791 Assisi Ln #1611 · Jacksonville, FL 32233

$179,000

2 bd · 2.0 ba · 1,074 sqft · Condo public records · 14 Days on market

Built 1987 $322/mo HOA · 17% of rent

---

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 +10.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.5/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated in 2012. This two story, 2 bedroom condo features Tile and Wood floors in main areas, updated bathrooms, custom kitchen with 42'' cabinets, granite counter tops, glass top range, dishwasher, and soft close drawers. Stack washer and dryer included. Additional features include 2 designated parking spaces, Boat/RV storage area, and community pool. This is one of the nicest units you will find in Deerfield Lakes. Don't miss out. Only minutes from the beach and Mayport Naval Station.

Key facts

• $322 HOA
• Community pool
• Built 1987

Property features AI

Finance

• HOA & community: Community association with monthly fee of $322; Association amenities: Dog park, RV/Boat storage, grounds maintenance; Association fee includes grounds maintenance and trash; Community pool available

Exterior

• Parking: Assigned parking
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; Two levels; 1 story in building
• Construction: Shingle roof
• Exterior features: Community pool (not private); Shed(s); Carbon monoxide and smoke detectors

Interior

• Kitchen: Disposal; Electric range; Freezer; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fan(s); Eat-in kitchen; Walk-in closet(s); Fireplace (1)
• Laundry & utility: In-unit laundry (lower level)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (9.0% below list).
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $163k (9.0% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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.
• 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); 125 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $162,897 (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. 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. 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?
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: 1.05% ✓
• Cap rate: 5.68%
• Cash-on-cash: -2.18%
• DSCR: 0.90
• GRM: 8.0

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: -18.1%
• Equity multiple: 0.35×
• Total profit: $-32,328
• Equity at exit: $26,689

10-year hold

• IRR: -7.4%
• Equity multiple: 0.50×
• Total profit: $-25,220
• Equity at exit: $15,477

Cash invested: $50,120 (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: 125
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$939
• Tax from tax record: −$236 /mo · $2,828/yr
• Insurance: −$75
• HOA: −$322
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-91

Break-even live

Break-even rent $1,989

Max offer price $162,897

Occupancy floor 100%

Sensitivity live

Price	-10% $10	-5% $-40	+0% $-91	+5% $-142	+10% $-192
Rent	-10% $-239	-5% $-165	+0% $-91	+5% $-17	+10% $57
Rate	-1.0pp $-1	-0.5pp $-46	base $-91	+0.5pp $-138	+1.0pp $-185

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	18d	1	0.43mi
2548 Americas Cup Cir E Jacksonville, FL	3.0	2.0	1096	$1,895	$1.73	15d	1	0.50mi
2610 State Rd Atlantic Beach, FL	1.0–3.0	1.0–2.0	811	$1,562	$1.92	2d	25	0.53mi
2160 Mayport Rd Jacksonville, FL	1.0–3.0	1.0–2.0	949	$1,692	$1.78	3d	10	0.70mi
2760 Mayport Rd Jacksonville, FL	2.0	2.0	942	$1,574	$1.67	13d	2	0.79mi
2753 Mayport Rd Jacksonville, FL	1.0–2.0	1.0–2.0	906	$2,350	$2.59	4d	22	0.81mi
2130 Mayport Rd Jacksonville, FL	1.0–3.0	1.0–2.0	984	$1,694	$1.72	2d	21	0.83mi
1171 Mayport Landing Cir Jacksonville, FL	2.0	2.0	980	$1,400	$1.43	24d	1	0.93mi
1984 Mary St Atlantic Beach, FL	3.0	2.5	1244	$1,800	$1.45	4d	1	1.00mi
1273 Mayport Landing Cir Jacksonville, FL	2.0	2.0	1100	$1,595	$1.45	15d	1	1.00mi
93 Lewis St Atlantic Beach, FL	2.0	1.0	750	$1,550	$2.07	24d	1	1.02mi
1927 Main St Atlantic Beach, FL	3.0	2.5	1428	$2,250	$1.58	21d	1	1.04mi
2337 Seminole Rd Unit C Atlantic Beach, FL	1.0	1.0	800	$4,500	$5.62	3d	1	1.06mi
70 Robert St Atlantic Beach, FL	2.0	2.0	990	$2,400	$2.42	18d	1	1.09mi
696 Kestner Rd Atlantic Beach, FL	2.0	1.0	700	$1,750	$2.50	24d	1	1.19mi
1881 Beach Ave Unit 1881-1 Atlantic Beach, FL	2.0	1.0	1000	$2,800	$2.80	3d	1	1.19mi
66 W 14th St Atlantic Beach, FL	3.0	2.5	1332	$2,750	$2.06	5d	1	1.34mi
826 Amberjack Ln Atlantic Beach, FL	3.0	2.0	975	$1,800	$1.85	8d	1	1.40mi
826 Amberjack Ln Atlantic Beach, FL	3.0	2.0	975	$1,800	$1.85	15d	1	1.40mi
1365 Seminole Rd Atlantic Beach, FL	3.0	2.0	1268	$3,400	$2.68	5d	1	1.42mi

