5223 Brighton Park Ln · Jacksonville, FL 32210

$180,000

3 bd · 3.0 ba · 1,472 sqft · SingleFamily public records · 109 Days on market

Built 2005 2,613 sqft lot Est $272k · 34% under $203/mo HOA · 11% 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).

• ARV discount +15.0/15.0
• Cash flow +10.9/30.0
• 1% rule +4.9/10.0
• 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 MLS

Tucked away in a quiet cul-de-sac, this charming townhome offers the perfect mix of comfort and convenience. With 3 spacious bedrooms and 2.5 bathrooms, it's designed to fit the needs of modern living. Step inside and you'll be welcomed by a bright, open foyer with soaring ceilings that make the home feel instantly inviting. The main level features an easy-flow layout where the living room, dining area, and kitchen all come together-great for both everyday life and gathering with friends. The kitchen is thoughtfully designed with plenty of counter space and stylish finishes, making cooking and entertaining a joy. Large windows throughout bring in natural light, filling the home with a warm and cheerful atmosphere. Upstairs, you'll find three comfortable and spacious bedrooms, including a relaxing primary suite. A convenient upstairs laundry makes chores a breeze.

Key facts

• $203 HOA
• Garage
• Built 2005

Property features AI

Finance

• HOA & community: Homeowners association with quarterly fee of $610; Not a senior community

Exterior

• Parking: 1-car garage with garage door opener; Has garage
• Utilities: Electricity available; Water available
• Home design: Townhouse; Two levels; Attached property
• Exterior features: Lot approximately 0.06 acres; No private pool

Interior

• Kitchen: Electric cooktop; Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open to central air and heating; Residential use
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-78 ($-933/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (0.6% below list).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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 (+2.1%/yr); 441 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 35% of the median local income ($61k/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 $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 109 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $132k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $163,800 (9.0% 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 109 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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?
8. 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.
9. 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.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $272,320
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5256 Sawmill Point Way #6	0.14mi	4/2.0 (+1)	1,461 (-1%)	10mo	$265,000	$181	75
5238 Sawmill Point Way #3	0.14mi	4/2.0 (+1)	1,461 (-1%)	10mo	$269,900	$185	75
5338 Walkers Ridge Dr	0.16mi	3/2.5	1,547 (+5%)	15mo	$270,000	$175	70
5292 Sawmill Point Way	0.21mi	4/2.0 (+1)	1,461 (-1%)	14mo	$284,990	$195	69
5247 Walkers Ridge Dr	0.12mi	3/2.0	1,380 (-6%)	14mo	$246,000	$178	68
5226 Sawmill Pt Way	0.14mi	4/2.0 (+1)	1,461 (-1%)	23mo	$279,900	$192	64
10302 103rd St	0.66mi	4/2.0 (+1)	1,483 (+1%)	1mo	$130,000	$88	58
5036 Monroe Smith Rd	0.30mi	4/2.5 (+1)	1,608 (+9%)	9mo	$330,000	$205	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -20.4%
• Equity multiple: 0.30×
• Total profit: $-35,528
• Equity at exit: $26,839

10-year hold

• IRR: -15.8%
• Equity multiple: 0.15×
• Total profit: $-42,986
• Equity at exit: $15,563

Cash invested: $50,400 (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 32210

• Rents YoY: 2.1%
• Active inventory: 441
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$944
• Tax from tax record: −$269 /mo · $3,226/yr
• Insurance: −$75
• HOA: −$203
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-78

Break-even live

Break-even rent $1,887

Max offer price $166,267

Occupancy floor 99%

Sensitivity live

Price	-10% $24	-5% $-27	+0% $-78	+5% $-129	+10% $-180
Rent	-10% $-219	-5% $-148	+0% $-78	+5% $-7	+10% $64
Rate	-1.0pp $13	-0.5pp $-32	base $-78	+0.5pp $-124	+1.0pp $-172

