140 Boracay Cir · St Johns, FL 32259

$309,000

3 bd · 2.5 ba · 1,750 sqft · Townhouse · 407 Days on market

Built 2021 Good condition $177/sqft · at area comps Est $324k · at est. $717/mo HOA · 28% of rent ↓ 10% since listing

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Why this score? — see what drove the F 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 +9.5/15.0
• Schools +7.8/10.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• Cash flow +2.8/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Transferable Home Warranty Seller has had a Pre-listing Home Inspection done for buyers ease. Luxury living in a beautiful, sleek and modern townhome in the highly sought after community of Grand Isle at Beachwalk. Step inside to discover an open light filled living space perfect for entertaining with serene wooded views from your screened-in lanai. Enjoy cooking in this chef inspired kitchen with quartz countertops, custom tile backsplash and a spacious island. Upstairs you will find a generous master suit boasting a custom walk-in closet, along with 2 additional bedrooms and a laundry room. Beachwalk living is vacation living at its best! In this one of a kind golf cart friendly community you will find the 14 acre crystal lagoon that offers a sandy beach, waterslide, paddle boarding and kayaking along with a swim up bar. You will also find an on-site restaurant and bar, 18 hole putting green, pickle ball and tennis courts, fitness center and dog park.

Key facts

• Spacious island
• Serene wooded views
• Granite countertops

Tags

• OPEN LIGHT FILLED LIVING SPACE
• SERENE WOODED VIEWS
• CHEF INSPIRED KITCHEN
• GRANITE COUNTERTOPS
• CUSTOM TILE BACKSPLASH
• SPACIOUS ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $309k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (56.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (18.5% below list).
• Recommended offer: $133k (56.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade F — 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; 1301 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $9k 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 407 days — a 12% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $34k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,162 (56.9% 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 407 days. Have you received any prior offers? Is the seller open to a 57% 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: 0.82% ✗
• Cap rate: 2.29%
• Cash-on-cash: -14.30%
• DSCR: 0.36
• GRM: 10.2

CMA / ARV

• ARV (median comp): $323,708
• List price: $309,000
• Delta: -4.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Boracay Cir	0.06mi	3/2.5	1,750 (0%)	6mo	$295,000	$169	92
208 Boracay Cir	0.06mi	3/2.5	1,750 (0%)	6mo	$270,000	$154	92
143 Boracay Cir	0.03mi	3/2.5	1,751 (+0%)	10mo	$270,000	$154	90
195 Boracay Cir	0.06mi	3/2.5	1,750 (0%)	13mo	$313,000	$179	86
473 Boracay Cir	0.09mi	3/2.5	1,750 (0%)	18mo	$342,500	$196	81
491 Boracay Cir	0.10mi	3/2.5	1,631 (-7%)	8mo	$301,000	$185	77
516 Boracay Cir	0.13mi	3/2.5	1,631 (-7%)	13mo	$250,000	$153	72
472 Albany Bay Blvd	0.12mi	3/2.5	1,631 (-7%)	14mo	$260,000	$159	72
48 Boracay Cir	0.10mi	3/2.5	1,631 (-7%)	15mo	$335,000	$205	71
487 Boracay Cir	0.10mi	3/2.5	1,631 (-7%)	20mo	$321,000	$197	68
44 Boracay Cir	0.10mi	2/2.5 (-1)	1,611 (-8%)	18mo	$294,000	$182	62
424 Boracay Cir	0.12mi	2/2.5 (-1)	1,611 (-8%)	20mo	$299,000	$186	60

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: -48.9%
• Equity multiple: -0.42×
• Total profit: $-122,548
• Equity at exit: $46,073

10-year hold

• IRR: —
• Equity multiple: -1.51×
• Total profit: $-217,444
• Equity at exit: $26,717

Cash invested: $86,520 (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: 29 active · 6 under contract
• Months of supply: 15.8 mo (6%/mo absorbed)
• Median asking: $305,000 ($186/sqft)
• Median days on market: 100 d
• This list price: 52% of active listings are priced below it
• ARV vs active asking: -0.7% 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: 1301
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,519 high
• Mortgage (P&I): −$1,620
• Tax from tax record: −$555 /mo · $6,658/yr
• Insurance: −$129
• HOA: −$717
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-1,031

Break-even live

Break-even rent $3,824

Max offer price $133,162

Occupancy floor —

Sensitivity live

Price	-10% $-856	-5% $-944	+0% $-1,031	+5% $-1,119	+10% $-1,206
Rent	-10% $-1,230	-5% $-1,131	+0% $-1,031	+5% $-932	+10% $-832
Rate	-1.0pp $-876	-0.5pp $-953	base $-1,031	+0.5pp $-1,111	+1.0pp $-1,193

