91 Cordelle St · Fruit Cove, FL 32259

$270,000

3 bd · 2.5 ba · 1,289 sqft · Townhouse · 37 Days on market

Built 2024 Good condition 2,178 sqft lot $209/sqft · at area comps Est $258k · at est. $171/mo HOA · 7% 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 +11.9/30.0
• Schools +6.4/10.0
• ARV discount +5.4/15.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the prestigious RiverTown Meadows community within RiverTown, this beautifully designed end-unit townhome offers the perfect blend of modern style, comfort, and convenience. The sleek open-concept floorplan welcomes you directly into the heart of the home, where a spacious kitchen with a large island and breakfast bar overlooks the dining and living areas - creating a seamless flow ideal for entertaining guests or enjoying everyday family life. Thoughtfully designed for functionality, the first floor also features a convenient laundry room and half bath. Upstairs, the private owner's suite includes an ensuite bath and is thoughtfully positioned across from two additional bedrooms

Key facts

• End-unit townhome
• Spacious kitchen
• Large island

Tags

• END-UNIT TOWNHOME
• OPEN-CONCEPT FLOORPLAN
• SPACIOUS KITCHEN
• LARGE ISLAND
• BREAKFAST BAR
• CONVENIENT LAUNDRY ROOM

Property features AI

Finance

• HOA & community: Has association; Quarterly association fee of $514 covering maintenance of grounds; Community amenities include basketball court, boat dock, children’s pool, clubhouse, dog park, fitness center, jogging path, maintained grounds, park, pickleball, playground, and tennis courts; CDD fee applicable

Exterior

• Parking: Assigned parking
• Security: Fire alarm; Smoke detector(s)
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Townhouse; Attached property; Faces southwest
• Construction: Shingle roof
• Exterior features: Community pool (not private); Sprinklers in front and rear; Asphalt road surface

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Freezer; Ice maker; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Ceiling fan(s); Eat-in kitchen; Kitchen island; Open floorplan; Pantry; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-71 ($-847/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (5.6% below list).
• Recommended offer: $255k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.9% in Fruit Cove — 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 (#469 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: Hickory Creek Elementary School (math 84% / reading 80%, grade A+, #79 of 2,144 statewide, top 4%, 793 students, 11% FRL); Switzerland Point Middle School (math 80% / reading 72%, grade A, #34 of 571 statewide, top 6%, 1,430 students, 5% FRL); Bartram Trail High School (math 68% / reading 75%, grade B+, #49 of 667 statewide, top 8%, 2,493 students, 4% FRL).
• Market conditions: Rents flat; 766 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 37 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.

Recommended offer $254,878 (5.6% 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 37 days. Have you received any prior offers? Is the seller open to a 6% 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. 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 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: 0.94% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 8.8

CMA / ARV

• ARV (median comp): $258,215
• List price: $270,000
• Delta: 4.56%
• 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
90 Cordelle St	0.02mi	3/2.5	1,289 (0%)	1mo	$263,990	$205	98
52 Cordelle St	0.04mi	3/2.5	1,288 (-0%)	1mo	$234,000	$182	97
59 Downing Dr	0.05mi	3/2.5	1,289 (0%)	1mo	$264,000	$205	97
159 Harrow Cv	0.07mi	3/2.5	1,288 (-0%)	2mo	$251,490	$195	95
39 Downing Dr	0.06mi	2/2.5 (-1)	1,289 (0%)	1mo	$270,000	$209	91
86 Cordelle St	0.02mi	2/2.5 (-1)	1,206 (-6%)	1mo	$249,000	$206	82
55 Downing Dr	0.05mi	2/2.5 (-1)	1,206 (-6%)	1mo	$258,500	$214	81
48 Cordelle St	0.05mi	2/2.5 (-1)	1,206 (-6%)	2mo	$250,000	$207	81
43 Downing Dr	0.06mi	2/2.5 (-1)	1,206 (-6%)	1mo	$254,500	$211	81
60 Cordelle St	0.04mi	2/2.5 (-1)	1,206 (-6%)	3mo	$256,500	$213	80
151 Harrow Cv	0.07mi	2/2.5 (-1)	1,206 (-6%)	3mo	$258,000	$214	78
177 Fly Line Dr	0.32mi	2/2.0 (-1)	1,430 (+11%)	4mo	$355,000	$248	57

