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411 Boracay Cir
D Composite 40.09
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).

  • ARV discount +14.3/15.0
  • Schools +7.8/10.0
  • Condition / age +4.8/5.0
  • Cash flow +4.4/30.0
  • 1% rule +3.8/10.0
  • Rent growth +2.5/5.0
  • Livability +2.5/5.0
  • DSCR +0.0/10.0
  • Appreciation +0.0/10.0

$275,000

411 Boracay Cir · St Johns, FL 32259
3 bd · 2.5 ba · 1,631 sqft · Townhouse · 66 Days on market
Built 2022 Excellent condition Garage $169/sqft · 15% below area Est $324k · 15% under $527/mo HOA · 22% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

MOTIVATED SELLER! LEASE ENDS MAY 15, 2026. MAKE OFFER TODAY! Better than NEW 3-bedroom 2.5 bath large townhome with one car garage. So many amenities you will never leave. Golf cart community. Relax at the beach lagoon, Workout at the gym or have a drink at pool side bar and waterslide. 9ft ceilings on the ground floor. Upgrades galore. Grey paint throughout. Tile plank floors downstairs. Washer and dryer included. Stainless steel appliances in the kitchen, quartz counters, 42' recessed panel cabinets, LED lights throughout. Large master bathroom with glass enclosed shower, solid surface counter tops. 1 car garage and cover patio that backs to the pond. Location is fantastic. St Johns county schools- A Rated. 11 miles to Atlantic Ocean, convenient to St Augustine and Jacksonville. Work with our preferred lender and receive up to 2% in closing cost assistance.

Key facts

  • 9ft ceilings
  • Golf cart community
  • Waterslide

Tags

GOLF CART COMMUNITYBEACH LAGOONPOOL SIDE BARWATERSLIDE9FT CEILINGSTILE PLANK FLOORS

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/2.5-bath townhouse listed at $275k. Condition is rated excellent.

Deal economics

  • At list price, monthly cash flow is $-718 ($-9k/yr) — negative.
  • To cash-flow at today's rent, offer at most $148k (46.1% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (12.1% below list).
  • Recommended offer: $148k (46.1% below list) — sets the bar for cash-flow.

Location & tenants

  • Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
  • St. Johns (rural): math 75% / reading 73% proficiency, ranked #2 of 73 in FL (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 20% free/reduced lunch — higher-income household profile.
  • Zoned schools: Palencia Elementary School (math 82% / reading 80%, grade A+, #95 of 2,144 statewide, top 5%, 781 students, 15% FRL); Pacetti Bay Middle School (math 77% / reading 72%, grade A, #40 of 571 statewide, top 7%, 1,443 students, 18% FRL); Allen D Nease Senior High School (math 72% / reading 78%, grade A-, #40 of 667 statewide, top 6%, 2,214 students, 4% FRL).
  • Market conditions: Rents flat; 1103 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 74d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
  • St. Johns County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

  • It's been on market 66 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
  • 3 sale attempts since 2y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer $148,133 (46.1% 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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
  3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  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. 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.
  8. 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.
  9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

1% rule
0.88% ✗
Cap rate
3.16%
Cash-on-cash
-11.19%
DSCR
0.50
GRM
9.5

CMA / ARV

ARV (median comp)
$323,919
List price
$275,000
Delta
-15.10%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
491 Boracay Cir 0.08mi 3/2.5 1,631 (0%) 7mo $301,000 $185 91
516 Boracay Cir 0.12mi 3/2.5 1,631 (0%) 11mo $250,000 $153 85
472 Albany Bay Blvd 0.14mi 3/2.5 1,631 (0%) 12mo $260,000 $159 83
48 Boracay Cir 0.14mi 3/2.5 1,631 (0%) 14mo $335,000 $205 82
202 Boracay Cir 0.08mi 3/2.5 1,750 (+7%) 4mo $295,000 $169 80
208 Boracay Cir 0.08mi 3/2.5 1,750 (+7%) 4mo $270,000 $154 80
143 Boracay Cir 0.08mi 3/2.5 1,751 (+7%) 9mo $270,000 $154 77
195 Boracay Cir 0.05mi 3/2.5 1,750 (+7%) 11mo $313,000 $179 76
424 Boracay Cir 0.03mi 2/2.5 (-1) 1,611 (-1%) 18mo $299,000 $186 76
44 Boracay Cir 0.14mi 2/2.5 (-1) 1,611 (-1%) 16mo $294,000 $182 73
473 Boracay Cir 0.06mi 3/2.5 1,750 (+7%) 16mo $342,500 $196 71
91 Tahiti Shores Ct 0.70mi 3/2.5 1,502 (-8%) 17mo $288,000 $192 40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold
IRR
-41.8%
Equity multiple
-0.26×
Total profit
$-96,906
Equity at exit
$41,003
10-year hold
IRR
—
Equity multiple
-1.19×
Total profit
$-168,708
Equity at exit
$23,777

