614 Oaks Hollow Ct #C3-2 · Jacksonville, FL 32211

$87,500

3 bd · 3.0 ba · 1,429 sqft · Condo public records · 21 Days on market

Built 1973 $575/mo HOA · 35% 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 +19.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing updated condominium ready for family or investment. Assigned parking, back yard, new bathrooms and air handler, tile and laminate throughout. All appliances work but owner willing to purchase new appliances with full price offer.

Key facts

• Kitchen cabinetry
• Vinyl flooring
• Newer windows

Tags

• PRIVACY FENCED BACK YARD
• ENCLOSED COVERED AREA
• KITCHEN CABINETRY
• VINYL FLOORING
• NEWER HVAC
• NEWER WINDOWS

Property features AI

Finance

• HOA & community: Homeowners association with a $575 monthly fee; Not a senior community

Exterior

• Parking: Assigned parking
• Utilities: Cable available
• Home design: Condominium, attached property; Two levels; Entry level: 1
• Construction: Stucco construction; Shingle roof; 2 stories
• Exterior features: Back yard fencing (wood); Paved road access

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (upper-level laundry)
• Flooring: Laminate floors; Vinyl floors
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Washer/dryer stacked; Cable available
• Laundry & utility: Laundry on upper level; Washer/dryer stacked

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $88k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 rising (+2.5%/yr); 142 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 34% of the median local income ($57k/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 $605 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 21 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $67k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,187 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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.
7. 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.
8. 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: 1.86% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-8,276
• Equity at exit: $13,047

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-807
• Equity at exit: $7,565

Cash invested: $24,500 (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 32211

• Rents YoY: 2.5%
• Active inventory: 142
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,628 high
• Mortgage (P&I): −$459
• Tax from tax record: −$116 /mo · $1,392/yr
• Insurance: −$36
• HOA: −$575
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $99

Break-even live

Break-even rent $1,502

Max offer price $87,500

Occupancy floor 89%

Sensitivity live

Price	-10% $149	-5% $124	+0% $99	+5% $75	+10% $50
Rent	-10% $-29	-5% $35	+0% $99	+5% $164	+10% $228
Rate	-1.0pp $144	-0.5pp $122	base $99	+0.5pp $77	+1.0pp $54

