524 Boracay Cir · Jacksonville, FL 32259

$285,000

3 bd · 2.5 ba · 1,750 sqft · SingleFamily · 63 Days on market

Built 2022 Good condition 4,791 sqft lot $163/sqft · 14% below area Est $332k · 14% under $596/mo HOA · 23% of rent ↓ 1% since listing

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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 +13.9/15.0
• Schools +6.4/10.0
• Cash flow +4.3/30.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Some homes just feel right. Plus, this seller is MOTIVATED too! With an extra-long driveway, a private garage, and an end-unit position that gives you breathing room on all sides, this Beachwalk townhome already stands apart before you even step inside. Inside, three bedrooms and 2.5 baths are laid out across a smart, open floor plan built for real life. Easy mornings, relaxed evenings, and guests who never want to leave. Clean finishes, natural light, and a screened lanai out back round it all out nicely backing up to preserve land. Then there's Beachwalk commmunity itself: A 14-acre crystal lagoon with white sandy beaches, waterslides, a swim-up bar, kayaking, tennis, pickleball, a fitness center, and a dog park all from your door. The yard work? Handled. The lifestyle? Fully loaded. Historic downtown St. Augustine is minutes away. The beach isn't far behind. And downtown Jacksonville and the airport to the north in under an hour. Whether you're simplifying or just starting out, this is Florida living done exactly right. Come see it. You'll get it immediately. All information pertaining to the property is deemed reliable, but not guaranteed. Information to be verified by the Buyer. Be advised that cameras may exist recording audio and video inside/outside the property, such as ring doorbells. Photos are digitally enhanced and could be altered, please verify.

Key facts

• Open floor plan
• Extra-long driveway
• Preserve land

Tags

• EXTRA-LONG DRIVEWAY
• PRIVATE GARAGE
• END-UNIT POSITION
• OPEN FLOOR PLAN
• SCREENED LANAI
• PRESERVE LAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-755 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (46.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (10.6% below list).
• Recommended offer: $152k (46.8% below list) — sets the bar for cash-flow.
• Cap rate 3.1% vs local median 3.9% in Jacksonville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 83/100 on livability (#50 in FL, #911 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• 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.
• Market conditions: Rents flat; 768 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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 63 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,627 (46.8% 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 63 days. Have you received any prior offers? Is the seller open to a 47% 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. Schools are B-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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 3.11%
• Cash-on-cash: -11.35%
• DSCR: 0.49
• GRM: 9.3

CMA / ARV

• ARV (median comp): $331,956
• List price: $285,000
• Delta: -14.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Killarney Ave	0.22mi	3/2.5	1,710 (-2%)	10mo	$355,000	$208	78
76 Old Fort Trl	0.27mi	3/2.5	1,710 (-2%)	8mo	$374,000	$219	77
101 Killarney Ave	0.31mi	3/2.5	1,710 (-2%)	12mo	$425,000	$249	72
165 Killarney Ave	0.28mi	4/2.5 (+1)	1,882 (+8%)	4mo	$415,000	$221	66
193 Killarney Ave	0.25mi	3/2.5	1,945 (+11%)	6mo	$410,000	$211	65
46 Killarney Ave	0.24mi	3/2.5	1,945 (+11%)	11mo	$410,000	$211	61
185 Clifton Bay	0.31mi	3/2.5	1,888 (+8%)	14mo	$459,000	$243	61
117 Killarney Ave	0.30mi	3/2.5	1,943 (+11%)	10mo	$400,000	$206	59
318 Rambling Brook Trl	0.65mi	3/2.0	1,648 (-6%)	3mo	$405,000	$246	56
108 Clifton Bay Loop	0.37mi	3/2.0	1,935 (+11%)	11mo	$425,000	$220	54
22 Blue Shark Cv	0.32mi	3/2.5	1,943 (+11%)	17mo	$460,000	$237	52

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: -42.2%
• Equity multiple: -0.27×
• Total profit: $-101,203
• Equity at exit: $42,494

10-year hold

• IRR: —
• Equity multiple: -1.21×
• Total profit: $-176,739
• Equity at exit: $24,642

Cash invested: $79,800 (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: 768
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,547 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$557 /mo · $6,690/yr
• Insurance: −$119
• HOA: −$596
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-755

Break-even live

Break-even rent $3,502

Max offer price $151,627

Occupancy floor —

Sensitivity live

Price	-10% $-594	-5% $-674	+0% $-755	+5% $-836	+10% $-916
Rent	-10% $-956	-5% $-856	+0% $-755	+5% $-654	+10% $-554
Rate	-1.0pp $-611	-0.5pp $-683	base $-755	+0.5pp $-829	+1.0pp $-904