Cash invested: $77,000 (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 →
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
26 active · 5 under contract
Months of supply
11.1 mo (9%/mo absorbed)
Median asking
$309,500 ($188/sqft)
Median days on market
102 d
This list price
lowest-priced of the active set
ARV vs active asking
+5.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32259

Home prices YoY
-28.8%
Rents YoY
0.0%
Active inventory
1103
Price-to-rent
9.5×

Monthly cashflow live

Estimated rent
$2,419 high interval (Pro) →
Mortgage (P&I)
−$1,442
Tax from tax record
−$545 /mo · $6,542/yr
Insurance
−$115
HOA
−$527
Vacancy / Maint / Mgmt
−$508
Net cashflow
$-718

Break-even live

Break-even rent $3,328
Max offer price $148,133
Occupancy floor —

Sensitivity live

Price -10% $-562 -5% $-640 +0% $-718 +5% $-796 +10% $-874
Rent -10% $-909 -5% $-814 +0% $-718 +5% $-623 +10% $-527
Rate -1.0pp $-580 -0.5pp $-648 base $-718 +0.5pp $-789 +1.0pp $-862

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
$68,750
Closing costs
$8,250
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
181 Boracay Cir Unit 181 St Johns, FL 3.0 2.5 1631 $2,450 $1.50 119d 1 0.01mi
150 Boracay Cir Saint Johns, FL 3.0 2.5 1631 $2,400 $1.47 7d 1 0.05mi
457 Boracay Cir Saint Johns, FL 3.0 2.5 1751 $2,595 $1.48 99d 1 0.06mi
369 Boracay Cir Saint Johns, FL 3.0 2.5 1750 $2,350 $1.34 3d 1 0.06mi
369 Boracay Cir Saint Johns, FL 3.0 2.5 1750 $2,350 $1.34 5d 1 0.06mi
105 Boracay Cir St Johns, FL 3.0 3.0 1750 $2,545 $1.45 74d 1 0.08mi
99 Boracay Cir Saint Johns, FL 3.0 3.0 1631 $2,200 $1.35 7d 1 0.08mi
250 Boracay Cir Saint Johns, FL 3.0 3.0 1631 $2,200 $1.35 7d 1 0.08mi
472 Boracay Cir Saint Johns, FL 3.0 2.5 1750 $2,600 $1.49 119d 1 0.08mi
294 Boracay Cir Saint Johns, FL 3.0 2.5 1631 $2,350 $1.44 7d 1 0.11mi
477 Albany Bay Blvd Saint Johns, FL 3.0 2.5 1631 $2,249 $1.38 99d 1 0.13mi
75 Teigan Trl St Johns, FL 3.0 1.0–2.0 1035 $2,199 $2.12 0d 32 0.21mi
70 Killarney Ave Saint Johns, FL 3.0 2.5 1710 $2,900 $1.70 7d 1 0.37mi
128 Peace River Rd Saint Johns, FL 3.0 2.0 1638 $2,395 $1.46 119d 1 0.59mi
62 Gourd Island Way Saint Johns, FL 4.0 2.0 1656 $2,250 $1.36 7d 1 0.69mi
35 Crystal Palm Dr St Johns, FL 1.0–3.0 1.0–2.0 1115 $2,462 $2.21 0d 17 0.71mi
357 Rum Runner Way St Johns, FL 4.0 3.5 2169 $3,550 $1.64 74d 1 0.71mi
55 Gourd Island Way Saint Johns, FL 4.0 2.5 2091 $2,600 $1.24 119d 1 0.72mi
