100 Fairway Park Blvd #604 · Palm Valley, FL 32082

$135,000

1 bd · 1.0 ba · 633 sqft · Townhouse public records · 3 Days on market

Built 1986 Est $182k · 26% under $336/mo HOA · 19% of rent ↓ 8% since listing

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Why this score? — see what drove the B- 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).

• Cash flow +19.3/30.0
• ARV discount +15.0/15.0
• 1% rule +8.1/10.0
• Schools +6.4/10.0
• DSCR +6.1/10.0
• Rent growth +4.3/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CORNER STORY 1BR/1BA TOWNHOME. OWNER METICULOUSLY MAINTAINED UNIT. ATTIC RE-INSULATED FOR SOUNDNESS AND TO BE COOLER IN SUMMER MONTHS WARMER IN WINTER MONTHS . LOW ELECTRIC BILLS. CHARMING UNIT IN GREAT CONDITION. SUMMER HOUSE COMMUNIUTY W/FULLY FUNDED RESERVES AND SECURE BALANCE SHEET. EASY TO SHOW. THIS IS NOT A SHORT SALE!!!! SELLER WANTS TO CLOSE BY END!!!!! CASH !!CASH !!CASH !!CASH!! CASH!!

Key facts

• Gated community
• End unit townhome
• Clubhouse

Tags

• END UNIT TOWNHOME
• GATED COMMUNITY
• POOL
• CLUBHOUSE
• WORK OUT FACILITY
• TENNIS COURTS

Property features AI

Finance

• Other: Community pool available (not private)
• HOA & community: Community has an association; Monthly association fee; Association amenities include clubhouse, fitness center, gated access, RV/boat storage, security, and tennis courts

Exterior

• Parking: Off-street parking
• Security: Gated community; On-site security
• Utilities: 100 amp electric service; Public sewer; Water connected; Electricity connected; Cable available; Sewer connected
• Home design: Townhouse; Two levels; Entry level 1; Faces east; Property is attached; Currently used as single family
• Exterior features: Security gate; Asphalt road surface; Community sidewalks

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Ice maker; Electric water heater
• Bedrooms: 1 bedroom (entry level lower/first floor mentioned as Entry Level 1)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Electric cooling
• Interior features: Primary bathroom with tub and shower; Walk-in closets; Wood-burning fireplace
• Laundry & utility: Washer and dryer; Laundry on lower level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 7.6% vs local median 2.3% in Palm Valley — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#462 in FL) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• 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.
• Market conditions: Rents rising fast (+7.4%/yr); 333 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).
• This rent is only 17% of the median local income ($125k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 21y 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.
• Current owner paid $60k; list at $135k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $182,304
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Fairway Park Blvd #108	0.06mi	1/1.0	633 (0%)	8mo	$166,000	$262	91
100 Fairway Park Blvd #1501	0.12mi	1/1.0	633 (0%)	20mo	$195,000	$308	78
100 Fairway Park Blvd #1207	0.08mi	1/1.0	546 (-14%)	0mo	$157,000	$288	73
100 Fairway Park Blvd #703	0.04mi	1/1.0	546 (-14%)	6mo	$154,000	$282	70

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 · 7.39% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.89×
• Total profit: $-4,104
• Equity at exit: $20,129

10-year hold

• IRR: 12.3%
• Equity multiple: 2.22×
• Total profit: $45,984
• Equity at exit: $11,672

Cash invested: $37,800 (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 →

ZIP-level market 32082

• Rents YoY: 7.4%
• Active inventory: 333
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,763 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$145 /mo · $1,737/yr
• Insurance: −$56
• HOA: −$336
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $148

Break-even live

Break-even rent $1,576

Max offer price $135,000

Occupancy floor 87%

Sensitivity live

Price	-10% $224	-5% $186	+0% $148	+5% $110	+10% $72
Rent	-10% $9	-5% $78	+0% $148	+5% $218	+10% $287
Rate	-1.0pp $216	-0.5pp $182	base $148	+0.5pp $113	+1.0pp $77

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Fairway Park Blvd Ponte Vedra Beach, FL	1.0	1.0	577	$1,475	$2.55	24d	3	0.14mi
100 Fairway Park Blvd Ponte Vedra Beach, FL	1.0–2.0	1.0–2.0	750	$1,495	$1.99	15d	3	0.14mi
743 Spinnakers Reach Dr Ponte Vedra Beach, FL	1.0	1.0	700	$4,500	$6.43	24d	1	1.36mi
667 Summer Pl Ponte Vedra Beach, FL	—	1.0	540	$2,000	$3.70	24d	1	1.46mi

HOA detail

• Monthly dues: $336 · $4,032/yr
• Likely covers: electric

Listing history 4 events

1. 2026-06-18
   days on market $135,000 Active 3 DOM
2. 2026-06-17
   days on market $135,000 Active 2 DOM
3. 2026-06-16
   remarks 300-char remark
4. 2026-06-16
   listed $135,000 Active 1 DOM

ⓘ 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: $1,737 · $145/mo
• Projected year-2 tax: $1,737 · $145/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,157
• − Mortgage interest: −$7,562
• − Property taxes: −$1,737
• − Insurance: −$675
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − HOA: −$4,032
• − Depreciation: −$3,927
• Taxable loss: −$161
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $1,814/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.

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 — Palm Valley

• Score: 69/100
• State rank: #462
• US rank: #8349

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Valley, FL
• County: Saint Johns County · 301,599 people
• Metro: Jacksonville, FL
• Population (ZIP): 29,289
• Household income: $124,558
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 672.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 6% Asian 3% Black 1%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Slovak 4% Romanian 3% Italian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 1%

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: —

Market trends

• HPI YoY: ▼ -435.26%
• Current HPI: 306.134
• Rent YoY: ▲ 7.39%
• Metro: Jacksonville, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-8.2% since first listed

16 events — show timeline

• 2026-06-15 Listed $135,000 realMLS
• 2013-01-03 Sold (Public Records) $60,000 Public Records
• 2012-12-31 Sold (MLS) $60,000 realMLS
• 2012-11-03 Listed $64,000 realMLS
• 2011-02-08 Listing Removed — realMLS
• 2011-02-07 Sold (MLS) $40,000 realMLS
• 2010-12-08 Listing Removed — realMLS
• 2010-12-06 Listed $44,000 realMLS
• 2010-12-06 Listed $44,000 realMLS
• 2010-11-30 Listing Removed — realMLS
• 2009-06-23 Listed $55,000 realMLS
• 2008-12-06 Listing Removed — realMLS
• 2007-12-06 Listed $154,900 realMLS
• 2005-11-14 Listing Removed — realMLS
• 2005-09-30 Sold (MLS) $147,110 realMLS
• 2005-05-11 Listed $147,110 realMLS

Property tax history

+7.1%/yr

Latest (2025): $1,737 · +12.7% YoY. Source: county tax records.