6300 S A1a Unit A9-3D · Butler Beach, FL 32080

$295,000

2 bd · 2.0 ba · 1,004 sqft · Condo · 170 Days on market

Built 1974 Good condition $294/sqft · 11% below area Est $332k · 11% under $723/mo HOA · 28% of rent

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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 +12.5/15.0
• Schools +5.9/10.0
• Cash flow +4.6/30.0
• Condition / age +3.8/5.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.3/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Walk to the white sands of Crescent Beach from this two-bedroom ground floor villa! You’ll enjoy private beach access through the gated complex, as well as a large swimming pool and a very convenient location. Quail Hollow A9-D3 feels very bright and open. The living room is decorated in neutral tones that are perfect for the seaside. Next to the dining room is a brilliant white kitchen. With gleaming countertops and recessed lighting, the kitchen in Quail Hollow A9-D3 is bright and welcoming. The attached primary bathroom is spacious and clean, decorated in soothing neutral tones. The condo has a second bedroom that is ideal for children or guests. The two twin beds are very comfortable and are decked out in cheerful nautical hues. St. Augustine is known for its pristine coast, and Crescent Beach offers hours of fun for the whole family. Make memories together as you swim, collect shells, go surfing, and watch for dolphins as you stroll along the seaside.

Key facts

• Gated complex
• Bright white kitchen
• Private beach access

Tags

• PRIVATE BEACH ACCESS
• LARGE SWIMMING POOL
• GATED COMPLEX
• BRIGHT WHITE KITCHEN
• GLEAMING COUNTERTOPS
• RECESSED LIGHTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (57.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (13.8% below list).
• Recommended offer: $124k (57.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 61/100 on livability (#784 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: health & safety C-, amenities F, commute 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.
• Zoned schools: W. Douglas Hartley Elementary (math 79% / reading 74%, grade A, #185 of 2,144 statewide, top 9%, 633 students, 42% FRL); Gamble Rogers Middle School (math 61% / reading 55%, grade B, #151 of 571 statewide, top 27%, 925 students, 47% FRL); Pedro Menendez High School (math 31% / reading 54%, grade F, #264 of 667 statewide, top 41%, 1,519 students, 39% FRL) — zoned schools average 43% FRL vs 20% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 59% at this address vs 74% district-wide (-15 pts) — the specific schools serving this property underperform the St. Johns average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.0%/yr); 625 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).
• This rent runs 33% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 170 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $169k; list at $295k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 28% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,465 (57.8% 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 170 days. Have you received any prior offers? Is the seller open to a 58% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 3.23%
• Cash-on-cash: -10.92%
• DSCR: 0.51
• GRM: 9.7

CMA / ARV

• ARV (median comp): $332,151
• List price: $295,000
• Delta: -11.18%
• 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
6433 Madison St	0.18mi	2/1.0	1,015 (+1%)	2mo	$460,000	$453	84
6100 A1a S #318	0.32mi	2/2.0	1,186 (+18%)	0mo	$470,000	$396	60
7175 A1a S #F137	1.03mi	2/2.0	968 (-4%)	0mo	$275,000	$284	59
7175 A1a S D126	1.03mi	2/2.0	968 (-4%)	1mo	$259,000	$268	58
7175 A1a S Unit B115	1.03mi	2/2.0	968 (-4%)	1mo	$260,000	$269	58
7265 A1a S Unit C6	1.17mi	2/2.0	1,045 (+4%)	1mo	$326,000	$312	57
7175 A1a #B110	1.03mi	2/2.0	968 (-4%)	2mo	$250,000	$258	57
6942 Middleton Ave	0.67mi	3/2.0 (+1)	1,121 (+12%)	2mo	$440,000	$393	42
7145 A1a S #14	0.99mi	2/2.0	1,224 (+22%)	2mo	$250,000	$204	38
130 Gassett Rd	1.09mi	2/1.0	864 (-14%)	0mo	$295,000	$341	38
5754 Rudolph Ave	0.77mi	1/2.0 (-1)	818 (-18%)	1mo	$625,000	$764	34
5467 1st St	1.18mi	3/2.0 (+1)	1,180 (+18%)	2mo	$468,000	$397	33

