Occupied Two-Unit
For Sale
$285,000
Pending
1613 Brookview Dr S, Jacksonville, FL 32246
Two residential units offer private laundry, covered porches, backyard space, and convenient access to Jacksonville destinations.
Property Size1,300 SF
Days on Market187
Property Features for 1613 Brookview Dr S
General Information
Standard status
Pending
Size
1,300 SF
Property subtype
Multi-Family
Zoning
CCG-2
Occupancy
100%
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
attached laundry
covered porch
spacious backyard
Building Details
Year Built
1958
Listing Agency:
KELLER WILLIAMS ST JOHNS
Listed By:
CHRISTINA WELCH · License #3186165
(904) 652-5538
Source:
Myfirstcoasthomesearch
Added: Feb 27
Changed: Aug 31
Last Checked: Aug 30 at 6:13PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of KELLER WILLIAMS ST JOHNS
Investment Insights
Based on property information with market context.
This 1,300-square-foot duplex, built in 1958, contains two residential units, each with two bedrooms and one bathroom. Both units are occupied and include attached laundry, a covered porch, a backyard with nature views, and ample parking. The CCG-2 zoning designation adds a documented commercial land-use component to the property’s profile.
The property is within walking distance of shops, restaurants, and medical offices. Access to Downtown Jacksonville, the beaches, I-295, and Mayport Naval Base is provided from the Southside location. The neighboring duplex at 1621/1623 Brookview Dr is also available and may be purchased separately or together.
The property is within walking distance of shops, restaurants, and medical offices. Access to Downtown Jacksonville, the beaches, I-295, and Mayport Naval Base is provided from the Southside location. The neighboring duplex at 1621/1623 Brookview Dr is also available and may be purchased separately or together.
Key Highlights
- Two‑unit duplex with 100% occupancy
- Each unit has 2 beds and 1 bath
- 1,300 SF building constructed in 1958
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$12,207
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.28%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$244,140
$244.1K
Cap Rate 7%
$174,386
$174.4K
Cap Rate 9%
$135,633
$135.6K
Market Conditions
NOI Build-Up for 1,300 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$19.2K $14.76/SF
− Vacancy
−$1.7K −$1.35/SF
EGI
$17.4K $13.41/SF
− OpEx
−$5.2K −$4.02/SF
NOI
$12.2K $9.39/SF
Area
Jacksonville, FL
Vacancy
9.12%
Lease Rate
$14.76 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$244,140
Cap Rate 7%
$174,386
Cap Rate 9%
$135,633
Alternative Uses
Best Use
Multifamily LT 5
$174.4K
$152.6K – $203.5K
NOI $12,207 @ 7.0% cap · market cap 4.28%
Second Best
Apartment 5plus
$137.4K
$120.2K – $160.3K
NOI $9,618 @ 7.0% cap · market cap 3.37%
Theoretical Best
Office A
$356.1K
$311.6K – $415.5K
NOI $24,929 @ 7.0% cap · market cap 8.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
629
Businesses Nearby
Explore this area
Business Placement
Demographics for 32246, FL
58,105
Population
26,083
Households
2.2
Avg Household Size
36
Median Age
39%
College-Educated
93%
High-School Grad
19.1 sq mi
ZIP Area
3,042
Density / Sq Mi
$78,506
Median Household Income
$46,446
Median Earnings
$1,697
Median Rent
$281,800
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer private laundry, covered porches, backyard space, and convenient access to Jacksonville destinations.
Where is this duplex located?
The property is located at 1613 Brookview Dr S Jacksonville, FL.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: Two‑unit duplex with 100% occupancy; Each unit has 2 beds and 1 bath; 1,300 SF building constructed in 1958
