1604 Arcadia Dr #105 · Jacksonville, FL 32207

$105,000

2 bd · 2.0 ba · 1,155 sqft · Condo public records · 102 Days on market

Built 1986 $427/mo HOA · 26% 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 +23.8/30.0
• 1% rule +10.0/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 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

Enjoy relaxing on your private balcony in the quiet Rose Creek community! This condo features an open floor plan, with a breakfast bar and a cozy wood burning fireplace. Additionally, bedrooms offer large closets with plenty of storage space. A new dishwasher was recently installed, and HVAC is only 2 years old. Rose Creek Condominiums blends indoor and outdoor living with beautiful trees and a community pool that is just minutes away from San Marco and Downtown Jacksonville! Set up a showing today.

Key facts

• New washer dryer
• New water heater
• New roof

Tags

• PRIVATE 3RD FLOOR END UNIT
• LARGE OPEN FLOOR PLAN
• WOOD BURNING FIREPLACE
• NEW ROOF
• NEW WATER HEATER
• NEW WASHER DRYER

Property features AI

Finance

• HOA & community: Has association (Rose Creek Condominium Association); Monthly association fee; Association fee includes water, sewer, and trash; Community clubhouse; Jogging path; Community pool

Exterior

• Parking: Parking lot
• Security: Smoke detector(s)
• Utilities: Public sewer; Cable connected; Electricity connected
• Home design: Condominium; One level; Part of a 3-story building; Property attached
• Construction: Shingle roof
• Exterior features: Balcony; Cul-de-sac lot; Wooded lot; Asphalt road access; Community pool (not private)

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Ceiling fan(s); Open floorplan; Wood burning fireplace (1 total)
• Laundry & utility: In-unit laundry with washer and dryer hookups; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 $726 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 102 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $105k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% 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 $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.54% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.24%
• DSCR: 1.37
• GRM: 5.4

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: -8.3%
• Equity multiple: 0.71×
• Total profit: $-8,644
• Equity at exit: $15,656

10-year hold

• IRR: -5.3%
• Equity multiple: 0.72×
• Total profit: $-8,284
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,615 high
• Mortgage (P&I): −$551
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$44
• HOA: −$427
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $202

Break-even live

Break-even rent $1,359

Max offer price $105,000

Occupancy floor 82%

Sensitivity live

Price	-10% $261	-5% $232	+0% $202	+5% $172	+10% $143
Rent	-10% $74	-5% $138	+0% $202	+5% $266	+10% $330
Rate	-1.0pp $255	-0.5pp $229	base $202	+0.5pp $175	+1.0pp $147

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1561 Arcadia Dr Jacksonville, FL	2.0	2.0	1049	$1,800	$1.72	24d	1	0.10mi
1542 Arcadia Dr Jacksonville, FL	2.0	1.0–2.0	740	$1,876	$2.54	2d	9	0.12mi
5316 Stetson Rd Jacksonville, FL	3.0	2.0	1297	$2,021	$1.56	24d	1	0.41mi
5551 Auburn Rd Jacksonville, FL	2.0	1.0–2.0	880	$1,399	$1.59	4d	14	0.46mi
2104 Jernigan Rd Unit 3 Jacksonville, FL	2.0	1.0	907	$999	$1.10	5d	1	0.66mi
1543 Peachtree Cir N Jacksonville, FL	3.0	2.0	1335	$1,750	$1.31	24d	1	0.70mi
2344 Johnson Ave Jacksonville, FL	3.0	2.0	1016	$1,495	$1.47	5d	1	0.81mi
6408 San Jose Blvd W Jacksonville, FL	1.0	1.0	900	$1,150	$1.28	4d	1	0.90mi
2037 Sessions Ln Jacksonville, FL	3.0	2.0	1159	$1,541	$1.33	3d	1	0.91mi
2222 Thomas Ct Jacksonville, FL	3.0	2.0	1254	$1,750	$1.40	24d	1	0.92mi
2815 Robert St Jacksonville, FL	3.0	2.0	1200	$1,723	$1.44	2d	1	1.01mi
1720 Brooker Rd Jacksonville, FL	3.0	1.0	960	$1,231	$1.28	3d	1	1.03mi
4296 Gilbert St Jacksonville, FL	3.0	2.5	1201	$1,798	$1.50	11d	1	1.12mi
1517 Greenridge Rd Unit 1 Jacksonville, FL	1.0	1.0	750	$1,065	$1.42	8d	1	1.16mi
3603 Morton St Unit 1 Jacksonville, FL	1.0	1.0	900	$1,100	$1.22	22d	1	1.35mi
3604 Morton St Jacksonville, FL	2.0	1.0	834	$1,225	$1.47	24d	1	1.37mi
3532 Fleet St Jacksonville, FL	3.0	2.0	1008	$1,700	$1.69	24d	1	1.41mi
1653 Sheridan St Jacksonville, FL	2.0	1.5	720	$1,200	$1.67	21d	1	1.41mi
2042 Sheridan St Jacksonville, FL	3.0	2.0	1330	$1,736	$1.31	5d	1	1.42mi
7008 Ponce de Leon Ave Jacksonville, FL	3.0	1.5	1100	$1,337	$1.22	8d	3	1.43mi
3534 Smithfield St Jacksonville, FL	4.0	1.0–2.0	1200	$1,475	$1.23	24d	15	1.46mi
3696 Morton St Jacksonville, FL	2.0	1.0	924	$1,200	$1.30	4d	1	1.49mi
3411 Hendricks Ave Unit 4 Jacksonville, FL	2.0	1.0	950	$1,200	$1.26	18d	1	1.50mi

