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The general rule of thumb to lease in Florida is that income should be 3x the monthly rent. Therefore, if rent is 2,000/month income should be around 6,000/month or $72,000/year total occupants' income. We also take into consideration retirement, disability, child support, etc. into the household monthly income.

In situations where the tenant/tenants do not make 3x the monthly rent, we do consider co-applicants. Co-applicants should also complete an application indicating their status as co-applicant and the names of the applicants intending to reside in the property.

Income requirements are not as stringent for tenants with guaranteed rental payments, such as section 8 vouchers or other types of guaranteed payment (student loans, parents, etc.) and are guidelines to help tenants budget for other expenses.

Proof of income, along with photo ids for all adult applicants and co-applicants are to be emailed to

Proof of income includes tax returns, bank statements, pay stubs, letters of employment, disability checks, etc. 

For more information please complete an application at the blue link below. 

We consider all applicants on a first come first served basis and do not charge any background or application fees. 

We do consider prior evictions, bankruptcies, credit issues, multiple pets, lack of prior rental experience, certain criminal charges, out of state applicants, etc. on a case by case basis and welcome all applicants.

Why do I fill out an application before touring the home?

Scarily, there are scammers and fake accounts with ill intent trying to schedule in person live tours. There are also people claiming to meet income requirements who are not remotely close. Therefore, in order to determine real people, serious and qualified inquiries only, a completed application (online, brief and no fees to the applicant) along with photo identification must be received before scheduling an in person tour. 

Virtual tours and numerous photographs are available and driving by the property and exploring the neighborhood in advance is encouraged.


Interested in one of our houses? Apply here with no fees (blue button below).

*All occupants over 18 must complete an application. 

 If only 1 applicant - input N/A on 2nd applicant questions, 3rd applicants/guarantors also complete additional applications.

ARC Houses

Providing quality, pet friendly homes in Atlantic Beach and Intracoastal West, Jacksonville, Florida.

Each and every adult applying to live in the home must complete and be listed on an application. We do not charge any fees to apply. Completing an application places prospective tenants at the top of the list as we are a first come, first approved business.

If you have more than one family unit (more than 2 adults) applying for a property, please note that there will be an additional $100/month Additional Tenant Rent Fee.

If you do not hear back from us shortly, please follow up to to confirm your application was received and to inquire on the status of the property that you are inquiring for.

Photo identification and proof of income/supporting documents can be emailed directly to

This email address/electronic communication is transmitted in full compliance with ARC LLC's electronic privacy and security policy. The content of this email is confidential, and intended for the specified recipient only. ARC LLC puts the security of the tenant's information at a high priority, therefore, we have put efforts into ensuring the email messages and Google Forms are virus free and encrypted with a high level of security through G Suite's BAA (business associate agreement).

This link provides a Google document application that can be completed and submitted online.

Please follow up with an email to to confirm receipt of your application form.

Message Regarding this Application, if any:

Email Address*

Duval County Property Search Lookup will show the owner of all of our properties - Atlantic Restoration Council, LLC (INC),

or business lookup shows the agents of Florida corporations, which in this case is Nicole Story.

All of our owned properties are listed on this website

Our business suite email is

We never use any other website domains or emails.

Our physical address is located at a law firm, 328 2nd Ave. N., Jacksonville Beach, FL 32250.

Applications and supporting documents should be made through this domain and email only, not other entities or apps including Zillow, Trulia, etc.

We do not charge any application or background screening fees.

A Recognized Zillow Community Pillar Landlord,

we consider the whole application and may overlook issues with

credit, prior bankruptcy, eviction, no rental history, multiple pets, etc.

Inquire for details!

*Properties on Bayshore, Wonderwood, Mayport Landing Drive and Mayport Landing Circle must abide by all rules and regulations of the Mayport Landing HOA including pet registration, if applicable. Submit to Parks Realty, 1112 3rd St, Ste 5, Neptune Beach, FL. (904) 249-2322 or to Atlantic Restoration Council. Also see HOA Highlights Page. The HOA may update their rules and regulations at any time, so check with them directly.

*Properties on Carriann Cove Court must abide by all rules and covenants of the Mayport Landing HOA and forward one copy of this to the Landlord and one copy to the HOA directly.

What our tenants and colleagues are saying -


Positive: Professionalism, Quality, Responsiveness, Value

"Great rental company for those looking for pet friendly housing and may have bad or no credit. They take care of their properties and help struggling renters who are getting priced out of this very competitive market."

Martha Aiken, REALTOR®

Hidden Hills Office

Watson Realty Corp. REALTORS®


"The landlord for all these properties are the best landlords you can find!!!

Not only good outstanding peers in our community but also have compassion in their hearts of helping others especially the less fortunate and very trust worthy to work with tenants going through hard times! I would highly recommend renting any place from them in the Jacksonville Florida area!"

Marilyn Henry

Supported Living Coach - State of Florida Agency for Persons with Disabilities


"Thank you so much for working with us - you have been amazing!  We wish you and your family the best!

Thanks again and God bless!"

CK - Tenant for 3 years


"Great Landlord and Great People. Very Understanding of situations that may arise and patient.

Very responsive and respectful of your space and time.

Highly recommend."

DT - Tenant with 2 ESAs


"We referred several friends to ARC Houses and rented 2 different properties as our family grew for total of 4 years. Thank you Nicole for accepting us and our large dog(s), you were a great landlord and we always enjoyed renting from you.

JR - Tenant for 4 years


"Great People and Great Landlords. They are extremely friendly and Fantastic to work with!"


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