87 Tahiti Shores Ct Saint Augustine, FL 3.0 1.5 1502 $1,975 $1.31 116d 1 0.73mi
168 Rambling Brook Trl Saint Johns, FL 3.0 2.0 1700 $3,000 $1.76 119d 1 0.74mi
71 Tahiti Shores Ct Saint Augustine, FL 3.0 2.5 1502 $1,975 $1.31 103d 1 0.74mi
290 Rum Runner Way St Johns, FL 3.0 2.5 2052 $3,995 $1.95 74d 1 0.77mi
171 Tamar Ct Saint Augustine, FL 3.0 3.0 2081 $2,600 $1.25 7d 1 0.77mi
171 Tamar Ct St Augustine, FL 3.0 2.5 2081 $2,600 $1.25 63d 1 0.77mi
59 Talulla Trl Saint Augustine, FL 3.0 2.5 1502 $1,895 $1.26 0d 1 0.79mi
55 Tamar Ct Saint Augustine, FL 3.0 2.5 2081 $2,600 $1.25 119d 1 0.82mi
32 Pasadena Dr Unit 1 St. Augustine, FL 2.0 2.5 1442 $2,100 $1.46 119d 1 0.82mi
205 Talulla Trl St Augustine, FL 3.0 2.5 1502 $1,995 $1.33 74d 1 0.85mi
64 Pasadena Dr Saint Augustine, FL 3.0 2.5 1502 $2,075 $1.38 119d 1 0.86mi
35 Oarsman Crossing Dr St Augustine, FL 3.0 2.5 1502 $1,850 $1.23 63d 1 0.86mi
35 Oarsman Crossing Dr Saint Augustine, FL 3.0 2.5 1502 $1,900 $1.26 82d 1 0.86mi
70 Oarsman Crossing Dr Saint Augustine, FL 3.0 2.5 1722 $1,950 $1.13 116d 1 0.88mi
70 Oarsman Crossing Dr Saint Augustine, FL 3.0 2.5 1687 $1,995 $1.18 93d 1 0.88mi
63 Oarsman Crossing Dr Saint Augustine, FL 2.0 2.5 1210 $1,775 $1.47 119d 1 0.88mi
298 Charlie Way Saint Augustine, FL 3.0 2.5 1789 $2,349 $1.31 0d 1 0.89mi
44 Pomona Way St Augustine, FL 3.0 2.5 1502 $2,100 $1.40 74d 1 0.89mi
94 Oarsman Crossing Dr Saint Augustine, FL 3.0 2.5 1722 $2,100 $1.22 119d 1 0.90mi
52 Pomona Way Saint Augustine, FL 3.0 2.5 1502 $1,850 $1.23 7d 1 0.90mi
262 Talulla Trl Saint Augustine, FL 2.0 2.5 1210 $1,700 $1.40 113d 1 0.90mi
272 Talulla Trl St Augustine, FL 3.0 2.5 1500 $2,000 $1.33 74d 1 0.91mi

Property features AI

Finance

HOA & community
Community with pool (not private)Association amenities include children's pool, clubhouse, fitness center, jogging path, maintained grounds, playground, tennis courts and trash serviceMonthly association fee of $340Additional monthly association fee of $187CDD fee applies

Exterior

Parking
Garage (1 car)Additional parkingGuest parking
Security
Owned security system
Utilities
Public sewerWater availableElectricity connectedCable availableSewer connected
Home design
Townhouse (attached)Residential property
Construction
Property type: Townhouse
Exterior features
BalconyPond on the propertyFront and rear sprinklersAsphalt road access