HOA detail condo

• Monthly dues: $427 · $5,124/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $105,000 Active 102 DOM
2. 2026-06-17
   days on market $105,000 Active 101 DOM
3. 2026-06-16
   days on market $105,000 Active 100 DOM
4. 2026-06-15
   days on market $105,000 Active 99 DOM
5. 2026-06-13
   days on market $105,000 Active 96 DOM
6. 2026-06-10
   days on market $105,000 Active 93 DOM
7. 2026-06-08
   days on market $105,000 Active 92 DOM
8. 2026-06-07
   days on market $105,000 Active 91 DOM
9. 2026-06-03
   days on market $105,000 Active 87 DOM
10. 2026-06-02
    days on market $105,000 Active 86 DOM
11. 2026-06-01
    days on market $105,000 Active 85 DOM
12. 2026-05-31
    days on market $105,000 Active 84 DOM
13. 2026-05-15
    price $105,000
14. 2026-03-08
    listed $115,000 Active
15. 2024-12-31
    historical 505-char remark

    Show marketing remark (505 chars)

    Enjoy relaxing on your private balcony in the quiet Rose Creek community! This condo features an open floor plan, with a breakfast bar and a cozy wood burning fireplace. Additionally, bedrooms offer large closets with plenty of storage space. A new dishwasher was recently installed, and HVAC is only 2 years old. Rose Creek Condominiums blends indoor and outdoor living with beautiful trees and a community pool that is just minutes away from San Marco and Downtown Jacksonville! Set up a showing today.

16. 2024-08-31
    status Active 505-char remark

    Show marketing remark (505 chars)

    Enjoy relaxing on your private balcony in the quiet Rose Creek community! This condo features an open floor plan, with a breakfast bar and a cozy wood burning fireplace. Additionally, bedrooms offer large closets with plenty of storage space. A new dishwasher was recently installed, and HVAC is only 2 years old. Rose Creek Condominiums blends indoor and outdoor living with beautiful trees and a community pool that is just minutes away from San Marco and Downtown Jacksonville! Set up a showing today.

17. 2024-08-30
    historical 505-char remark

    Show marketing remark (505 chars)

    Enjoy relaxing on your private balcony in the quiet Rose Creek community! This condo features an open floor plan, with a breakfast bar and a cozy wood burning fireplace. Additionally, bedrooms offer large closets with plenty of storage space. A new dishwasher was recently installed, and HVAC is only 2 years old. Rose Creek Condominiums blends indoor and outdoor living with beautiful trees and a community pool that is just minutes away from San Marco and Downtown Jacksonville! Set up a showing today.

18. 2024-08-19
    price $139,000 505-char remark

    Show marketing remark (505 chars)

    Enjoy relaxing on your private balcony in the quiet Rose Creek community! This condo features an open floor plan, with a breakfast bar and a cozy wood burning fireplace. Additionally, bedrooms offer large closets with plenty of storage space. A new dishwasher was recently installed, and HVAC is only 2 years old. Rose Creek Condominiums blends indoor and outdoor living with beautiful trees and a community pool that is just minutes away from San Marco and Downtown Jacksonville! Set up a showing today.

19. 2024-04-10
    price $140,000 505-char remark

    Show marketing remark (505 chars)

    Enjoy relaxing on your private balcony in the quiet Rose Creek community! This condo features an open floor plan, with a breakfast bar and a cozy wood burning fireplace. Additionally, bedrooms offer large closets with plenty of storage space. A new dishwasher was recently installed, and HVAC is only 2 years old. Rose Creek Condominiums blends indoor and outdoor living with beautiful trees and a community pool that is just minutes away from San Marco and Downtown Jacksonville! Set up a showing today.

20. 2024-03-26
    status Active 505-char remark

    Show marketing remark (505 chars)

    Enjoy relaxing on your private balcony in the quiet Rose Creek community! This condo features an open floor plan, with a breakfast bar and a cozy wood burning fireplace. Additionally, bedrooms offer large closets with plenty of storage space. A new dishwasher was recently installed, and HVAC is only 2 years old. Rose Creek Condominiums blends indoor and outdoor living with beautiful trees and a community pool that is just minutes away from San Marco and Downtown Jacksonville! Set up a showing today.

