500 Sandiron Cir #524 · Palm Valley, FL 32082

$270,000

2 bd · 2.0 ba · 1,117 sqft · Condo public records · 15 Days on market

Built 1992 $604/mo HOA · 24% 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).

• Cash flow +8.5/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Rent growth +4.3/5.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

POOL, SPA, TENNIS, FITNESS CENTER, GATED ENTRY, GARAGES, CAR DETAIL, BOAT STORAGE, PLAYGROUND, AND BEST OF ALL...ONLY BLOCKS TO BEACH ACCESS!! THERE IS NO OTHER PROPERTY LIKE IT...OUR BREATH TAKING WATER TO GOLF VIEWS AND PRISTINE LANDSCAPING SETS US APART! COME SEE, MODELS OPEN DAILY. MODELS OPENED 10-6 WEEKDAYS, AND 10-5 WEEKENDS.

Key facts

• $604 HOA
• Community pool
• Built 1992

Property features AI

Finance

• HOA & community: Homeowners association (Stellar Properties); Monthly association fee of $604; Community amenities: clubhouse, fitness center, playground, tennis courts, car wash area, RV/boat storage

Exterior

• Parking: Additional unassigned parking
• Security: Security gate
• Utilities: Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Condominium; Entry level on 2; 3-story building; Property is attached; One level unit; Residential use
• Exterior features: Balcony; Porch (screened); Community pool and community spa

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Breakfast nook; Ceiling fan(s); Wood-burning fireplace (1)
• Laundry & utility: In-unit washer and dryer; Dryer; Washer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (7.8% below list).
• Recommended offer: $228k (15.4% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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: crime A+, employment A+, housing 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.
• Zoned schools: Ponte Vedra Palm Valley- Rawlings Elementary School (math 86% / reading 84%, grade A+, #35 of 2,144 statewide, top 2%, 1,066 students, 11% FRL); Alice B. Landrum Middle School (math 87% / reading 79%, grade A+, #14 of 571 statewide, top 2%, 1,142 students, 3% FRL); Ponte Vedra High School (math 82% / reading 82%, grade A, #19 of 667 statewide, top 3%, 1,928 students, 2% FRL).
• Market conditions: Rents rising fast (+7.4%/yr); 333 active listings in the ZIP; 13 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).

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 15 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $168k; list at $270k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: moderate flood risk; 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 $228,480 (15.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.92% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.73%
• DSCR: 0.83
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.39% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.38×
• Total profit: $-46,994
• Equity at exit: $40,258

10-year hold

• IRR: -1.2%
• Equity multiple: 0.90×
• Total profit: $-7,612
• Equity at exit: $23,345

Cash invested: $75,600 (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 →

ZIP-level market 32082

• Rents YoY: 7.4%
• Active inventory: 333
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,490 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$112
• HOA: −$604
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-235

Break-even live

Break-even rent $2,787

Max offer price $228,480

Occupancy floor —

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Ironwood Dr #133 Ponte Vedra Beach, FL	2.0	2.0	1117	$2,295	$2.05	23d	1	0.12mi
7 Cobia St Ponte Vedra Beach, FL	2.0	2.0	1046	$2,500	$2.39	12d	1	0.76mi
46 Ponte Vedra Colony Cir Ponte Vedra Beach, FL	2.0	2.0	1000	$1,900	$1.90	21d	1	0.90mi
71 Ponte Vedra Colony Cir Ponte Vedra Beach, FL	2.0	2.0	950	$3,200	$3.37	23d	1	0.93mi
11 Arbor Club Dr #214 Ponte Vedra Beach, FL	2.0	2.0	1116	$2,200	$1.97	23d	1	1.02mi
19 Arbor Club Dr Ponte Vedra Beach, FL	2.0	2.0	1116	$2,095	$1.88	23d	1	1.04mi
5 Arbor Club Dr #103 Ponte Vedra Beach, FL	2.0	2.0	1200	$2,300	$1.92	7d	1	1.07mi
562 Ponte Vedra Blvd Ponte Vedra Beach, FL	3.0	1.5	1453	$4,500	$3.10	23d	1	1.12mi
100 Fairway Park Blvd Ponte Vedra Beach, FL	1.0–2.0	1.0–2.0	750	$1,700	$2.27	14d	3	1.23mi
908 Shoreline Cir Ponte Vedra Beach, FL	2.0	2.0	1033	$2,100	$2.03	3d	1	1.27mi
622 Ponte Vedra Blvd Unit D4 Ponte Vedra Beach, FL	3.0	2.0	1440	$4,500	$3.12	23d	1	1.32mi
650 Ponte Vedra Blvd Unit E Ponte Vedra Beach, FL	2.0	2.5	1406	$3,995	$2.84	23d	1	1.42mi
218 Cranes Lake Dr Ponte Vedra Beach, FL	2.0	2.0	1208	$1,950	$1.61	14d	1	1.43mi

HOA detail condo

• Monthly dues: $604 · $7,248/yr
• Likely covers: waterlandscapingpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-18
   days on market $270,000 Active 15 DOM
2. 2026-06-17
   days on market $270,000 Active 14 DOM
3. 2026-06-16
   days on market $270,000 Active 13 DOM
4. 2026-06-15
   days on market $270,000 Active 12 DOM
5. 2026-06-13
   days on market $270,000 Active 10 DOM
6. 2026-06-13
   days on market $270,000 Active 9 DOM
7. 2026-06-09
   days on market $270,000 Active 6 DOM
8. 2026-06-08
   days on market $270,000 Active 5 DOM
9. 2026-06-07
   days on market $270,000 Active 4 DOM
10. 2026-06-03
    remarks 466-char remark
11. 2026-06-03
    listed $270,000 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: $833 · $69/mo
• Projected year-2 tax: $2,241 · $187/mo
• Expected delta: +$1,408/yr (+$117/mo · 169.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 26% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $29,876
• − Mortgage interest: −$15,124
• − Property taxes: −$833
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,390
• − Management: −$2,390
• − HOA: −$7,248
• − Depreciation: −$7,855
• Taxable loss: −$7,315
• Est. tax savings @ 24.0%: +$1,755
• After-tax cash flow: $-1,065/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

+85.6% since first listed

5 events — show timeline

• 2026-06-03 Listed $270,000 realMLS
• 2005-03-14 Sold (Public Records) $167,500 Public Records
• 2002-03-26 Listing Removed — realMLS
• 2002-03-22 Sold (MLS) $145,500 realMLS
• 2002-02-26 Listed $145,500 realMLS

Property tax history

+2.4%/yr

Latest (2025): $833 · +14.0% YoY. Source: county tax records.