5050 Playpen Dr #8 · Jacksonville, FL 32210

$127,000

3 bd · 2.0 ba · 1,157 sqft · Condo · 75 Days on market

Built 2006 $282/mo HOA · 20% 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 +11.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

First-floor corner-unit condo • 2026 Water Heater • New luxury vinyl plank flooring • Patio with storage • In-unit washer and dryer First-floor corner-unit condo in Timber Run offering 3 bedrooms, 2 bathrooms, and 1,157 sq ft of living space. Open living and dining area with newly installed luxury vinyl plank flooring. Sliding glass doors leading to a covered patio with a locked exterior storage closet. U-shaped kitchen with wood cabinetry, electric range, microwave, dishwasher, and refrigerator. Primary bedroom includes a walk-in closet with an en-suite bathroom with tub/shower combo. Two additional bedrooms and a second full bathroom provide flexible space for hom

Key facts

• Covered patio
• Patio with storage
• U shaped kitchen

Tags

• FIRST FLOOR CORNER UNIT
• PATIO WITH STORAGE
• IN UNIT WASHER AND DRYER
• COVERED PATIO
• LOCKED EXTERIOR STORAGE CLOSET
• U SHAPED KITCHEN

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $282; Not a senior community

Exterior

• Parking: Additional parking; Parking lot; Unassigned parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; Two-story building; Property is attached; One level unit
• Exterior features: Covered rear porch

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Pantry; Primary bathroom with tub and shower; Primary bedroom on main floor; Split bedroom floorplan; Walk-in closet(s)
• Laundry & utility: Washer and dryer included (stacked); Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $127k.

Deal economics

• At list price, monthly cash flow is $-52 ($-624/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (5.9% below list).
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $119k (6.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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: Gregory Drive Elementary School (math 26% / reading 23%, grade F, #2,037 of 2,144 statewide, top 96%, 530 students, 76% FRL); Charger Academy (math 33% / reading 26%, grade F, #469 of 571 statewide, top 84%, 961 students, 71% FRL); Westside High School (math 26% / reading 19%, grade F, #539 of 667 statewide, top 81%, 1,583 students, 63% FRL) — zoned schools average 70% FRL vs 49% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 46% district-wide (-20 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.1%/yr); 441 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $878 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

• It's been on market 75 days — a 6% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 20% 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 $119,380 (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: 1.10% ✓
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.11% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.30×
• Total profit: $-24,940
• Equity at exit: $18,936

10-year hold

• IRR: -15.8%
• Equity multiple: 0.15×
• Total profit: $-30,206
• Equity at exit: $10,981

Cash invested: $35,560 (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 32210

• Rents YoY: 2.1%
• Active inventory: 441
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$666
• Tax est. 1.5%: −$159 /mo · $1,905/yr
• Insurance: −$53
• HOA: −$282
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-52

Break-even live

Break-even rent $1,468

Max offer price $119,480

Occupancy floor 99%

Sensitivity live

Price	-10% $36	-5% $-8	+0% $-52	+5% $-96	+10% $-140
Rent	-10% $-163	-5% $-107	+0% $-52	+5% $3	+10% $59
Rate	-1.0pp $12	-0.5pp $-20	base $-52	+0.5pp $-85	+1.0pp $-118