Interior

Kitchen
DishwasherDisposalElectric rangeMicrowaveRefrigerator
Bedrooms
3 bedrooms
Flooring
CarpetTile
Bathrooms
2 full bathrooms1 half bathroom
Heating & cooling
Central heatingCentral air
Interior features
Breakfast barPrimary bathroom with tub and showerSplit bedroom floorplanWalk-in closet(s)
Laundry & utility
WasherDryerElectric water heater

HOA detail $527/mo · $6,324/yr

Likely covers
waterpoolgym

Listing history 49 events

  1. 2026-07-24
    days on market $275,000 Active 66 DOM
  2. 2026-07-23
    days on market $275,000 Active 65 DOM
  3. 2026-07-22
    days on market $275,000 Active 64 DOM
  4. 2026-07-21
    days on market $275,000 Active 63 DOM
  5. 2026-07-18
    days on market $275,000 Active 60 DOM
  6. 2026-07-18
    days on market $275,000 Active 59 DOM
  7. 2026-07-16
    days on market $275,000 Active 58 DOM
  8. 2026-07-15
    days on market $275,000 Active 57 DOM
  9. 2026-07-14
    days on market $275,000 Active 56 DOM
  10. 2026-07-13
    days on market $275,000 Active 55 DOM
  11. 2026-07-13
    days on market $275,000 Active 54 DOM
  12. 2026-07-11
    days on market $275,000 Active 53 DOM
  13. 2026-07-10
    days on market $275,000 Active 52 DOM
  14. 2026-07-09
    days on market $275,000 Active 51 DOM
  15. 2026-07-07
    days on market $275,000 Active 49 DOM
  16. 2026-07-06
    days on market $275,000 Active 48 DOM
  17. 2026-07-05
    days on market $275,000 Active 47 DOM
  18. 2026-07-03
    days on market $275,000 Active 45 DOM
  19. 2026-07-02
    days on market $275,000 Active 44 DOM
  20. 2026-07-01
    days on market $275,000 Active 43 DOM
  21. 2026-06-30
    days on market $275,000 Active 42 DOM
  22. 2026-06-29
    days on market $275,000 Active 41 DOM
  23. 2026-06-28
    days on market $275,000 Active 40 DOM
  24. 2026-06-27
    days on market $275,000 Active 39 DOM
  25. 2026-06-27
    pricedays on market $275,000 Active 38 DOM
  26. 2026-06-25
    days on market $277,000 Active 36 DOM
  27. 2026-06-22
    days on market $277,000 Active 34 DOM
  28. 2026-06-21
    days on market $277,000 Active 33 DOM
  29. 2026-06-18
    days on market $277,000 Active 30 DOM
  30. 2026-06-17
    days on market $277,000 Active 29 DOM
  31. 2026-06-16
    days on market $277,000 Active 28 DOM
  32. 2026-06-15
    days on market $277,000 Active 27 DOM
  33. 2026-06-13
    days on market $277,000 Active 25 DOM
  34. 2026-06-13
    days on market $277,000 Active 24 DOM
  35. 2026-06-10
    days on market $277,000 Active 21 DOM
  36. 2026-06-08
    days on market $277,000 Active 20 DOM
  37. 2026-06-07
    pricedays on market $277,000 Active 19 DOM
  38. 2026-06-03
    days on market $288,500 Active 15 DOM
  39. 2026-06-02
    days on market $288,500 Active 14 DOM
  40. 2026-06-01
    days on market $288,500 Active 13 DOM
  41. 2026-05-31
    days on market $288,500 Active 12 DOM
  42. 2026-05-19
    listed $288,500 Active
  43. 2026-04-29
    historical 874-char remark
    Show marketing remark (874 chars)

    MOTIVATED SELLER! LEASE ENDS MAY 15, 2026. MAKE OFFER TODAY! Better than NEW 3-bedroom 2.5 bath large townhome with one car garage. So many amenities you will never leave. Golf cart community. Relax at the beach lagoon, Workout at the gym or have a drink at pool side bar and waterslide. 9ft ceilings on the ground floor. Upgrades galore. Grey paint throughout. Tile plank floors downstairs. Washer and dryer included. Stainless steel appliances in the kitchen, quartz counters, 42' recessed panel cabinets, LED lights throughout. Large master bathroom with glass enclosed shower, solid surface counter tops. 1 car garage and cover patio that backs to the pond. Location is fantastic. St Johns county schools- A Rated. 11 miles to Atlantic Ocean, convenient to St Augustine and Jacksonville. Work with our preferred lender and receive up to 2% in closing cost assistance.

