100 Fairway Park Blvd #207 · Palm Valley, FL 32082

$163,000

1 bd · 1.0 ba · 469 sqft · Condo public records · 42 Days on market

Built 1986 $249/mo HOA · 14% of rent

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Why this score? — see what drove the C 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 +19.1/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• 1% rule +6.1/10.0
• DSCR +6.0/10.0
• 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

Beautifully updated & meticulously maintained, first floor corner unit. East facing. Enjoy ocean breezes, natural sunlight, and the soothing sounds from the pond and fountain out front. Updates by owner, include new windows, flooring, kitchen countertops, door hardware, shower, and brand new stackable washer/dryer. There is a wood burning fireplace for those chilly winter days. You can see by the pictures, this unit is just perfect in every way. The location, quality of updates and price, this unit will not last long, so don't hesitate! Schedule today, don't miss this opportunity to own a beautiful condo within blocks to the beach.

Key facts

• $249 HOA
• Community pool
• Built 1986

Property features AI

Finance

• HOA & community: Community association with monthly fee; Association amenities include barbecue area, clubhouse, fitness center, and tennis courts

Exterior

• Parking: Additional parking available
• Utilities: Electricity connected; Sewer connected; Water connected
• Home design: Condominium; Single-story; Property is attached
• Exterior features: Pond / waterfront setting; Community pool (not private)

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Primary bedroom with a shower-only bathroom; Primary bedroom on the main level; Walk-in closet; Wood-burning fireplace
• Laundry & utility: In-unit laundry (stacked washer/dryer)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $163k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $158k (3.0% below list) — sets the bar for market timing.
• 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: 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); 342 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 8 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 $115k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $158,110 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 7.5

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: -3.8%
• Equity multiple: 0.85×
• Total profit: $-6,903
• Equity at exit: $24,304

10-year hold

• IRR: 10.6%
• Equity multiple: 2.01×
• Total profit: $46,085
• Equity at exit: $14,093

Cash invested: $45,640 (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: 342
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,805 medium
• Mortgage (P&I): −$855
• Tax from tax record: −$80 /mo · $962/yr
• Insurance: −$68
• HOA: −$249
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $174

Break-even live

Break-even rent $1,585

Max offer price $163,000

Occupancy floor 85%

Sensitivity live

Price	-10% $266	-5% $220	+0% $174	+5% $128	+10% $82
Rent	-10% $31	-5% $103	+0% $174	+5% $245	+10% $317
Rate	-1.0pp $256	-0.5pp $215	base $174	+0.5pp $132	+1.0pp $89

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $249 · $2,988/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-04-27
   status Pending
2. 2026-04-09
   status Active
3. 2026-03-21
   historical Active Under Contract
4. 2026-03-21
   status Active
5. 2026-03-17
   status Pending
6. 2026-03-12
   listed $163,000 Active
7. 2021-06-25
   soldstatus $115,000
8. 2021-06-21
   soldstatus $115,000 Sold 644-char remark

   Show marketing remark (644 chars)

   Beautifully updated & meticulously maintained, first floor corner unit. East facing. Enjoy ocean breezes, natural sunlight, and the soothing sounds from the pond and fountain out front. Updates by owner, include new windows, flooring, kitchen countertops, door hardware, shower, and brand new stackable washer/dryer. There is a wood burning fireplace for those chilly winter days. You can see by the pictures, this unit is just perfect in every way. The location, quality of updates and price, this unit will not last long, so don't hesitate! Schedule today, don't miss this opportunity to own a beautiful condo within blocks to the beach.

9. 2020-11-19
   status Pending 644-char remark

   Show marketing remark (644 chars)

   Beautifully updated & meticulously maintained, first floor corner unit. East facing. Enjoy ocean breezes, natural sunlight, and the soothing sounds from the pond and fountain out front. Updates by owner, include new windows, flooring, kitchen countertops, door hardware, shower, and brand new stackable washer/dryer. There is a wood burning fireplace for those chilly winter days. You can see by the pictures, this unit is just perfect in every way. The location, quality of updates and price, this unit will not last long, so don't hesitate! Schedule today, don't miss this opportunity to own a beautiful condo within blocks to the beach.

10. 2020-11-09
    historical Active - Contingent 644-char remark

    Show marketing remark (644 chars)

    Beautifully updated & meticulously maintained, first floor corner unit. East facing. Enjoy ocean breezes, natural sunlight, and the soothing sounds from the pond and fountain out front. Updates by owner, include new windows, flooring, kitchen countertops, door hardware, shower, and brand new stackable washer/dryer. There is a wood burning fireplace for those chilly winter days. You can see by the pictures, this unit is just perfect in every way. The location, quality of updates and price, this unit will not last long, so don't hesitate! Schedule today, don't miss this opportunity to own a beautiful condo within blocks to the beach.

11. 2020-11-08
    listed $115,000 Active 644-char remark

    Show marketing remark (644 chars)

    Beautifully updated & meticulously maintained, first floor corner unit. East facing. Enjoy ocean breezes, natural sunlight, and the soothing sounds from the pond and fountain out front. Updates by owner, include new windows, flooring, kitchen countertops, door hardware, shower, and brand new stackable washer/dryer. There is a wood burning fireplace for those chilly winter days. You can see by the pictures, this unit is just perfect in every way. The location, quality of updates and price, this unit will not last long, so don't hesitate! Schedule today, don't miss this opportunity to own a beautiful condo within blocks to the beach.

