791 Assisi Ln #2204 · Jacksonville, FL 32233

$159,900

2 bd · 1.0 ba · 800 sqft · Condo public records · 75 Days on market

Built 1987 $322/mo HOA · 19% 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 +11.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.5/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

DESIRABLE LOCATION makes this condo a fantastic opportunity in Deerfield Lakes. The navy exchange is within walking distance, the ferry to Fernandina is a one minute drive. NAS MAYPORT and the Jacksonville Beaches are a 5 minute drive. This 2 BED/1 BATH is located on the 1st floor. Upgrades include: tile floor throughout, textured walls, tile surround fireplace, updated kitchen cabinets & appliances, breakfast bar, remodeled bath with floor to ceiling tile & new vanity. The community pool is a convenient to this location as is the boat and RV parking onsite. The exteriors of the buildings have received a fresh coat of paint. Buyers may use CASH or CONVENTIONAL financing and the monthly condo dues are 200.00 per month.

Key facts

• 2022 hvac
• 2022 water heater
• $322 HOA

Tags

• INCOME PRODUCING INVESTMENT
• CERAMIC TILE FLOORING
• WOOD BURNING FIREPLACE
• IN UNIT WASHER AND DRYER
• 2022 HVAC
• 2022 WATER HEATER

Property features AI

Finance

• HOA & community: Association: Deerfield Lakes Condo Assoc. Inc.; Monthly association fee of $322; HOA covers grounds maintenance and trash; Community amenities include dog park, grounds maintenance, and RV/boat storage

Exterior

• Parking: Assigned parking
• Utilities: Public sewer; Cable available
• Home design: Condominium; Property is attached; One level (unit); 2 total stories in building
• Construction: No construction details provided
• Exterior features: Community pool (not private); City street frontage; Asphalt road surface

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Primary bathroom with tub and shower; Wood-burning fireplace
• Laundry & utility: In-unit laundry; Washer and dryer (stacked option listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-46 ($-551/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (5.1% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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.
• Zoned schools: Mayport Elementary School (math 63% / reading 53%, grade C+, #751 of 2,144 statewide, top 36%, 436 students, 44% FRL); Mayport Middle School (math 52% / reading 53%, grade C+, #213 of 571 statewide, top 38%, 833 students, 36% FRL); Duncan U. Fletcher High School (math 32% / reading 57%, grade F, #237 of 667 statewide, top 36%, 2,067 students, 26% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 123 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 75 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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 $5k; list at $160k implies a 3053% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,306 (6.0% 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. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.08% ✓
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.18% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.41×
• Total profit: $-26,553
• Equity at exit: $23,842

10-year hold

• IRR: -5.6%
• Equity multiple: 0.61×
• Total profit: $-17,328
• Equity at exit: $13,825

Cash invested: $44,772 (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 32233

• Rents YoY: 4.2%
• Active inventory: 123
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$839
• Tax from tax record: −$180 /mo · $2,158/yr
• Insurance: −$67
• HOA: −$322
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-46

Break-even live

Break-even rent $1,781

Max offer price $151,791

Occupancy floor 98%

Sensitivity live

Price	-10% $45	-5% $-1	+0% $-46	+5% $-91	+10% $-136
Rent	-10% $-182	-5% $-114	+0% $-46	+5% $22	+10% $90
Rate	-1.0pp $35	-0.5pp $-5	base $-46	+0.5pp $-87	+1.0pp $-129