  44. 2026-04-06
    price $295,000 874-char remark
    Show marketing remark (874 chars)

    MOTIVATED SELLER! LEASE ENDS MAY 15, 2026. MAKE OFFER TODAY! Better than NEW 3-bedroom 2.5 bath large townhome with one car garage. So many amenities you will never leave. Golf cart community. Relax at the beach lagoon, Workout at the gym or have a drink at pool side bar and waterslide. 9ft ceilings on the ground floor. Upgrades galore. Grey paint throughout. Tile plank floors downstairs. Washer and dryer included. Stainless steel appliances in the kitchen, quartz counters, 42' recessed panel cabinets, LED lights throughout. Large master bathroom with glass enclosed shower, solid surface counter tops. 1 car garage and cover patio that backs to the pond. Location is fantastic. St Johns county schools- A Rated. 11 miles to Atlantic Ocean, convenient to St Augustine and Jacksonville. Work with our preferred lender and receive up to 2% in closing cost assistance.

  45. 2026-03-11
    price $310,000 874-char remark
    Show marketing remark (874 chars)

    MOTIVATED SELLER! LEASE ENDS MAY 15, 2026. MAKE OFFER TODAY! Better than NEW 3-bedroom 2.5 bath large townhome with one car garage. So many amenities you will never leave. Golf cart community. Relax at the beach lagoon, Workout at the gym or have a drink at pool side bar and waterslide. 9ft ceilings on the ground floor. Upgrades galore. Grey paint throughout. Tile plank floors downstairs. Washer and dryer included. Stainless steel appliances in the kitchen, quartz counters, 42' recessed panel cabinets, LED lights throughout. Large master bathroom with glass enclosed shower, solid surface counter tops. 1 car garage and cover patio that backs to the pond. Location is fantastic. St Johns county schools- A Rated. 11 miles to Atlantic Ocean, convenient to St Augustine and Jacksonville. Work with our preferred lender and receive up to 2% in closing cost assistance.

  46. 2025-12-13
    price $313,000 874-char remark
    Show marketing remark (874 chars)

    MOTIVATED SELLER! LEASE ENDS MAY 15, 2026. MAKE OFFER TODAY! Better than NEW 3-bedroom 2.5 bath large townhome with one car garage. So many amenities you will never leave. Golf cart community. Relax at the beach lagoon, Workout at the gym or have a drink at pool side bar and waterslide. 9ft ceilings on the ground floor. Upgrades galore. Grey paint throughout. Tile plank floors downstairs. Washer and dryer included. Stainless steel appliances in the kitchen, quartz counters, 42' recessed panel cabinets, LED lights throughout. Large master bathroom with glass enclosed shower, solid surface counter tops. 1 car garage and cover patio that backs to the pond. Location is fantastic. St Johns county schools- A Rated. 11 miles to Atlantic Ocean, convenient to St Augustine and Jacksonville. Work with our preferred lender and receive up to 2% in closing cost assistance.

  47. 2025-09-15
    listed $315,000 Active 874-char remark
    Show marketing remark (874 chars)

    MOTIVATED SELLER! LEASE ENDS MAY 15, 2026. MAKE OFFER TODAY! Better than NEW 3-bedroom 2.5 bath large townhome with one car garage. So many amenities you will never leave. Golf cart community. Relax at the beach lagoon, Workout at the gym or have a drink at pool side bar and waterslide. 9ft ceilings on the ground floor. Upgrades galore. Grey paint throughout. Tile plank floors downstairs. Washer and dryer included. Stainless steel appliances in the kitchen, quartz counters, 42' recessed panel cabinets, LED lights throughout. Large master bathroom with glass enclosed shower, solid surface counter tops. 1 car garage and cover patio that backs to the pond. Location is fantastic. St Johns county schools- A Rated. 11 miles to Atlantic Ocean, convenient to St Augustine and Jacksonville. Work with our preferred lender and receive up to 2% in closing cost assistance.

