10200 Belle Rive Blvd #57 · Jacksonville, FL 32256

$143,000

2 bd · 2.0 ba · 970 sqft · Condo public records · 2 Days on market

Built 1985 $330/mo HOA · 22% 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 +7.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Appreciation +4.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks MLS

Rare opportunity to own a charming, private ground-level condo. This recently updated 2-bedroom, 2-bathroom, condo features a bright, open layout with luxury vinyl plank in the main living areas and tile in the bathrooms and kitchen. The spacious kitchen includes stainless steel appliances and opens to a living room and dining area with a cozy wood-burning fireplace. The owner's suite offers a walk-in closet and a beautiful bathroom. The 2nd bedroom is a large room that opens to a covered lanai. Enjoy the beautifully landscaped, pet-friendly community with mature oaks, lakes, a clubhouse, a fitness center, pool, and tennis/basketball courts. HOA dues include water, sewer, and all amenities. Located just minutes from I-95, I-295, Avenues Mall, Tinseltown, and St. Johns Town Center in Southside Jacksonville. Close to shopping, dining, downtown, and beaches. Don't miss out—this home won't last long!

Key facts

• Open floor plan
• Walk-in closet
• Updated home

Tags

• GROUND-LEVEL CONDO
• UPDATED HOME
• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• WOOD-BURNING FIREPLACE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Unit is partially furnished
• HOA & community: Community association: The Landings at Belle Rive; Monthly association fee of $330; Association fee includes sewer, water, and other services; Community amenities include clubhouse and tennis courts; Community pool (not private)

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public sewer; Water connected; Sewer connected; Cable available
• Home design: Condominium; Two-story building; Entry level: 1; Property is attached; Residential use
• Construction: Other structures on site
• Exterior features: Screened patio/porch; Asphalt road access

Interior

• Kitchen: Electric cooktop; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air
• Interior features: Breakfast bar; Primary bathroom with tub and shower; Walk-in closets; Wood-burning fireplace (1)
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $143k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (19.2% below list).
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $116k (19.2% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 4.0% in Jacksonville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Twin Lakes Academy Elementary School (math 44% / reading 43%, grade F, #1,345 of 2,144 statewide, top 64%, 881 students, 50% FRL); Twin Lakes Academy Middle School (math 43% / reading 38%, grade F, #360 of 571 statewide, top 64%, 1,076 students, 44% FRL); Atlantic Coast High School (math 37% / reading 48%, grade F, #264 of 667 statewide, top 41%, 2,537 students, 35% FRL).
• Market conditions: Rents flat; 513 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 (-1.6%/yr); year-one equity from $989 of loan paydown is wiped out by about $2k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 23y 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

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: 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 $115,504 (19.2% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.07% ✓
• Cap rate: 4.99%
• Cash-on-cash: -4.66%
• DSCR: 0.79
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.58% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.30×
• Total profit: $-28,023
• Equity at exit: $30,593

10-year hold

• IRR: -15.5%
• Equity multiple: -0.08×
• Total profit: $-43,405
• Equity at exit: $28,887

Cash invested: $40,040 (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 32256

• Home prices YoY: -0.7%
• Rents YoY: 0.4%
• Active inventory: 513
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,525 high
• Mortgage (P&I): −$750
• Tax from tax record: −$221 /mo · $2,655/yr
• Insurance: −$60
• HOA: −$330
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $-156