12. 2015-07-14
    soldstatus $77,000 Sold 513-char remark

    Show marketing remark (513 chars)

    Light, bright and open. This clean, ground floor end unit has brand new laminate wood floors and is freshly painted. Building 2 has just been repiped and current owners had a new hot water heater installed. Washer and dryer are one year new! Would make a great retreat, 2nd home or rental. Located just off A1A, you have easy access to JTB, shopping, restaurants and just a short walk or bike ride to the beach. Make sure to see the clubhouse on the East side of A1A with a pool, clubhouse and workout room.

13. 2015-07-14
    soldstatus $77,000

    Show marketing remark (513 chars)

    Light, bright and open. This clean, ground floor end unit has brand new laminate wood floors and is freshly painted. Building 2 has just been repiped and current owners had a new hot water heater installed. Washer and dryer are one year new! Would make a great retreat, 2nd home or rental. Located just off A1A, you have easy access to JTB, shopping, restaurants and just a short walk or bike ride to the beach. Make sure to see the clubhouse on the East side of A1A with a pool, clubhouse and workout room.

14. 2015-06-19
    status Pending 513-char remark

    Show marketing remark (513 chars)

    Light, bright and open. This clean, ground floor end unit has brand new laminate wood floors and is freshly painted. Building 2 has just been repiped and current owners had a new hot water heater installed. Washer and dryer are one year new! Would make a great retreat, 2nd home or rental. Located just off A1A, you have easy access to JTB, shopping, restaurants and just a short walk or bike ride to the beach. Make sure to see the clubhouse on the East side of A1A with a pool, clubhouse and workout room.

15. 2015-06-09
    historical Active - Contingent 513-char remark

    Show marketing remark (513 chars)

    Light, bright and open. This clean, ground floor end unit has brand new laminate wood floors and is freshly painted. Building 2 has just been repiped and current owners had a new hot water heater installed. Washer and dryer are one year new! Would make a great retreat, 2nd home or rental. Located just off A1A, you have easy access to JTB, shopping, restaurants and just a short walk or bike ride to the beach. Make sure to see the clubhouse on the East side of A1A with a pool, clubhouse and workout room.

16. 2015-04-23
    listed $85,000 Active 513-char remark

    Show marketing remark (513 chars)

    Light, bright and open. This clean, ground floor end unit has brand new laminate wood floors and is freshly painted. Building 2 has just been repiped and current owners had a new hot water heater installed. Washer and dryer are one year new! Would make a great retreat, 2nd home or rental. Located just off A1A, you have easy access to JTB, shopping, restaurants and just a short walk or bike ride to the beach. Make sure to see the clubhouse on the East side of A1A with a pool, clubhouse and workout room.

17. 2010-08-23
    historical
18. 2010-08-20
    soldstatus $40,000
19. 2010-04-09
    listed $44,900
20. 2006-08-15
    historical
21. 2006-02-08
    historical
22. 2006-01-12
    listed $138,900
23. 2006-01-11
    soldstatus $114,900
24. 2005-05-11
    listed $114,900

ⓘ 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: $962 · $80/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$391/yr (+$33/mo · 40.6%)

ⓘ 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: $21,659
• − Mortgage interest: −$9,131
• − Property taxes: −$962
• − Insurance: −$815
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − HOA: −$2,988
• − Depreciation: −$4,742
• Taxable loss: −$444
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $2,194/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

+41.9% since first listed

24 events — show timeline

• 2026-04-27 Pending — realMLS
• 2026-04-09 Relisted — realMLS
• 2026-03-21 Contingent — realMLS
• 2026-03-21 Relisted — realMLS
• 2026-03-17 Pending — realMLS
• 2026-03-12 Listed $163,000 realMLS
• 2021-06-25 Sold (Public Records) $115,000 Public Records
• 2021-06-21 Sold (MLS) $115,000 realMLS
• 2020-11-19 Pending — realMLS
• 2020-11-09 Contingent — realMLS
• 2020-11-08 Listed $115,000 realMLS
• 2015-07-14 Sold (Public Records) $77,000 Public Records
• 2015-07-14 Sold (MLS) $77,000 realMLS
• 2015-06-19 Pending — realMLS
• 2015-06-09 Contingent — realMLS
• 2015-04-23 Listed $85,000 realMLS
• 2010-08-23 Listing Removed — realMLS
• 2010-08-20 Sold (MLS) $40,000 realMLS
• 2010-04-09 Listed $44,900 realMLS
• 2006-08-15 Listing Removed — realMLS
• 2006-02-08 Listing Removed — realMLS
• 2006-01-12 Listed $138,900 realMLS
• 2006-01-11 Sold (MLS) $114,900 realMLS
• 2005-05-11 Listed $114,900 realMLS

Property tax history

+3.6%/yr

Latest (2025): $962 · +13.7% YoY. Source: county tax records.