06-16
   days on market $109,900 Active 47 DOM
4. 2026-06-15
   days on market $109,900 Active 46 DOM
5. 2026-06-13
   days on market $109,900 Active 43 DOM
6. 2026-06-10
   pricedays on market $109,900 Active 40 DOM
7. 2026-06-08
   days on market $120,000 Active 39 DOM
8. 2026-06-07
   days on market $120,000 Active 38 DOM
9. 2026-06-05
   days on market $120,000 Active 35 DOM
10. 2026-06-03
    days on market $120,000 Active 34 DOM
11. 2026-06-02
    days on market $120,000 Active 33 DOM
12. 2026-06-01
    days on market $120,000 Active 32 DOM
13. 2026-05-31
    days on market $120,000 Active 31 DOM
14. 2026-05-06
    price $130,000
15. 2026-04-30
    listed $150,000 Active
16. 1990-09-01
    soldstatus $24,909
17. 1984-02-01
    soldstatus $46,300

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $19,998
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − HOA: −$6,000
• − Depreciation: −$3,197
• Taxable loss: −$753
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $865/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): 42,298
• Household income: $61,821
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 3324.0

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 0.67)
• Race & ethnicity: White 51% Black 22% Hispanic / Latino 16% Two or more races 11% Asian 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 4%
• Common ancestry: Italian 2% Lithuanian 2% American 2%
• Foreign-born: 16% · Canada, Vietnam, Philippines
• Languages at home: 78% English-only · Spanish 11% Other Indo-European 3% Arabic 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: ▼ -221.05%
• Current HPI: 296.9579
• Rent YoY: ▼ -0.21%
• 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

+180.8% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $130,000 realMLS
• 2026-04-30 Listed $150,000 realMLS
• 1990-09-01 Sold (Public Records) $24,909 Public Records
• 1984-02-01 Sold (Public Records) $46,300 Public Records

Property tax history

+14.6%/yr

Latest (2025): $129 · +12.8% YoY. Source: county tax records.