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5216 Brighton Park Ln Jacksonville, FL	3.0	2.5	1472	$1,795	$1.22	11d	1	0.01mi
5138 Sawmill Point Way Jacksonville, FL	3.0	2.5	1780	$1,820	$1.02	24d	1	0.10mi
5229 Walkers Ridge Dr Jacksonville, FL	3.0	2.5	1497	$1,795	$1.20	24d	1	0.14mi
5437 Tellaro Ln Unit 1 Jacksonville, FL	3.0	2.5	1395	$1,795	$1.29	21d	1	0.30mi
9541 103rd St Jacksonville, FL	1.0–3.0	1.0–2.0	1040	$1,668	$1.60	2d	21	0.43mi
9956 Somerset Grove Ln Jacksonville, FL	3.0	2.0	1168	$1,675	$1.43	24d	1	0.49mi
9455 103rd St Jacksonville, FL	1.0–4.0	1.0–2.0	1090	$1,570	$1.44	2d	18	0.55mi
10281 Magnolia Hills Dr Jacksonville, FL	3.0	2.0	1564	$1,900	$1.21	24d	1	0.64mi
9732 Chirping Way Jacksonville, FL	3.0	2.0	1410	$1,800	$1.28	4d	1	0.67mi
9359 103rd St Jacksonville, FL	1.0–3.0	1.0–2.0	848	$1,479	$1.74	2d	1	0.68mi
10628 Waterfield Rd Jacksonville, FL	3.0	2.5	1429	$1,900	$1.33	24d	1	0.95mi
5512 Village Pond Ct Jacksonville, FL	4.0	2.0	1648	$1,787	$1.08	24d	1	1.03mi
4782 Cinnamon Fern Dr Jacksonville, FL	3.0	2.0	1620	$1,915	$1.18	3d	1	1.20mi
6214 Rolling Tree St Jacksonville, FL	4.0	2.0	1790	$2,125	$1.19	5d	1	1.25mi
4910 Samaritan Way Jacksonville, FL	1.0–2.0	1.0–2.0	966	$1,758	$1.82	3d	16	1.32mi
6332 Trimpe Ln Jacksonville, FL	3.0	2.0	1769	$1,995	$1.13	2d	1	1.36mi
8727 Osteen St Jacksonville, FL	3.0	2.0	1230	$1,546	$1.26	11d	1	1.45mi
6560 Sandlers Preserve Dr Jacksonville, FL	3.0	2.0	1824	$2,095	$1.15	8d	1	1.49mi

HOA detail

• Monthly dues: $203 · $2,436/yr

Listing history 33 events

1. 2026-06-18
   days on market $180,000 Active 109 DOM
2. 2026-06-17
   days on market $180,000 Active 108 DOM
3. 2026-06-16
   days on market $180,000 Active 107 DOM
4. 2026-06-15
   days on market $180,000 Active 106 DOM
5. 2026-06-10
   days on market $180,000 Active 100 DOM
6. 2026-06-08
   days on market $180,000 Active 99 DOM
7. 2026-06-07
   days on market $180,000 Active 98 DOM
8. 2026-06-03
   days on market $180,000 Active 94 DOM
9. 2026-06-02
   days on market $180,000 Active 93 DOM
10. 2026-06-01
    days on market $180,000 Active 92 DOM
11. 2026-05-31
    days on market $180,000 Active 91 DOM
12. 2026-05-19
    price $180,000
13. 2026-04-09
    price $188,000
14. 2026-03-01
    listed $196,000 Active
15. 2025-11-02
    historical 879-char remark

    Show marketing remark (879 chars)

    Tucked away in a quiet cul-de-sac, this charming townhome offers the perfect mix of comfort and convenience. With 3 spacious bedrooms and 2.5 bathrooms, it's designed to fit the needs of modern living. Step inside and you'll be welcomed by a bright, open foyer with soaring ceilings that make the home feel instantly inviting. The main level features an easy-flow layout where the living room, dining area, and kitchen all come together-great for both everyday life and gathering with friends. The kitchen is thoughtfully designed with plenty of counter space and stylish finishes, making cooking and entertaining a joy. Large windows throughout bring in natural light, filling the home with a warm and cheerful atmosphere. Upstairs, you'll find three comfortable and spacious bedrooms, including a relaxing primary suite. A convenient upstairs laundry makes chores a breeze.

16. 2025-11-01
    listed $196,000 Active 879-char remark

    Show marketing remark (879 chars)

    Tucked away in a quiet cul-de-sac, this charming townhome offers the perfect mix of comfort and convenience. With 3 spacious bedrooms and 2.5 bathrooms, it's designed to fit the needs of modern living. Step inside and you'll be welcomed by a bright, open foyer with soaring ceilings that make the home feel instantly inviting. The main level features an easy-flow layout where the living room, dining area, and kitchen all come together-great for both everyday life and gathering with friends. The kitchen is thoughtfully designed with plenty of counter space and stylish finishes, making cooking and entertaining a joy. Large windows throughout bring in natural light, filling the home with a warm and cheerful atmosphere. Upstairs, you'll find three comfortable and spacious bedrooms, including a relaxing primary suite. A convenient upstairs laundry makes chores a breeze.

17. 2025-02-28
    historical 897-char remark

    Show marketing remark (897 chars)

    ***PRICE IMPROVEMENT*** Nestled in a serene cul-de-sac, this charming townhome offers 3 spacious bedrooms and 2.5 bathrooms, providing the perfect blend of comfort and convenience. As you step inside, you're immediately greeted by a grand foyer with soaring ceilings, setting the tone for the rest of the home. The main level is designed for modern living with an open-concept layout that seamlessly blends the living, dining, and kitchen areas. The stylish kitchen features contemporary finishes and ample counter space, perfect for both everyday living and entertaining guests. Large windows throughout flood the space with natural light, creating a warm and inviting atmosphere. Upstairs, you'll find three generously-sized bedrooms, including a primary suite with a private ensuite bathroom. The second floor also features a convenient laundry area, making chores a breeze. Great location!!