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: -21.9%
• Equity multiple: 0.27×
• Total profit: $-55,542
• Equity at exit: $40,258

10-year hold

• IRR: -27.1%
• Equity multiple: -0.09×
• Total profit: $-82,317
• 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 32259

• Home prices YoY: -28.8%
• Rents YoY: 0.0%
• Active inventory: 766
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,549 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$385 /mo · $4,616/yr
• Insurance: −$112
• HOA: −$171
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-71

Break-even live

Break-even rent $2,638

Max offer price $257,536

Occupancy floor 98%

Sensitivity live

Price	-10% $82	-5% $6	+0% $-71	+5% $-147	+10% $-223
Rent	-10% $-272	-5% $-171	+0% $-71	+5% $30	+10% $131
Rate	-1.0pp $65	-0.5pp $-2	base $-71	+0.5pp $-141	+1.0pp $-212

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Vicksburg Dr Saint Johns, FL	3.0	2.0	1620	$2,600	$1.60	25d	1	1.16mi
84 Vicksburg Dr Saint Johns, FL	4.0	2.0	1630	$2,396	$1.47	25d	1	1.20mi

HOA detail

• Monthly dues: $171 · $2,052/yr

Listing history 15 events

1. 2026-06-21
   days on market $270,000 Active 37 DOM
2. 2026-06-18
   days on market $270,000 Active 34 DOM
3. 2026-06-17
   days on market $270,000 Active 33 DOM
4. 2026-06-16
   days on market $270,000 Active 32 DOM
5. 2026-06-15
   days on market $270,000 Active 31 DOM
6. 2026-06-13
   days on market $270,000 Active 29 DOM
7. 2026-06-13
   days on market $270,000 Active 28 DOM
8. 2026-06-10
   days on market $270,000 Active 25 DOM
9. 2026-06-08
   days on market $270,000 Active 24 DOM
10. 2026-06-07
    days on market $270,000 Active 23 DOM
11. 2026-06-03
    days on market $270,000 Active 19 DOM
12. 2026-06-02
    days on market $270,000 Active 18 DOM
13. 2026-06-01
    days on market $270,000 Active 17 DOM
14. 2026-05-31
    days on market $270,000 Active 16 DOM
15. 2026-05-14
    listed $270,000 Active 1306-char remark

ⓘ 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: $4,616 · $385/mo
• Projected year-2 tax: $4,616 · $385/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $30,585
• − Mortgage interest: −$15,124
• − Property taxes: −$4,616
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,447
• − Management: −$2,447
• − HOA: −$2,052
• − Depreciation: −$7,855
• Taxable loss: −$5,305
• Est. tax savings @ 24.0%: +$1,273
• After-tax cash flow: $427/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 end-unit townhome in RiverTown Meadows is in excellent condition with a good condition score of 80. It offers a modern and functional floor plan with a good rehab level of 'none'. The property has a good potential for value increase with updates to the exterior, interior, and smart home features.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms.
• Both Upgrading the kitchen appliances — New appliances can make the kitchen more functional and appealing to potential buyers/renters.
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/renters.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms. ↑
• Both Upgrading the kitchen appliances — New appliances can make the kitchen more functional and appealing to potential buyers/renters. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Fruit Cove

• Score: 69/100
• State rank: #469
• US rank: #8490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Johns County · 301,599 people
• Metro: Jacksonville, FL
• Population (ZIP): 75,016
• Household income: $150,736
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 727.0

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 (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%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica, China
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 4% Other Asian/Pacific 2%

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

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

1 event — show timeline

• 2026-05-14 Listed $270,000 realMLS

Property tax history

+86.6%/yr

Latest (2025): $4,616 · +86.6% YoY. Source: county tax records.