21. 2024-03-18
    historical 505-char remark

    Show marketing remark (505 chars)

    Enjoy relaxing on your private balcony in the quiet Rose Creek community! This condo features an open floor plan, with a breakfast bar and a cozy wood burning fireplace. Additionally, bedrooms offer large closets with plenty of storage space. A new dishwasher was recently installed, and HVAC is only 2 years old. Rose Creek Condominiums blends indoor and outdoor living with beautiful trees and a community pool that is just minutes away from San Marco and Downtown Jacksonville! Set up a showing today.

22. 2024-03-05
    price $145,000 505-char remark

    Show marketing remark (505 chars)

    Enjoy relaxing on your private balcony in the quiet Rose Creek community! This condo features an open floor plan, with a breakfast bar and a cozy wood burning fireplace. Additionally, bedrooms offer large closets with plenty of storage space. A new dishwasher was recently installed, and HVAC is only 2 years old. Rose Creek Condominiums blends indoor and outdoor living with beautiful trees and a community pool that is just minutes away from San Marco and Downtown Jacksonville! Set up a showing today.

23. 2024-02-13
    listed $150,000 Active 505-char remark

    Show marketing remark (505 chars)

    Enjoy relaxing on your private balcony in the quiet Rose Creek community! This condo features an open floor plan, with a breakfast bar and a cozy wood burning fireplace. Additionally, bedrooms offer large closets with plenty of storage space. A new dishwasher was recently installed, and HVAC is only 2 years old. Rose Creek Condominiums blends indoor and outdoor living with beautiful trees and a community pool that is just minutes away from San Marco and Downtown Jacksonville! Set up a showing today.

24. 2017-04-10
    soldstatus $68,000
25. 2017-04-05
    soldstatus $68,000 Sold 409-char remark

    Show marketing remark (409 chars)

    Location! Less than 3 miles to the San Marco Square and walking distance to other restaurants and shops! Check out this well-maintained condo in a quiet community. This condo features an open floor plan with a porch overlooking a creek off the St. Johns River and a beautiful community pool. Other features include large bedroom closets, plenty of storage space, washer and dryer and a wood burning fireplace.

26. 2017-03-06
    status Pending 409-char remark

    Show marketing remark (409 chars)

    Location! Less than 3 miles to the San Marco Square and walking distance to other restaurants and shops! Check out this well-maintained condo in a quiet community. This condo features an open floor plan with a porch overlooking a creek off the St. Johns River and a beautiful community pool. Other features include large bedroom closets, plenty of storage space, washer and dryer and a wood burning fireplace.

27. 2017-02-04
    historical Active - Contingent 409-char remark

    Show marketing remark (409 chars)

    Location! Less than 3 miles to the San Marco Square and walking distance to other restaurants and shops! Check out this well-maintained condo in a quiet community. This condo features an open floor plan with a porch overlooking a creek off the St. Johns River and a beautiful community pool. Other features include large bedroom closets, plenty of storage space, washer and dryer and a wood burning fireplace.

28. 2017-01-18
    listed $66,000 Active 409-char remark

    Show marketing remark (409 chars)

    Location! Less than 3 miles to the San Marco Square and walking distance to other restaurants and shops! Check out this well-maintained condo in a quiet community. This condo features an open floor plan with a porch overlooking a creek off the St. Johns River and a beautiful community pool. Other features include large bedroom closets, plenty of storage space, washer and dryer and a wood burning fireplace.

29. 2016-12-22
    soldstatus $28,000
30. 1993-03-26
    soldstatus $30,000
31. 1990-02-05
    soldstatus $2,600,000

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$242/yr (+$20/mo · 38.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% 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 10/10 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: $19,379
• − Mortgage interest: −$5,882
• − Property taxes: −$629
• − Insurance: −$525
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − HOA: −$5,124
• − Depreciation: −$3,055
• Taxable income: $1,064
• Est. tax owed @ 24.0%: −$255
• After-tax cash flow: $2,168/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

-96.0% since first listed

19 events — show timeline

• 2026-05-15 Price Changed $105,000 realMLS
• 2026-03-08 Listed $115,000 realMLS
• 2024-12-31 Listing Removed — realMLS
• 2024-08-31 Relisted — realMLS
• 2024-08-30 Listing Removed — realMLS
• 2024-08-19 Price Changed $139,000 realMLS
• 2024-04-10 Price Changed $140,000 realMLS
• 2024-03-26 Relisted — realMLS
• 2024-03-18 Listing Removed — realMLS
• 2024-03-05 Price Changed $145,000 realMLS
• 2024-02-13 Listed $150,000 realMLS
• 2017-04-10 Sold (Public Records) $68,000 Public Records
• 2017-04-05 Sold (MLS) $68,000 realMLS
• 2017-03-06 Pending — realMLS
• 2017-02-04 Contingent — realMLS
• 2017-01-18 Listed $66,000 realMLS
• 2016-12-22 Sold (Public Records) $28,000 Public Records
• 1993-03-26 Sold (Public Records) $30,000 Public Records
• 1990-02-05 Sold (Public Records) $2,600,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $629 · +1.7% YoY. Source: county tax records.