HOA detail condo

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

Listing history 12 events

1. 2026-06-18
   days on market $179,000 Active 14 DOM
2. 2026-06-17
   days on market $179,000 Active 13 DOM
3. 2026-06-16
   days on market $179,000 Active 12 DOM
4. 2026-06-16
   price $179,000 Active 11 DOM
5. 2026-06-15
   days on market $182,500 Active 11 DOM
6. 2026-06-13
   days on market $182,500 Active 9 DOM
7. 2026-06-13
   days on market $182,500 Active 8 DOM
8. 2026-06-10
   days on market $182,500 Active 5 DOM
9. 2026-06-08
   days on market $182,500 Active 4 DOM
10. 2026-06-07
    days on market $182,500 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $182,500 Active 1 DOM

ⓘ 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: $2,828 · $236/mo
• Projected year-2 tax: $2,828 · $236/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 5/10 Major FEMA zone X (unshaded) · 24% 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 9/10 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: $22,478
• − Mortgage interest: −$10,027
• − Property taxes: −$2,828
• − Insurance: −$895
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − HOA: −$3,864
• − Depreciation: −$5,207
• Taxable loss: −$3,940
• Est. tax savings @ 24.0%: +$946
• After-tax cash flow: $-148/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

+253.7% since first listed

21 events — show timeline

• 2026-06-04 Listed $182,500 realMLS
• 2022-12-16 Sold (Public Records) $175,000 Public Records
• 2022-12-16 Sold (MLS) $175,000 realMLS
• 2022-12-11 Pending — realMLS
• 2022-11-30 Contingent — realMLS
• 2022-11-15 Price Changed $185,000 realMLS
• 2022-10-14 Listed $209,000 realMLS
• 2014-05-19 Sold (Public Records) $55,000 Public Records
• 2014-05-09 Sold (MLS) $55,000 realMLS
• 2014-05-01 Listed $55,000 realMLS
• 2012-04-27 Sold (MLS) $25,500 realMLS
• 2012-03-19 Listed $29,000 realMLS
• 2008-07-09 Listing Removed — realMLS
• 2008-01-10 Listed $89,000 realMLS
• 2007-12-30 Listing Removed — realMLS
• 2007-10-23 Listed $94,000 realMLS
• 2007-05-29 Listing Removed — realMLS
• 2006-12-04 Listed $100,000 realMLS
• 2006-09-01 Sold (Public Records) $72,000 Public Records
• 1997-05-27 Sold (Public Records) $34,000 Public Records
• 1989-02-01 Sold (Public Records) $51,600 Public Records

Property tax history

+34.9%/yr

Latest (2025): $2,828 · +0.9% YoY. Source: county tax records.