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: $77,250
• Closing costs: $9,270
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Boracay Cir St Johns, FL	3.0	2.5	1631	$2,400	$1.47	5d	1	0.03mi
181 Boracay Cir Unit 181 St Johns, FL	3.0	2.5	1631	$2,450	$1.50	164d	1	0.06mi
133 Boracay Cir St Johns, FL	3.0	2.5	1750	$2,450	$1.40	5d	1	0.06mi
105 Boracay Cir St Johns, FL	3.0	3.0	1750	$2,545	$1.45	119d	1	0.08mi
99 Boracay Cir St Johns, FL	3.0	3.0	1631	$2,200	$1.35	5d	1	0.08mi
250 Boracay Cir Saint Johns, FL	3.0	3.0	1631	$2,200	$1.35	52d	1	0.09mi
369 Boracay Cir Saint Johns, FL	3.0	2.5	1750	$2,350	$1.34	50d	1	0.11mi
369 Boracay Cir Saint Johns, FL	3.0	2.5	1750	$2,350	$1.34	48d	1	0.11mi
457 Boracay Cir Saint Johns, FL	3.0	2.5	1751	$2,595	$1.48	144d	1	0.11mi
294 Boracay Cir St Johns, FL	3.0	2.5	1631	$2,350	$1.44	5d	1	0.13mi
472 Boracay Cir Saint Johns, FL	3.0	2.5	1750	$2,600	$1.49	164d	1	0.14mi
477 Albany Bay Blvd Saint Johns, FL	3.0	2.5	1631	$2,249	$1.38	144d	1	0.16mi
409 Clifton Bay Loop St Johns, FL	4.0	3.5	2260	$3,500	$1.55	119d	1	0.24mi
75 Teigan Trl St Johns, FL	3.0	1.0–2.0	1035	$2,241	$2.16	1d	23	0.26mi
70 Killarney Ave Saint Johns, FL	3.0	2.5	1710	$2,900	$1.70	52d	1	0.38mi
471 Rum Runner Way St Johns, FL	4.0	4.0	2478	$3,650	$1.47	108d	1	0.57mi
128 Peace River Rd Saint Johns, FL	3.0	2.0	1638	$2,395	$1.46	164d	1	0.64mi
310 Rambling Brook Trl Saint Johns, FL	4.0	3.0	2387	$2,700	$1.13	164d	1	0.68mi
302 Rambling Brook Trl Saint Johns, FL	4.0	2.5	2387	$2,700	$1.13	164d	1	0.68mi
35 Crystal Palm Dr St Johns, FL	1.0–3.0	1.0–2.0	1115	$2,492	$2.23	0d	14	0.69mi
357 Rum Runner Way St Johns, FL	4.0	3.5	2169	$3,550	$1.64	119d	1	0.69mi
342 Rum Runner Way Saint Johns, FL	4.0	3.5	2163	$3,900	$1.80	20d	1	0.71mi
342 Rum Runner Way St Johns, FL	4.0	3.5	2163	$3,850	$1.78	2d	1	0.71mi
60 Rum Runner Way St Johns, FL	4.0	3.0	2503	$4,000	$1.60	119d	1	0.72mi
62 Gourd Island Way Saint Johns, FL	4.0	2.0	1656	$2,250	$1.36	52d	1	0.75mi
290 Rum Runner Way St Johns, FL	3.0	2.5	2052	$3,995	$1.95	119d	1	0.75mi
55 Gourd Island Way Saint Johns, FL	4.0	2.5	2091	$2,600	$1.24	164d	1	0.77mi
192 Rambling Brook Trl St Johns, FL	4.0	3.0	2397	$2,650	$1.11	5d	1	0.77mi
192 Rambling Brook Trl Saint Johns, FL	4.0	3.0	2387	$2,650	$1.11	12d	1	0.77mi
171 Tamar Ct Saint Augustine, FL	3.0	3.0	2081	$2,600	$1.25	52d	1	0.78mi
171 Tamar Ct St Augustine, FL	3.0	2.5	2081	$2,600	$1.25	108d	1	0.78mi
168 Rambling Brook Trl Saint Johns, FL	3.0	2.0	1700	$3,000	$1.76	164d	1	0.79mi
87 Tahiti Shores Ct Saint Augustine, FL	3.0	1.5	1502	$1,975	$1.31	161d	1	0.79mi
71 Tahiti Shores Ct Saint Augustine, FL	3.0	2.5	1502	$1,975	$1.31	148d	1	0.80mi
55 Tamar Ct Saint Augustine, FL	3.0	2.5	2081	$2,600	$1.25	164d	1	0.83mi
59 Talulla Trl Saint Augustine, FL	3.0	2.5	1502	$1,895	$1.26	45d	1	0.85mi
32 Pasadena Dr Unit 1 St. Augustine, FL	2.0	2.5	1442	$2,100	$1.46	164d	1	0.88mi
298 Charlie Way Saint Augustine, FL	3.0	2.5	1789	$2,179	$1.22	29d	1	0.90mi
298 Charlie Way Saint Augustine, FL	3.0	2.5	1789	$2,179	$1.22	24d	1	0.90mi
205 Talulla Trl St Augustine, FL	3.0	2.5	1502	$1,995	$1.33	119d	1	0.90mi