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5150 Playpen Dr Unit 2-1 Jacksonville, FL	3.0	2.0	1157	$1,225	$1.06	6d	1	0.06mi
5150 Playpen Dr #4 Jacksonville, FL	2.0	2.0	1118	$1,200	$1.07	23d	1	0.07mi
4807 Playpen Dr Jacksonville, FL	2.0	2.5	1204	$1,322	$1.10	5d	1	0.10mi
7880 Playschool Ln Jacksonville, FL	3.0	2.5	1339	$1,495	$1.12	18d	1	0.11mi
7840 Playschool Ln Jacksonville, FL	3.0	2.5	1339	$1,398	$1.04	16d	1	0.12mi
7800 Playschool Ln Jacksonville, FL	3.0	2.5	1339	$1,361	$1.02	16d	1	0.16mi
7796 Playschool Ln Jacksonville, FL	3.0	2.5	1339	$1,375	$1.03	25d	1	0.16mi
5120 Westchase Ct #1 Jacksonville, FL	2.0	1.5	729	$945	$1.30	25d	1	0.19mi
5018 Westchase Ct Unit 3 Jacksonville, FL	2.0	1.0	729	$995	$1.36	25d	1	0.19mi
5136 Westchase Ct Unit 2 Jacksonville, FL	2.0	1.0	729	$950	$1.30	25d	1	0.19mi
4706 Playpen Dr Jacksonville, FL	2.0	2.5	1330	$1,321	$0.99	9d	1	0.19mi
5144 Westchase Ct Unit 1 Jacksonville, FL	2.0	1.0	750	$800	$1.07	25d	1	0.19mi
5224 Westchase Ct #3 Jacksonville, FL	2.0	1.0	776	$896	$1.15	21d	1	0.20mi
7911 Melvin Rd Jacksonville, FL	3.0	2.5	1471	$1,740	$1.18	3d	1	0.22mi
5324 Westchase Ct Jacksonville, FL	2.0	1.0	729	$995	$1.36	6d	1	0.22mi
5035 Westchase Ct Apt 2 Jacksonville, FL	2.0	1.0	800	$1,195	$1.49	9d	1	0.22mi
7765 Highchair Ln Jacksonville, FL	2.0	2.5	1204	$1,375	$1.14	16d	1	0.23mi
7887 Melvin Rd Jacksonville, FL	2.0	2.5	1153	$1,600	$1.39	25d	1	0.23mi
5332 Westchase Ct Unit 1 Jacksonville, FL	2.0	1.0	900	$1,450	$1.61	16d	1	0.23mi
5147 Westchase Ct Apt 1 Jacksonville, FL	2.0	1.0	729	$950	$1.30	25d	1	0.23mi
7875 Melvin Rd Jacksonville, FL	3.0	2.5	1464	$1,650	$1.13	6d	1	0.24mi
7818 Melvin Rd Jacksonville, FL	2.0	2.5	1153	$1,400	$1.21	5d	1	0.24mi
7806 Melvin Rd Jacksonville, FL	2.0	2.5	1200	$1,395	$1.16	18d	1	0.25mi
7806 Melvin Rd Jacksonville, FL	2.0	2.5	1153	$1,295	$1.12	9d	1	0.25mi
5327 Westchase Ct Unit 2 Jacksonville, FL	2.0	1.0	728	$1,150	$1.58	16d	1	0.25mi
5128 Indian Lakes Ct Jacksonville, FL	2.0	2.0	926	$995	$1.07	14d	1	0.26mi
5143 Indian Lakes Ct Jacksonville, FL	2.0	2.0	920	$995	$1.08	14d	1	0.31mi
5122 Ricker Rd Unit 2 Jacksonville, FL	2.0	2.0	926	$995	$1.07	25d	1	0.33mi
7607 Indian Lakes Dr #1 Jacksonville, FL	2.0	2.0	926	$986	$1.06	18d	1	0.34mi
8050 103rd St Jacksonville, FL	1.0–3.0	1.0–2.0	1025	$1,575	$1.54	3d	11	0.34mi
7707 Falcon St Jacksonville, FL	4.0	2.0	1300	$2,000	$1.54	19d	1	0.40mi
7901 Austin Rd Jacksonville, FL	3.0	2.0	1268	$1,815	$1.43	25d	1	0.45mi
7559 Proxima Rd Jacksonville, FL	3.0	2.0	1308	$1,499	$1.15	25d	1	0.47mi
7948 Austin Rd Jacksonville, FL	3.0	2.0	1335	$1,775	$1.33	6d	1	0.48mi
8148 Metto Rd Jacksonville, FL	3.0	2.0	1209	$1,576	$1.30	5d	1	0.49mi
7665 Jana Ln S Jacksonville, FL	3.0	2.0	1193	$1,400	$1.17	25d	1	0.49mi
5521 Ricker Rd Jacksonville, FL	1.0–2.0	1.0	700	$1,200	$1.71	6d	13	0.50mi
7947 Renault Dr Jacksonville, FL	3.0	2.0	1285	$1,500	$1.17	19d	1	0.50mi
7978 Renault Dr Jacksonville, FL	3.0	2.0	1080	$1,850	$1.71	25d	1	0.54mi
4418 Melissa Ct W Jacksonville, FL	3.0	2.5	1386	$1,300	$0.94	25d	1	0.55mi

HOA detail condo

• Monthly dues: $282 · $3,384/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $127,000 Active 75 DOM
2. 2026-06-18
   days on market $127,000 Active 72 DOM
3. 2026-06-17
   days on market $127,000 Active 71 DOM
4. 2026-06-16
   days on market $127,000 Active 70 DOM
5. 2026-06-15
   days on market $127,000 Active 69 DOM
6. 2026-06-13
   days on market $127,000 Active 66 DOM
7. 2026-06-10
   days on market $127,000 Active 63 DOM
8. 2026-06-08
   days on market $127,000 Active 62 DOM
9. 2026-06-07
   pricedays on market $127,000 Active 61 DOM
10. 2026-06-05
    days on market $129,900 Active 58 DOM
11. 2026-06-03
    days on market $129,900 Active 57 DOM
12. 2026-06-02
    days on market $129,900 Active 56 DOM
13. 2026-06-01
    days on market $129,900 Active 55 DOM
14. 2026-05-31
    days on market $129,900 Active 54 DOM
15. 2026-05-04
    status Pending
16. 2026-04-21
    price $129,900
17. 2026-03-14
    listed $134,900 Active
18. 2026-01-01
    historical $1,148
19. 2025-12-10
    price $1,148
20. 2025-11-26
    price $1,221
21. 2025-11-19
    price $1,321
22. 2025-11-04
    price $1,378
23. 2025-10-18
    price $1,450
24. 2025-09-19
    listed $1,498

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,826
• − Mortgage interest: −$7,114
• − Property taxes: −$1,905
• − Insurance: −$635
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − HOA: −$3,384
• − Depreciation: −$3,695
• Taxable loss: −$2,599
• Est. tax savings @ 24.0%: +$624
• After-tax cash flow: $0/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): 65,729
• Household income: $61,050
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 3605.0

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 0.65)
• Race & ethnicity: White 43% Black 38% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Hispanic 2% Italian 1%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 7% 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: ▼ -314.81%
• Current HPI: 281.2688
• Rent YoY: ▲ 2.11%
• 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

+8571.6% since first listed

10 events — show timeline

• 2026-05-04 Pending — realMLS
• 2026-04-21 Price Changed $129,900 realMLS
• 2026-03-14 Listed $134,900 realMLS
• 2026-01-01 Rental Removed $1,148 TENANTTURNER2
• 2025-12-10 Price Changed $1,148 TENANTTURNER2
• 2025-11-26 Price Changed $1,221 TENANTTURNER2
• 2025-11-19 Price Changed $1,321 TENANTTURNER2
• 2025-11-04 Price Changed $1,378 TENANTTURNER2
• 2025-10-18 Price Changed $1,450 TENANTTURNER2
• 2025-09-19 Listed for Rent $1,498 TENANTTURNER2