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: -56.6%
• Equity multiple: -0.57×
• Total profit: $-129,574
• Equity at exit: $43,985

10-year hold

• IRR: —
• Equity multiple: -1.85×
• Total profit: $-235,270
• Equity at exit: $25,506

Cash invested: $82,600 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $448,900 ($362/sqft)
• Median days on market: 664 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -8.6% vs current asking $/sqft

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

ZIP-level market 32080

• Rents YoY: -1.0%
• Active inventory: 625
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,544 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$723
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-1,179

Break-even live

Break-even rent $4,036

Max offer price $124,465

Occupancy floor —

Sensitivity live

Price	-10% $-975	-5% $-1,077	+0% $-1,179	+5% $-1,280	+10% $-1,382
Rent	-10% $-1,380	-5% $-1,279	+0% $-1,179	+5% $-1,078	+10% $-978
Rate	-1.0pp $-1,030	-0.5pp $-1,104	base $-1,179	+0.5pp $-1,255	+1.0pp $-1,333

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: $73,750
• Closing costs: $8,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6240 A1A S Unit 1281960P St. Augustine, FL	2.0	2.0	1453	$4,297	$2.96	56d	1	0.17mi
6225 A1A S Unit C St. Augustine, FL	1.0	1.0	700	$1,500	$2.14	47d	1	0.20mi
6472 Putnam St Saint Augustine, FL	1.0	1.0	1000	$1,950	$1.95	73d	1	0.25mi
6100 Jimmy Buffett Memorial Hwy Unit 1253532P St. Augustine, FL	2.0	2.5	1119	$6,804	$6.08	30d	1	0.33mi
5650 A1A S Unit C218 St Augustine, FL	2.0	2.5	1350	$2,800	$2.07	27d	1	0.89mi
84 Aloha Cir St Augustine, FL	3.0	2.0	1261	$3,000	$2.38	27d	1	0.98mi

HOA detail $723/mo · $8,676/yr condo

• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $295,000 Active 170 DOM
2. 2026-08-07
   days on market $295,000 Active 169 DOM
3. 2026-08-06
   days on market $295,000 Active 168 DOM
4. 2026-08-05
   days on market $295,000 Active 167 DOM
5. 2026-08-04
   days on market $295,000 Active 166 DOM
6. 2026-08-03
   days on market $295,000 Active 165 DOM
7. 2026-07-31
   days on market $295,000 Active 162 DOM
8. 2026-07-30
   days on market $295,000 Active 160 DOM
9. 2026-07-24
   days on market $295,000 Active 155 DOM
10. 2026-07-23
    days on market $295,000 Active 154 DOM
11. 2026-07-22
    days on market $295,000 Active 153 DOM
12. 2026-07-21
    days on market $295,000 Active 152 DOM
13. 2026-07-18
    days on market $295,000 Active 149 DOM
14. 2026-07-18
    days on market $295,000 Active 148 DOM
15. 2026-07-16
    days on market $295,000 Active 147 DOM
16. 2026-07-15
    days on market $295,000 Active 146 DOM
17. 2026-07-14
    days on market $295,000 Active 145 DOM
18. 2026-07-13
    days on market $295,000 Active 144 DOM
19. 2026-07-13
    days on market $295,000 Active 143 DOM
20. 2026-07-11
    days on market $295,000 Active 142 DOM
21. 2026-07-10
    days on market $295,000 Active 141 DOM
22. 2026-07-09
    days on market $295,000 Active 140 DOM
23. 2026-07-07
    days on market $295,000 Active 138 DOM
24. 2026-07-06
    days on market $295,000 Active 137 DOM
25. 2026-07-05
    days on market $295,000 Active 136 DOM
26. 2026-07-03
    pricedays on market $295,000 Active 134 DOM
27. 2026-07-02
    days on market $310,000 Active 133 DOM
28. 2026-07-01
    days on market $310,000 Active 132 DOM
29. 2026-06-30
    days on market $310,000 Active 131 DOM
30. 2026-06-29
    days on market $310,000 Active 130 DOM
31. 2026-06-28
    days on market $310,000 Active 129 DOM
32. 2026-06-27
    days on market $310,000 Active 128 DOM
33. 2026-06-27
    days on market $310,000 Active 127 DOM
34. 2026-06-25
    days on market $310,000 Active 125 DOM
35. 2026-06-22
    days on market $310,000 Active 123 DOM
36. 2026-06-21
    days on market $310,000 Active 122 DOM
37. 2026-06-18
    days on market $310,000 Active 119 DOM
38. 2026-06-17
    days on market $310,000 Active 118 DOM
39. 2026-06-16
    days on market $310,000 Active 117 DOM
40. 2026-06-15
    days on market $310,000 Active 116 DOM
41. 2026-06-13
    days on market $310,000 Active 114 DOM
42. 2026-06-13
    days on market $310,000 Active 113 DOM
43. 2026-06-10
    days on market $310,000 Active 110 DOM
44. 2026-06-08
    days on market $310,000 Active 109 DOM
45. 2026-06-07
    days on market $310,000 Active 108 DOM
46. 2026-06-03
    days on market $310,000 Active 104 DOM
47. 2026-06-02
    days on market $310,000 Active 103 DOM
48. 2026-06-01
    days on market $310,000 Active 102 DOM
49. 2026-05-31
    days on market $310,000 Active 101 DOM
50. 2026-05-20
    price $310,000 976-char remark