18. 2025-02-07
    historical $1,695
19. 2025-02-07
    listed $1,695
20. 2025-01-13
    price $213,800 897-char remark

    Show marketing remark (897 chars)

    ***PRICE IMPROVEMENT*** Nestled in a serene cul-de-sac, this charming townhome offers 3 spacious bedrooms and 2.5 bathrooms, providing the perfect blend of comfort and convenience. As you step inside, you're immediately greeted by a grand foyer with soaring ceilings, setting the tone for the rest of the home. The main level is designed for modern living with an open-concept layout that seamlessly blends the living, dining, and kitchen areas. The stylish kitchen features contemporary finishes and ample counter space, perfect for both everyday living and entertaining guests. Large windows throughout flood the space with natural light, creating a warm and inviting atmosphere. Upstairs, you'll find three generously-sized bedrooms, including a primary suite with a private ensuite bathroom. The second floor also features a convenient laundry area, making chores a breeze. Great location!!

21. 2025-01-03
    price $219,000 897-char remark

    Show marketing remark (897 chars)

    ***PRICE IMPROVEMENT*** Nestled in a serene cul-de-sac, this charming townhome offers 3 spacious bedrooms and 2.5 bathrooms, providing the perfect blend of comfort and convenience. As you step inside, you're immediately greeted by a grand foyer with soaring ceilings, setting the tone for the rest of the home. The main level is designed for modern living with an open-concept layout that seamlessly blends the living, dining, and kitchen areas. The stylish kitchen features contemporary finishes and ample counter space, perfect for both everyday living and entertaining guests. Large windows throughout flood the space with natural light, creating a warm and inviting atmosphere. Upstairs, you'll find three generously-sized bedrooms, including a primary suite with a private ensuite bathroom. The second floor also features a convenient laundry area, making chores a breeze. Great location!!

22. 2024-11-12
    listed $225,099 Active 897-char remark

    Show marketing remark (897 chars)

    ***PRICE IMPROVEMENT*** Nestled in a serene cul-de-sac, this charming townhome offers 3 spacious bedrooms and 2.5 bathrooms, providing the perfect blend of comfort and convenience. As you step inside, you're immediately greeted by a grand foyer with soaring ceilings, setting the tone for the rest of the home. The main level is designed for modern living with an open-concept layout that seamlessly blends the living, dining, and kitchen areas. The stylish kitchen features contemporary finishes and ample counter space, perfect for both everyday living and entertaining guests. Large windows throughout flood the space with natural light, creating a warm and inviting atmosphere. Upstairs, you'll find three generously-sized bedrooms, including a primary suite with a private ensuite bathroom. The second floor also features a convenient laundry area, making chores a breeze. Great location!!

23. 2024-03-05
    historical $1,699
24. 2024-02-25
    price $1,699
25. 2024-02-13
    historical
26. 2024-02-10
    listed $1,785
27. 2023-10-24
    listed $233,900 Active
28. 2019-12-23
    soldstatus $132,000
29. 2019-12-17
    soldstatus $132,000 Sold
30. 2019-11-10
    status Pending
31. 2019-10-21
    listed $137,000 Active
32. 2019-10-21
    soldstatus $127,900
33. 2005-04-15
    soldstatus $676,500

ⓘ 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: $3,226 · $269/mo
• Projected year-2 tax: $3,226 · $269/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 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: $21,463
• − Mortgage interest: −$10,083
• − Property taxes: −$3,226
• − Insurance: −$900
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − HOA: −$2,436
• − Depreciation: −$5,236
• Taxable loss: −$3,852
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $-8/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

-73.4% since first listed

22 events — show timeline

• 2026-05-19 Price Changed $180,000 realMLS
• 2026-04-09 Price Changed $188,000 realMLS
• 2026-03-01 Listed $196,000 realMLS
• 2025-11-02 Listing Removed — realMLS
• 2025-11-01 Listed $196,000 realMLS
• 2025-02-28 Listing Removed — realMLS
• 2025-02-07 Rental Removed $1,695 NEFLMLS
• 2025-02-07 Listed for Rent $1,695 NEFLMLS
• 2025-01-13 Price Changed $213,800 realMLS
• 2025-01-03 Price Changed $219,000 realMLS
• 2024-11-12 Listed $225,099 realMLS
• 2024-03-05 Rental Removed $1,699 NEFLMLS
• 2024-02-25 Price Changed $1,699 NEFLMLS
• 2024-02-13 Listing Removed — realMLS
• 2024-02-10 Listed for Rent $1,785 NEFLMLS
• 2023-10-24 Listed $233,900 realMLS
• 2019-12-23 Sold (Public Records) $132,000 Public Records
• 2019-12-17 Sold (MLS) $132,000 realMLS
• 2019-11-10 Pending — realMLS
• 2019-10-21 Sold (Public Records) $127,900 Public Records
• 2019-10-21 Listed $137,000 realMLS
• 2005-04-15 Sold (Public Records) $676,500 Public Records

Property tax history

+9.2%/yr

Latest (2025): $3,226 · +4.6% YoY. Source: county tax records.