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1503 Challenger Ct W #1503 Jacksonville, FL	2.0	2.0	864	$1,600	$1.85	19d	1	0.43mi
2548 Americas Cup Cir E Jacksonville, FL	3.0	2.0	1096	$1,895	$1.73	16d	1	0.50mi
2610 State Rd Atlantic Beach, FL	1.0–3.0	1.0–2.0	811	$1,562	$1.92	3d	25	0.53mi
2768 SR-A1A Atlantic Beach, FL	1.0	1.0	660	$1,329	$2.01	6d	10	0.66mi
2160 Mayport Rd Jacksonville, FL	1.0–3.0	1.0–2.0	949	$1,692	$1.78	4d	10	0.70mi
2760 Mayport Rd Jacksonville, FL	2.0	2.0	942	$1,574	$1.67	14d	2	0.79mi
2753 Mayport Rd Jacksonville, FL	1.0–2.0	1.0–2.0	906	$2,350	$2.59	5d	22	0.81mi
2130 Mayport Rd Jacksonville, FL	1.0–3.0	1.0–2.0	984	$1,694	$1.72	3d	21	0.83mi
1171 Mayport Landing Cir Jacksonville, FL	2.0	2.0	980	$1,400	$1.43	25d	1	0.93mi
1273 Mayport Landing Cir Jacksonville, FL	2.0	2.0	1100	$1,595	$1.45	16d	1	1.00mi
93 Lewis St Atlantic Beach, FL	2.0	1.0	750	$1,550	$2.07	25d	1	1.02mi
2337 Seminole Rd Unit C Atlantic Beach, FL	1.0	1.0	800	$4,500	$5.62	4d	1	1.06mi
70 Robert St Atlantic Beach, FL	2.0	2.0	990	$2,400	$2.42	19d	1	1.09mi
1930 Park St Atlantic Beach, FL	2.0	1.0	612	$1,245	$2.03	25d	1	1.11mi
696 Kestner Rd Atlantic Beach, FL	2.0	1.0	700	$1,750	$2.50	25d	1	1.19mi
1881 Beach Ave Unit 1881-1 Atlantic Beach, FL	2.0	1.0	1000	$2,800	$2.80	4d	1	1.19mi
826 Amberjack Ln Atlantic Beach, FL	3.0	2.0	975	$1,800	$1.85	9d	1	1.40mi
826 Amberjack Ln Atlantic Beach, FL	3.0	2.0	975	$1,800	$1.85	16d	1	1.40mi
91 W 11th St Atlantic Beach, FL	1.0	1.0	576	$1,128	$1.96	4d	2	1.46mi

HOA detail condo

• Monthly dues: $322 · $3,864/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-21
   days on market $159,900 Active 75 DOM
2. 2026-06-18
   days on market $159,900 Active 72 DOM
3. 2026-06-17
   days on market $159,900 Active 71 DOM
4. 2026-06-16
   days on market $159,900 Active 70 DOM
5. 2026-06-15
   days on market $159,900 Active 69 DOM
6. 2026-06-13
   days on market $159,900 Active 66 DOM
7. 2026-06-10
   days on market $159,900 Active 63 DOM
8. 2026-06-08
   days on market $159,900 Active 62 DOM
9. 2026-06-07
   days on market $159,900 Active 61 DOM
10. 2026-06-05
    days on market $159,900 Active 58 DOM
11. 2026-06-03
    days on market $159,900 Active 57 DOM
12. 2026-06-02
    days on market $159,900 Active 56 DOM
13. 2026-06-01
    days on market $159,900 Active 55 DOM
14. 2026-05-31
    days on market $159,900 Active 54 DOM
15. 2026-04-07
    listed $159,900 Active
16. 2026-03-08
    listed $1,400
17. 2026-03-01
    historical $1,400
18. 2025-11-20
    price $1,400
19. 2025-10-01
    price $1,500
20. 2025-09-23
    price $1,550
21. 2025-09-18
    listed $1,500
22. 2024-02-27
    soldstatus $5,071
23. 2020-12-31
    soldstatus $90,000 Sold 742-char remark

    Show marketing remark (742 chars)

    DESIRABLE LOCATION makes this condo a fantastic opportunity in Deerfield Lakes. The navy exchange is within walking distance, the ferry to Fernandina is a one minute drive. NAS MAYPORT and the Jacksonville Beaches are a 5 minute drive. This 2 BED/1 BATH is located on the 1st floor. Upgrades include: tile floor throughout, textured walls, tile surround fireplace, updated kitchen cabinets & appliances, breakfast bar, remodeled bath with floor to ceiling tile & new vanity. The community pool is a convenient to this location as is the boat and RV parking onsite. The exteriors of the buildings have received a fresh coat of paint. Buyers may use CASH or CONVENTIONAL financing and the monthly condo dues are 200.00 per month.

24. 2020-12-19
    status Pending 742-char remark

    Show marketing remark (742 chars)

    DESIRABLE LOCATION makes this condo a fantastic opportunity in Deerfield Lakes. The navy exchange is within walking distance, the ferry to Fernandina is a one minute drive. NAS MAYPORT and the Jacksonville Beaches are a 5 minute drive. This 2 BED/1 BATH is located on the 1st floor. Upgrades include: tile floor throughout, textured walls, tile surround fireplace, updated kitchen cabinets & appliances, breakfast bar, remodeled bath with floor to ceiling tile & new vanity. The community pool is a convenient to this location as is the boat and RV parking onsite. The exteriors of the buildings have received a fresh coat of paint. Buyers may use CASH or CONVENTIONAL financing and the monthly condo dues are 200.00 per month.