HOA detail $717/mo · $8,604/yr

• Likely covers: watergym

Listing history 50 events

1. 2026-11-08
   days on market $309,000 Active 407 DOM
2. 2026-11-08
   days on market $309,000 Active 406 DOM
3. 2026-11-06
   days on market $309,000 Active 405 DOM
4. 2026-11-05
   days on market $309,000 Active 404 DOM
5. 2026-11-04
   days on market $309,000 Active 403 DOM
6. 2026-11-02
   days on market $309,000 Active 401 DOM
7. 2026-11-01
   days on market $309,000 Active 400 DOM
8. 2026-10-31
   days on market $309,000 Active 399 DOM
9. 2026-10-30
   days on market $309,000 Active 398 DOM
10. 2026-10-29
    days on market $309,000 Active 397 DOM
11. 2026-10-28
    days on market $309,000 Active 396 DOM
12. 2026-10-27
    days on market $309,000 Active 395 DOM
13. 2026-10-26
    days on market $309,000 Active 394 DOM
14. 2026-10-26
    days on market $309,000 Active 393 DOM
15. 2026-10-24
    days on market $309,000 Active 392 DOM
16. 2026-10-23
    days on market $309,000 Active 391 DOM
17. 2026-10-22
    days on market $309,000 Active 390 DOM
18. 2026-10-21
    days on market $309,000 Active 389 DOM
19. 2026-10-20
    days on market $309,000 Active 388 DOM
20. 2026-10-19
    days on market $309,000 Active 387 DOM
21. 2026-10-18
    days on market $309,000 Active 386 DOM
22. 2026-10-17
    days on market $309,000 Active 385 DOM
23. 2026-10-16
    days on market $309,000 Active 384 DOM
24. 2026-10-15
    days on market $309,000 Active 383 DOM
25. 2026-10-14
    days on market $309,000 Active 382 DOM
26. 2026-10-13
    days on market $309,000 Active 381 DOM
27. 2026-10-12
    days on market $309,000 Active 380 DOM
28. 2026-10-11
    days on market $309,000 Active 379 DOM
29. 2026-10-10
    days on market $309,000 Active 378 DOM
30. 2026-10-09
    days on market $309,000 Active 377 DOM
31. 2026-10-08
    days on market $309,000 Active 376 DOM
32. 2026-10-07
    days on market $309,000 Active 375 DOM
33. 2026-10-06
    days on market $309,000 Active 374 DOM
34. 2026-10-05
    days on market $309,000 Active 373 DOM
35. 2026-10-04
    days on market $309,000 Active 372 DOM
36. 2026-10-04
    days on market $309,000 Active 371 DOM
37. 2026-10-02
    days on market $309,000 Active 370 DOM
38. 2026-10-01
    days on market $309,000 Active 369 DOM
39. 2026-09-30
    days on market $309,000 Active 368 DOM
40. 2026-09-29
    days on market $309,000 Active 367 DOM
41. 2026-09-28
    days on market $309,000 Active 366 DOM
42. 2026-09-27
    days on market $309,000 Active 365 DOM
43. 2026-09-25
    days on market $309,000 Active 363 DOM
44. 2026-09-24
    days on market $309,000 Active 362 DOM
45. 2026-09-23
    days on market $309,000 Active 361 DOM
46. 2026-09-22
    days on market $309,000 Active 360 DOM
47. 2026-09-21
    days on market $309,000 Active 359 DOM
48. 2026-09-19
    days on market $309,000 Active 357 DOM
49. 2026-09-18
    days on market $309,000 Active 356 DOM
50. 2026-09-17
    days on market $309,000 Active 355 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: $6,658 · $555/mo
• Projected year-2 tax: $6,658 · $555/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 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

Taxation est. · year 1

• Rental income: $30,225
• − Mortgage interest: −$17,309
• − Property taxes: −$6,658
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,418
• − Management: −$2,418
• − HOA: −$8,604
• − Depreciation: −$8,989
• Taxable loss: −$17,716
• Est. tax savings @ 24.0%: +$4,252
• After-tax cash flow: $-8,123/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

Good 80/100 None rehab

This modern townhome in Grand Isle at Beachwalk is in excellent condition with no major repairs needed. It offers a spacious layout, modern finishes, and a serene wooded view from the screened-in lanai. Potential buyers will appreciate the well-maintained exterior and interior, as well as the golf cart-friendly community. Upgrades to the exterior and interior can further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and property value ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers ↑
• Resale Upgrading the bathroom fixtures — Upgraded fixtures can make bathrooms more appealing to potential buyers ↑

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
• City population: 979,034
• 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

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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%

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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%
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 4% Other Asian/Pacific 2%

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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: ▼ -105.54%
• Current HPI: 261.2552
• Rent YoY: ▬ 0.00%
• Metro: Jacksonville, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

-10.0% since first listed

5 events — show timeline

• 2026-03-23 Price Changed $309,000 realMLS
• 2026-01-13 Relisted — realMLS
• 2026-01-05 Pending — realMLS
• 2026-01-01 Price Changed $331,500 realMLS
• 2025-09-19 Listed $343,500 realMLS

Property tax history

+26.6%/yr

Latest (2025): $6,658 · +17.2% YoY. Source: county tax records.