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7528 Arlington Expy Jacksonville, FL	1.0–2.0	1.0–2.0	1057	$1,325	$1.25	2d	4	0.07mi
7557 Arlington Expy Jacksonville, FL	1.0–3.0	1.0–2.0	1025	$1,799	$1.76	2d	15	0.21mi
851 Bert Rd #11 Jacksonville, FL	2.0	2.0	991	$1,250	$1.26	24d	1	0.32mi
7201 Arlington Expy Jacksonville, FL	1.0–3.0	1.0–2.0	934	$1,300	$1.39	5d	14	0.35mi
7703 Hare Ave Jacksonville, FL	2.0	1.0	700	$1,099	$1.57	3d	1	0.39mi
7632 Hare Ave Jacksonville, FL	3.0	2.0	1169	$1,690	$1.45	24d	1	0.44mi
7600 Free Ave Jacksonville, FL	3.0	2.0	1229	$1,745	$1.42	24d	1	0.55mi
1135 Bert Rd Jacksonville, FL	1.0–2.0	1.0–1.5	800	$1,200	$1.50	24d	6	0.62mi
8210 Larose Rd Jacksonville, FL	2.0	2.5	1110	$1,695	$1.53	24d	1	0.65mi
8301 Galveston Ave Jacksonville, FL	4.0	2.5	1555	$1,728	$1.11	15d	1	0.66mi
8450 Jasper Ave Jacksonville, FL	4.0	2.5	1635	$1,783	$1.09	8d	1	0.69mi
855 Centennial St Jacksonville, FL	2.0	2.5	1110	$1,400	$1.26	22d	1	0.70mi
840 Gate Run Rd Unit 840 Jacksonville, FL	2.0	2.5	1110	$1,575	$1.42	24d	1	0.71mi
8000 Dandy Ave Jacksonville, FL	3.0	2.0	1330	$1,761	$1.32	8d	1	0.71mi
8514 Kona Ave Jacksonville, FL	3.0	2.0	1266	$1,800	$1.42	3d	1	0.72mi
8308 Free Ave Jacksonville, FL	3.0	2.0	1159	$1,571	$1.36	18d	1	0.74mi
8526 Kona Ave Jacksonville, FL	4.0	2.0	1535	$1,525	$0.99	24d	1	0.74mi
8319 Dandy Ave Jacksonville, FL	2.0	1.0	883	$1,650	$1.87	24d	1	0.81mi
1217 Underhill Dr Jacksonville, FL	2.0	1.0	1100	$1,100	$1.00	24d	5	0.87mi
8816 Jasper Ave Jacksonville, FL	3.0	2.5	1509	$1,708	$1.13	15d	1	0.90mi
8752 India Ave Jacksonville, FL	4.0	2.5	1665	$1,796	$1.08	8d	1	0.90mi
8824 Jasper Ave Jacksonville, FL	4.0	2.5	1665	$1,796	$1.08	8d	1	0.92mi
909 Arlingwood Ave Jacksonville, FL	3.0	2.0	1616	$2,100	$1.30	3d	1	0.94mi
8617 Dandy Ave Jacksonville, FL	4.0	2.5	1555	$1,846	$1.19	24d	1	0.94mi
8623 Dandy Ave Jacksonville, FL	4.0	2.5	1555	$1,846	$1.19	24d	1	0.96mi
1600 Lansdowne Dr Jacksonville, FL	1.0–2.0	1.0	850	$1,049	$1.23	4d	12	0.96mi
6926 Camelot Rd Jacksonville, FL	3.0	2.0	1263	$1,600	$1.27	24d	1	1.02mi
237 Aralia Ln Jacksonville, FL	3.0	2.5	1502	$1,875	$1.25	24d	1	1.10mi
1201 Douglas St Jacksonville, FL	3.0	1.5	1152	$1,325	$1.15	24d	1	1.11mi
1201 Douglas St #4 Jacksonville, FL	2.0	1.5	1154	$1,325	$1.15	24d	1	1.11mi
246 Aralia Ln Jacksonville, FL	3.0	2.5	1502	$1,900	$1.26	24d	1	1.15mi
7118 Pellias Rd Jacksonville, FL	4.0	2.0	1294	$1,700	$1.31	19d	1	1.15mi
926 Cesery Ter Unit 2 Jacksonville, FL	2.0	2.0	1000	$1,445	$1.45	8d	1	1.17mi
9027 Dandy Ave Jacksonville, FL	3.0	2.0	1209	$1,741	$1.44	17d	1	1.18mi
421 Aralia Ln Jacksonville, FL	3.0	2.5	1492	$1,681	$1.13	22d	1	1.19mi
8400 Oden Ave Jacksonville, FL	4.0	2.5	1665	$2,110	$1.27	20d	1	1.24mi
9059 Kipper Dr Jacksonville, FL	3.0	2.0	1618	$2,100	$1.30	8d	1	1.28mi
1356 River Hills Cir E Jacksonville, FL	4.0	2.0	1800	$2,000	$1.11	24d	1	1.29mi
1307 River Hills Cir E #16 Jacksonville, FL	3.0	3.0	1600	$1,670	$1.04	19d	1	1.33mi
1566 Quante Rd Jacksonville, FL	3.0	2.0	1416	$1,674	$1.18	18d	1	1.34mi

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-05-14
   status Pending
2. 2026-04-24
   listed $87,500 Active
3. 2018-03-08
   soldstatus $67,000 Sold 238-char remark

   Show marketing remark (238 chars)

   Amazing updated condominium ready for family or investment. Assigned parking, back yard, new bathrooms and air handler, tile and laminate throughout. All appliances work but owner willing to purchase new appliances with full price offer.

4. 2018-03-08
   status Pending 238-char remark

   Show marketing remark (238 chars)

   Amazing updated condominium ready for family or investment. Assigned parking, back yard, new bathrooms and air handler, tile and laminate throughout. All appliances work but owner willing to purchase new appliances with full price offer.

5. 2018-03-07
   soldstatus $67,000
6. 2018-02-23
   historical Active - Contingent 238-char remark

   Show marketing remark (238 chars)

   Amazing updated condominium ready for family or investment. Assigned parking, back yard, new bathrooms and air handler, tile and laminate throughout. All appliances work but owner willing to purchase new appliances with full price offer.

7. 2018-02-17
   price $70,900 238-char remark

   Show marketing remark (238 chars)

   Amazing updated condominium ready for family or investment. Assigned parking, back yard, new bathrooms and air handler, tile and laminate throughout. All appliances work but owner willing to purchase new appliances with full price offer.