Break-even live

Break-even rent $1,722

Max offer price $115,504

Occupancy floor —

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10150 Belle Rive Blvd #1708 Jacksonville, FL	2.0	2.0	1105	$1,650	$1.49	20d	1	0.12mi
10200 Belle Rive Blvd Jacksonville, FL	1.0–2.0	1.0–2.0	870	$1,499	$1.72	3d	3	0.15mi
10200 Belle Rive Blvd Jacksonville, FL	2.0	2.0	1020	$1,400	$1.37	23d	3	0.15mi
10150 Belle Rive Blvd Jacksonville, FL	2.0	2.0	1105	$1,525	$1.38	3d	2	0.20mi
10023 Belle Rive Blvd Jacksonville, FL	1.0–2.0	1.0–2.0	887	$1,639	$1.85	3d	10	0.21mi
10010 Belle Rive Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1105	$1,692	$1.53	3d	8	0.26mi
8745 Palm Breeze Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1072	$1,517	$1.41	2d	19	0.28mi
8433 Southside Blvd Jacksonville, FL	1.0–2.0	1.0–2.0	837	$1,648	$1.97	1d	66	0.40mi
10100 Baymeadows Rd Jacksonville, FL	1.0–3.0	1.0–2.0	966	$1,513	$1.57	1d	29	0.48mi
7651 Paradise Island Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1113	$1,510	$1.36	3d	58	0.54mi
8700 Southside Blvd Jacksonville, FL	1.0–2.0	1.0–2.0	838	$1,448	$1.73	1d	21	0.57mi
7701 Timberlin Park Blvd Jacksonville, FL	2.0–3.0	2.0	1128	$1,250	$1.11	21d	3	0.58mi
8401 Southside Blvd Jacksonville, FL	1.0–2.0	1.0–2.0	947	$1,622	$1.71	2d	12	0.59mi
7635 Timberlin Park Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1146	$1,640	$1.43	3d	10	0.64mi
7701 Timberlin Park Blvd #234 Jacksonville, FL	1.0	1.0	665	$1,025	$1.54	2d	1	0.69mi
9480 Princeton Square Blvd S Jacksonville, FL	1.0–2.0	1.0–2.0	825	$1,449	$1.76	2d	33	1.12mi
9701 Old Baymeadows Rd Unit 86 Jacksonville, FL	1.0	1.0	900	$1,150	$1.28	23d	1	1.19mi
8214 Princeton Square Blvd E Jacksonville, FL	1.0–3.0	1.0–2.0	794	$1,368	$1.72	1d	62	1.22mi
8024 Southside Blvd Jacksonville, FL	1.0–2.0	1.0–2.0	795	$1,495	$1.88	1d	18	1.23mi
8231 Princeton Square Blvd W Jacksonville, FL	1.0–2.0	1.0–2.0	800	$1,399	$1.75	1d	9	1.27mi
7932 Southside Blvd Jacksonville, FL	1.0–2.0	1.0–1.5	925	$1,525	$1.65	23d	1	1.31mi
10550 Baymeadows Rd Jacksonville, FL	2.0–3.0	2.0	1229	$1,450	$1.18	14d	3	1.46mi
8025 Baymeadows Cir E Jacksonville, FL	1.0–2.0	1.5–2.5	1115	$1,699	$1.52	3d	7	1.48mi

HOA detail condo

• Monthly dues: $330 · $3,960/yr
• Likely covers: watersewerpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-18
   days on market $143,000 Active 2 DOM
2. 2026-06-16
   remarks 683-char remark
3. 2026-06-16
   listed $143,000 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: $2,655 · $221/mo
• Projected year-2 tax: $2,655 · $221/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 9/10 Extreme 7 d/yr ≥108°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 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,305
• − Mortgage interest: −$8,010
• − Property taxes: −$2,655
• − Insurance: −$715
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − HOA: −$3,960
• − Depreciation: −$4,160
• Taxable loss: −$4,124
• Est. tax savings @ 24.0%: +$990
• After-tax cash flow: $-878/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): 58,192
• Household income: $73,570
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 2706.0

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 0.68)
• Race & ethnicity: White 51% Black 18% Asian 13% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1%
• Common ancestry: Italian 4% Lithuanian 2% Romanian 2%
• Foreign-born: 22% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 9% Other Indo-European 6% Other Asian/Pacific 3%

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: ▼ -1.58%
• Current HPI: 216.5115
• Rent YoY: ▲ 0.39%
• 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

+52.3% since first listed

17 events — show timeline

• 2026-06-16 Listed $143,000 realMLS
• 2024-11-22 Price Changed $179,000 realMLS
• 2024-10-14 Relisted — realMLS
• 2024-10-01 Pending — realMLS
• 2024-10-01 Listing Removed — realMLS
• 2024-09-23 Price Changed $184,000 realMLS
• 2024-09-04 Listed $186,950 realMLS
• 2022-06-23 Sold (Public Records) $193,000 Public Records
• 2022-06-15 Sold (MLS) $193,000 realMLS
• 2022-05-15 Pending — realMLS
• 2022-05-05 Contingent — realMLS
• 2022-05-03 Relisted — realMLS
• 2022-05-01 Contingent — realMLS
• 2022-04-24 Listed $193,000 realMLS
• 2003-12-31 Listing Removed — realMLS
• 2003-10-30 Sold (MLS) $93,900 realMLS
• 2003-08-15 Listed $93,900 realMLS

Property tax history

+36.7%/yr

Latest (2025): $2,655 · +25.9% YoY. Source: county tax records.