Real Estate Investing in Neptune Beach, Florida (32266)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 32266 (Neptune Beach, FL)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 13.0% of homes vacant — above national norms.
What’s happening in Neptune Beach, FL (32266)?
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Market Analysis: 32266 Neptune Beach
The 32266 ZIP covers a section of Neptune Beach that demands careful diligence. Prices near $795K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 32266 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader FL picture, 32266 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 32266 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. notable returns are possible in 32266, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Neptune Beach:
Property Strategy for 32266
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $456,889 | $1,810 | 2.9% | +7.1% | $228,445 |
| 3BR | $692,430 | $2,230 | 2.3% | +8.7% | $230,810 |
| 4BR | $903,804 | $2,800 | 2.2% | +9.3% | $225,951 |
| 5BR | $1,396,163 | — | — | +10.1% | $279,233 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 32266 Compare?
| Metric | 32266 | Neptune Beach | Jacksonville, FL | Florida |
|---|---|---|---|---|
| Home Value | $795,466 | $795,466 | N/A | $374,697 |
| 5-Year CAGR | 6.4% | 6.4% | N/A | 7.4% |
| Avg Rent | $2,927 | $2,927 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 32266 (Neptune Beach, FL). Anonymous, moderated, never written by AI.
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Property managers serving Duval County
Manage rentals here? List your business →Community Management Concepts of Jacksonville, an Associa Member Company, offers HOA property management, professional maintenance, real estate, developer, financial, technology, and lifestyle service summary from their website
First Coast Association Management provides HOA management services in Jacksonville, FL. summary from their website
Real Property Management Jacksonville Metro offers property management services for single homes, multiple homes, apartment complexes, and institutional portfolios, with a focus on cost-effective fees summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $795,466 |
| Monthly Rent | $2,927 |
| Price-to-Rent | 22.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +7.2% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +8.6% ▲ |
🏠 Rent Trends
| 1-Year | +21.1% ▲ |
| 3-Year CAGR | +7.8% ▲ |
| 5-Year CAGR | +10.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 32266
Population: 7,199
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 32266
Schools in This ZIP Code
Nearby Schools (4 more)
Schools in adjacent ZIP codes that may serve this area
SAN PABLO ELEMENTARY SCHOOL
SEABREEZE ELEMENTARY SCHOOL
JACKSONVILLE BEACH ELEMENTARY SCHOOL
DUNCAN U. FLETCHER MIDDLE SCHOOL
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,612 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much does a house cost in Neptune Beach, FL?
Homes in Neptune Beach, FL typically sell near $795K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
Where do rents currently stand in Neptune Beach, FL?
The typical rental in Neptune Beach, FL commands about $2,927/mo monthly. That rent profile stable cash flow against the $795K purchase basis.
Is it easy to find good tenants in Neptune Beach, FL?
The renter base in Neptune Beach, FL is reasonable for the $2,927/mo price point. Screening well and pricing to market typically yields measured tenants.
How landlord-friendly is Neptune Beach, FL?
Landlord-friendliness in Neptune Beach, FL is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Should investors consider Neptune Beach, FL?
With a 3.0/5 investability score, Neptune Beach, FL ranks as a solid market for rental property investors. Median prices of $795K and rents of $2,927/mo drive the underlying numbers.
You know 32266 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 32266 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 32266 ranks in Jacksonville, FL
Every ZIP in this metro, ranked. Free.
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