8. 2018-02-16
   price $709,090 238-char remark

   Show marketing remark (238 chars)

   Amazing updated condominium ready for family or investment. Assigned parking, back yard, new bathrooms and air handler, tile and laminate throughout. All appliances work but owner willing to purchase new appliances with full price offer.

9. 2018-02-08
   listed $79,990 Active 238-char remark

   Show marketing remark (238 chars)

   Amazing updated condominium ready for family or investment. Assigned parking, back yard, new bathrooms and air handler, tile and laminate throughout. All appliances work but owner willing to purchase new appliances with full price offer.

10. 2016-12-21
    soldstatus $32,000
11. 2016-12-09
    soldstatus $32,000 Sold 486-char remark

    Show marketing remark (486 chars)

    Investment opportunity ready for profit! Condo is tenant occupied. Current 12 month lease was signed 09/2016. Collect $925 a month! Close proximity to Downtown Jacksonville and easy access to the Arlington Expressway. Seller purchased property as investment via tax deed. Property is being sold AS-IS. SELLER AND AGENT MAKE NO REPRESENTATIONS OR WARRANTIES, UNAWARE OF ANY DEFECTS. Showings scheduled on an appointment basis. HOA is $375/month and includes insurance, water, and sewer.

12. 2016-11-01
    status Pending 486-char remark

    Show marketing remark (486 chars)

    Investment opportunity ready for profit! Condo is tenant occupied. Current 12 month lease was signed 09/2016. Collect $925 a month! Close proximity to Downtown Jacksonville and easy access to the Arlington Expressway. Seller purchased property as investment via tax deed. Property is being sold AS-IS. SELLER AND AGENT MAKE NO REPRESENTATIONS OR WARRANTIES, UNAWARE OF ANY DEFECTS. Showings scheduled on an appointment basis. HOA is $375/month and includes insurance, water, and sewer.

13. 2016-10-12
    listed $36,000 Active 486-char remark

    Show marketing remark (486 chars)

    Investment opportunity ready for profit! Condo is tenant occupied. Current 12 month lease was signed 09/2016. Collect $925 a month! Close proximity to Downtown Jacksonville and easy access to the Arlington Expressway. Seller purchased property as investment via tax deed. Property is being sold AS-IS. SELLER AND AGENT MAKE NO REPRESENTATIONS OR WARRANTIES, UNAWARE OF ANY DEFECTS. Showings scheduled on an appointment basis. HOA is $375/month and includes insurance, water, and sewer.

14. 1986-07-01
    soldstatus $38,000
15. 1979-11-16
    soldstatus $35,000

ⓘ 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: $1,392 · $116/mo
• Projected year-2 tax: $1,392 · $116/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 · 18 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: $19,531
• − Mortgage interest: −$4,901
• − Property taxes: −$1,392
• − Insurance: −$438
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − HOA: −$6,900
• − Depreciation: −$2,545
• Taxable income: $230
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $1,139/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): 36,762
• Household income: $57,021
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 2350.0

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 0.70)
• Race & ethnicity: White 41% Black 33% Hispanic / Latino 15% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Cuban 3%
• Common ancestry: Hispanic 2% Slovak 2% Lithuanian 1%
• Foreign-born: 14% · Canada, Vietnam, Jamaica
• Languages at home: 79% English-only · Spanish 14% 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: ▼ -187.46%
• Current HPI: 330.4724
• Rent YoY: ▲ 2.50%
• 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

+150.0% since first listed

15 events — show timeline

• 2026-05-14 Pending — realMLS
• 2026-04-24 Listed $87,500 realMLS
• 2018-03-08 Sold (MLS) $67,000 realMLS
• 2018-03-08 Pending — realMLS
• 2018-03-07 Sold (Public Records) $67,000 Public Records
• 2018-02-23 Contingent — realMLS
• 2018-02-17 Price Changed $70,900 realMLS
• 2018-02-16 Price Changed $709,090 realMLS
• 2018-02-08 Listed $79,990 realMLS
• 2016-12-21 Sold (Public Records) $32,000 Public Records
• 2016-12-09 Sold (MLS) $32,000 realMLS
• 2016-11-01 Pending — realMLS
• 2016-10-12 Listed $36,000 realMLS
• 1986-07-01 Sold (Public Records) $38,000 Public Records
• 1979-11-16 Sold (Public Records) $35,000 Public Records

Property tax history

+14.1%/yr

Latest (2025): $1,392 · -3.9% YoY. Source: county tax records.