25. 2020-12-18
    listed $99,900 Active 742-char remark

    Show marketing remark (742 chars)

    DESIRABLE LOCATION makes this condo a fantastic opportunity in Deerfield Lakes. The navy exchange is within walking distance, the ferry to Fernandina is a one minute drive. NAS MAYPORT and the Jacksonville Beaches are a 5 minute drive. This 2 BED/1 BATH is located on the 1st floor. Upgrades include: tile floor throughout, textured walls, tile surround fireplace, updated kitchen cabinets & appliances, breakfast bar, remodeled bath with floor to ceiling tile & new vanity. The community pool is a convenient to this location as is the boat and RV parking onsite. The exteriors of the buildings have received a fresh coat of paint. Buyers may use CASH or CONVENTIONAL financing and the monthly condo dues are 200.00 per month.

26. 2017-05-04
    soldstatus $66,000
27. 2017-05-01
    soldstatus $66,000 Sold 81-char remark

    Show marketing remark (81 chars)

    Cute 2 bedroom 1 bath condo in Atlantic Beach just a short distance to the Ocean.

28. 2017-04-28
    status Pending 81-char remark

    Show marketing remark (81 chars)

    Cute 2 bedroom 1 bath condo in Atlantic Beach just a short distance to the Ocean.

29. 2017-04-17
    listed Active - Contingent 81-char remark

    Show marketing remark (81 chars)

    Cute 2 bedroom 1 bath condo in Atlantic Beach just a short distance to the Ocean.

30. 2011-09-14
    historical
31. 2011-09-13
    soldstatus $25,000
32. 2009-08-06
    listed $30,000
33. 2009-07-31
    historical
34. 2009-02-04
    listed $89,500
35. 1990-04-01
    soldstatus $38,700
36. 1987-06-01
    soldstatus $53,680

ⓘ 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: $2,158 · $180/mo
• Projected year-2 tax: $2,158 · $180/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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,675
• − Mortgage interest: −$8,957
• − Property taxes: −$2,158
• − Insurance: −$800
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − HOA: −$3,864
• − Depreciation: −$4,652
• Taxable loss: −$3,063
• Est. tax savings @ 24.0%: +$735
• After-tax cash flow: $184/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): 24,633
• Household income: $89,185
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 879.0

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 (73%)
• Race & ethnicity: White 73% Two or more races 10% Hispanic / Latino 9% Black 8% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 92% English-only · Spanish 5% Tagalog/Filipino 1% Other Indo-European 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: ▼ -560.12%
• Current HPI: 347.9004
• Rent YoY: ▲ 4.18%
• 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

+197.9% since first listed

22 events — show timeline

• 2026-04-07 Listed $159,900 realMLS
• 2026-03-08 Listed for Rent $1,400 NEFLMLS
• 2026-03-01 Rental Removed $1,400 NEFLMLS
• 2025-11-20 Price Changed $1,400 NEFLMLS
• 2025-10-01 Price Changed $1,500 NEFLMLS
• 2025-09-23 Price Changed $1,550 NEFLMLS
• 2025-09-18 Listed for Rent $1,500 NEFLMLS
• 2024-02-27 Sold (Public Records) $5,071 Public Records
• 2020-12-31 Sold (MLS) $90,000 realMLS
• 2020-12-19 Pending — realMLS
• 2020-12-18 Listed $99,900 realMLS
• 2017-05-04 Sold (Public Records) $66,000 Public Records
• 2017-05-01 Sold (MLS) $66,000 realMLS
• 2017-04-28 Pending — realMLS
• 2017-04-17 Listed — realMLS
• 2011-09-14 Listing Removed — realMLS
• 2011-09-13 Sold (MLS) $25,000 realMLS
• 2009-08-06 Listed $30,000 realMLS
• 2009-07-31 Listing Removed — realMLS
• 2009-02-04 Listed $89,500 realMLS
• 1990-04-01 Sold (Public Records) $38,700 Public Records
• 1987-06-01 Sold (Public Records) $53,680 Public Records

Property tax history

+14.5%/yr

Latest (2025): $2,158 · +12.7% YoY. Source: county tax records.