Duplex with Covered
For Sale
Under Contract
$285,000
1613 BROOKVIEW Drive S, Jacksonville, FL 32246
MULTI_FAMILY - Jacksonville, FL
Property Size1,300 SF
Lot Size0.25 Acres
Price / SF$219.23
Days on Market142
Property Features for 1613 BROOKVIEW Drive S
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 2, Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 4
Fencing
Privacy
Appliances
Electric Oven, Electric Range, Refrigerator
Subdivision
Brookview
Lot features
Wooded
Elementary school
Brookview
Middle school
Kernan
High school
Englewood
Directions
From Atlantic Blvd heading west, after St. Johns Bluff take a left onto Brookview Dr,
Standard status
Active Under Contract
APN
1646560000
Size
1,300 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2949
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1958
Floors in Building
1
Number of units
2
Building materials
Block, Concrete
Listing Agency:
KELLER WILLIAMS ST JOHNS · Keller Williams Realty
(904) 867-7694
Listed By:
CHRISTINA WELCH
(904) 404-1640
Added: Mar 25
Changed: Aug 4
Last Checked: Aug 13 at 12:06AM
MLS# 2136720
Copyright © 2026 realMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex offers 100% occupancy and two units, each with two bedrooms, one bathroom, attached laundry, and a covered porch. Both units also include access to a spacious backyard. Construction is block with concrete elements, with central heating and central air for comfortable year-round living.
Set on a 0.25-acre lot, the property includes privacy fencing and ample parking. It is served by public water and public sewer, with cable available. The duplex is zoned CCG-2, which may support a range of future uses.
Built in 1958, the home is located in Jacksonville’s Southside, within walking distance to shops, dining, and medical offices, and it offers quick access to Downtown, Beaches, I-295, and Mayport Naval Base.
Set on a 0.25-acre lot, the property includes privacy fencing and ample parking. It is served by public water and public sewer, with cable available. The duplex is zoned CCG-2, which may support a range of future uses.
Built in 1958, the home is located in Jacksonville’s Southside, within walking distance to shops, dining, and medical offices, and it offers quick access to Downtown, Beaches, I-295, and Mayport Naval Base.
Key Highlights
- 100% occupied duplex with two identical units
- Each unit has 2 bedrooms and 1 bathroom with attached laundry and a covered porch
- 0.25‑acre lot with privacy fencing and a spacious backyard
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
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - 100% occupied duplex with two 2-bed, 1-bath units, attached laundry, covered porches, central HVAC, and a fenced yard.
Where is this duplex located?
The property is located at 1613 BROOKVIEW Drive 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: 100% occupied duplex with two identical units; Each unit has 2 bedrooms and 1 bathroom with attached laundry and a covered porch; 0.25‑acre lot with privacy fencing and a spacious backyard