  48. 2024-06-01
    historical $2,495
  49. 2024-05-24
    listed $2,495

ⓘ 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
$6,542 · $545/mo
Projected year-2 tax
$6,542 · $545/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 3/10 Moderate FEMA zone X (unshaded) · 18% chance over 30 yrs
  • 🔥 Wildfire 3/10 Moderate
  • 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
  • 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
  • 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$29,023
− Mortgage interest
−$15,404
− Property taxes
−$6,542
− Insurance
−$1,375
− Repairs & maintenance
−$2,322
− Management
−$2,322
− HOA
−$6,324
− Depreciation
−$8,000
Taxable loss
−$13,266
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$3,184
After-tax cash flow
$-5,434/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This freshly painted and well-maintained townhome is move-in ready with a great location and numerous amenities.

Value-add opportunities

  • Both Landscaping improvements — Enhances curb appeal and adds value. ↑
  • Both Painting exterior trim — Fresh paint can make a significant difference in curb appeal and value. ↑
  • Both Add smart home features — Modernizes the home and adds convenience for potential buyers/renters. ↑
B Composite school gradezoned avg 78/100

Zoned Schools

Elementary Palencia Elementary School A+ FL #95/2,144 Nat'l #1,082/41,679 Middle Pacetti Bay Middle School A FL #40/571 Nat'l #537/14,009 High Creekside High School A- FL #27/667 Nat'l #1,121/17,239

Schools (NCES district)

District
St. Johns
NCES district ID
1201740
Math proficiency
75% ▼ -5.00%
Reading proficiency
73% ▼ -2.00%
Median HH income
$66,842
Composite
64.31/100
National rank
#556
State rank
#2 of 73 in FL

Livability — St Johns

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

County
Saint Johns County · 303,941 people
Metro
Jacksonville, FL
Population (ZIP)
75,016
Household income
$150,736
Rent vs Own
11.8% rent · 88.2% own
Severe rent burden
8% of renters

Population outlook (St. Johns County) Hauer SSP2

Today (2025)
303,941 people
By 2030
342,590 · +12.7%
By 2040
417,328 · +37.3%
By 2050
487,011 · +60.2%
By 2075
635,395 · +109.1%
By 2100
717,469 · +136.1%

Race, ethnicity, and origin ACS 2023

Neighborhood character
Predominantly White (73%)
Race & ethnicity
White 73% Two or more races 11% Hispanic / Latino 9% Black 6% Asian 6%
Hispanic origin (detail)
Puerto Rican 2% Cuban 1%
Common ancestry
Romanian 2% Lithuanian 2% Slovak 2%
Foreign-born
13% · Canada, Jamaica, China
Languages at home
86% English-only · Spanish 5% Other Indo-European 4% Other Asian/Pacific 2%

Political lean MEDSL · St. Johns

2024 margin
Solid R (+31.4) · D 33.9% · R 65.2%
2008→2024 swing
+0.2pp no change · 2008: -31.6pp · 2024: -31.4pp
All cycles
2024: R+31.4 2020: R+26.7 2016: R+33.4 2012: R+37.8 2008: R+31.6

Not yet ingested

Civics
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Price history

+10922.0% since first listed
10 events — show timeline
  • 2026-06-25 Price Changed $275,000 realMLS
  • 2026-06-03 Price Changed $277,000 realMLS
  • 2026-05-19 Listed $288,500 realMLS
  • 2026-04-29 Listing Removed — realMLS
  • 2026-04-06 Price Changed $295,000 realMLS
  • 2026-03-11 Price Changed $310,000 realMLS
  • 2025-12-13 Price Changed $313,000 realMLS
  • 2025-09-15 Listed $315,000 realMLS
  • 2024-06-01 Rental Removed $2,495 BUILDIUM
  • 2024-05-24 Listed for Rent $2,495 BUILDIUM

Property tax history

+5.5%/yr

Latest (2025): $6,542 · +4.9% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…