    Show marketing remark (976 chars)

    Walk to the white sands of Crescent Beach from this two-bedroom ground floor villa! You’ll enjoy private beach access through the gated complex, as well as a large swimming pool and a very convenient location. Quail Hollow A9-D3 feels very bright and open. The living room is decorated in neutral tones that are perfect for the seaside. Next to the dining room is a brilliant white kitchen. With gleaming countertops and recessed lighting, the kitchen in Quail Hollow A9-D3 is bright and welcoming. The attached primary bathroom is spacious and clean, decorated in soothing neutral tones. The condo has a second bedroom that is ideal for children or guests. The two twin beds are very comfortable and are decked out in cheerful nautical hues. St. Augustine is known for its pristine coast, and Crescent Beach offers hours of fun for the whole family. Make memories together as you swim, collect shells, go surfing, and watch for dolphins as you stroll along the seaside.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,527
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$6,594
• − Repairs & maintenance: −$2,442
• − Management: −$2,442
• − HOA: −$8,676
• − Depreciation: −$8,582
• Taxable loss: −$19,158
• Est. tax savings @ 24.0%: +$4,598
• After-tax cash flow: $-9,544/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $5,020–$15,060 screening

This two-bedroom ground floor villa is in good condition with no visible repairs needed. It has a good curb appeal and is located in a convenient location with private beach access. Painting and updating the flooring would be the highest-ROI updates to increase its value.

Value-add opportunities

• Both Painting the exterior siding and repainting the interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Updating the flooring — Upgrading the flooring can improve the overall look and feel of the property, making it more appealing to potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 59/100

Zoned Schools

Elementary W. Douglas Hartley Elementary A FL #185/2,144 Nat'l #1,912/41,679 Middle Gamble Rogers Middle School B FL #151/571 Nat'l #2,084/14,009 High Pedro Menendez High School F FL #264/667 Nat'l #7,501/17,239

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

C Composite livability gradescore 61/100

Livability — Butler Beach

• Score: 61/100
• State rank: #784
• US rank: #17810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Butler Beach, FL
• County: Saint Johns County · 303,941 people
• City population: 21,368
• Metro: Jacksonville, FL
• Population (ZIP): 20,894
• Household income: $92,531
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 10% 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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 2% Russian/Polish/Slavic 1%

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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: ▼ -560.06%
• Current HPI: 301.5733
• Rent YoY: ▼ -0.97%
• 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

+77.2% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $310,000 St. Augustine and St. Johns County Board of REALTORS®
• 2026-02-19 Listed $325,000 St. Augustine and St. Johns County Board of REALTORS®
• 2023-07-19 Price Changed $395,000 St. Augustine and St. Johns County Board of REALTORS®
• 2016-07-07 Sold (MLS) $169,000 realMLS
• 2016-06-13 Pending — realMLS
• 2016-03-07 Listed $174,900 realMLS