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
477 Albany Bay Blvd Saint Johns, FL	3.0	2.5	1631	$2,249	$1.38	4d	1	0.04mi
472 Boracay Cir Saint Johns, FL	3.0	2.5	1750	$2,600	$1.49	24d	1	0.06mi
457 Boracay Cir Saint Johns, FL	3.0	2.5	1751	$2,595	$1.48	4d	1	0.08mi
75 Teigan Trl St Johns, FL	3.0	1.0–2.0	1035	$2,239	$2.16	2d	35	0.09mi
105 Boracay Cir Saint Johns, FL	3.0	3.0	1750	$2,595	$1.48	4d	1	0.11mi
181 Boracay Cir Unit 181 St Johns, FL	3.0	2.5	1631	$2,450	$1.50	24d	1	0.15mi
409 Clifton Bay Loop Saint Johns, FL	4.0	3.5	2260	$3,500	$1.55	22d	1	0.16mi
35 Crystal Palm Dr St Johns, FL	1.0–3.0	1.0–2.0	1115	$2,492	$2.23	4d	16	0.61mi
87 Tahiti Shores Ct Saint Augustine, FL	3.0	1.5	1502	$1,975	$1.31	21d	1	0.62mi
71 Tahiti Shores Ct Saint Augustine, FL	3.0	2.5	1502	$1,975	$1.31	8d	1	0.62mi
128 Peace River Rd Saint Johns, FL	3.0	2.0	1638	$2,395	$1.46	24d	1	0.63mi
357 Rum Runner Way Saint Johns, FL	4.0	3.5	2169	$3,700	$1.71	18d	1	0.63mi
310 Rambling Brook Trl Saint Johns, FL	4.0	3.0	2387	$2,700	$1.13	24d	1	0.64mi
302 Rambling Brook Trl Saint Johns, FL	4.0	2.5	2387	$2,700	$1.13	24d	1	0.65mi
290 Rum Runner Way Saint Johns, FL	3.0	2.5	2052	$4,350	$2.12	24d	1	0.70mi
55 Tamar Ct Saint Augustine, FL	3.0	2.5	2081	$2,600	$1.25	24d	1	0.70mi
32 Pasadena Dr Unit 1 St. Augustine, FL	2.0	2.5	1442	$2,100	$1.46	24d	1	0.71mi
205 Talulla Trl Saint Augustine, FL	3.0	2.5	1502	$2,050	$1.36	8d	1	0.72mi
64 Pasadena Dr Saint Augustine, FL	3.0	2.5	1502	$2,075	$1.38	24d	1	0.74mi
70 Oarsman Crossing Dr Saint Augustine, FL	3.0	2.5	1722	$1,950	$1.13	21d	1	0.76mi
55 Gourd Island Way Saint Johns, FL	4.0	2.5	2091	$2,600	$1.24	24d	1	0.76mi
44 Pomona Way Saint Augustine, FL	3.0	2.5	1502	$2,100	$1.40	12d	1	0.77mi
168 Rambling Brook Trl Saint Johns, FL	3.0	2.0	1700	$3,000	$1.76	24d	1	0.77mi
94 Oarsman Crossing Dr Saint Augustine, FL	3.0	2.5	1722	$2,100	$1.22	24d	1	0.78mi
272 Talulla Trl Saint Augustine, FL	3.0	2.5	1502	$2,100	$1.40	12d	1	0.78mi
66 Pomona Way Saint Augustine, FL	2.0	2.5	1250	$2,900	$2.32	18d	1	0.79mi
124 Pasadena Dr Saint Augustine, FL	3.0	2.5	1687	$2,025	$1.20	11d	1	0.81mi
130 Pasadena Dr Saint Augustine, FL	3.0	2.5	1687	$1,995	$1.18	15d	1	0.81mi
22 Vero Dr St. Augustine, FL	2.0	2.5	1300	$2,150	$1.65	24d	1	0.89mi
45 Seaport Breeze Rd Saint Augustine, FL	3.0	2.5	1795	$2,350	$1.31	24d	1	0.92mi
100 Vero Dr Unit 100 St. Augustine, FL	3.0	2.5	1502	$1,950	$1.30	18d	1	0.93mi
401 Marquesa Cir Saint Johns, FL	3.0	3.5	2553	$4,495	$1.76	18d	1	0.94mi
527 Marquesa Cir Saint Johns, FL	3.0	2.5	2549	$3,975	$1.56	8d	1	0.97mi
213 Tidal Beach Ave Saint Augustine, FL	3.0	2.5	1505	$1,950	$1.30	15d	1	1.04mi
222 Linda Lake Ln Saint Augustine, FL	4.0	3.0	2595	$2,595	$1.00	21d	1	1.10mi
222 Linda Lake Ln Saint Augustine, FL	4.0	3.0	2429	$2,595	$1.07	24d	1	1.10mi
132 Starnberg Ct Saint Augustine, FL	3.0	2.0	1863	$2,750	$1.48	24d	1	1.16mi
107 Blue Haven Rd Saint Augustine, FL	3.0	2.5	1505	$2,300	$1.53	24d	1	1.18mi
581 Scrub Jay Dr Saint Augustine, FL	2.0	2.5	1346	$1,800	$1.34	13d	1	1.35mi
505 Scrub Jay Dr Saint Augustine, FL	3.0	2.5	1497	$1,850	$1.24	4d	1	1.38mi

HOA detail

• Monthly dues: $596 · $7,152/yr
• Likely covers: watergym

Listing history 16 events

1. 2026-06-21
   days on market $285,000 Active 63 DOM
2. 2026-06-18
   days on market $285,000 Active 60 DOM
3. 2026-06-17
   days on market $285,000 Active 59 DOM
4. 2026-06-16
   days on market $285,000 Active 58 DOM
5. 2026-06-15
   days on market $285,000 Active 57 DOM
6. 2026-06-13
   days on market $285,000 Active 55 DOM
7. 2026-06-13
   days on market $285,000 Active 54 DOM
8. 2026-06-10
   days on market $285,000 Active 51 DOM
9. 2026-06-08
   days on market $285,000 Active 50 DOM
10. 2026-06-07
    days on market $285,000 Active 49 DOM
11. 2026-06-03
    days on market $285,000 Active 45 DOM
12. 2026-06-02
    days on market $285,000 Active 44 DOM
13. 2026-06-01
    days on market $285,000 Active 43 DOM
14. 2026-05-31
    days on market $285,000 Active 42 DOM
15. 2026-05-02
    price $295,900 1383-char remark

    Show marketing remark (1383 chars)

    Some homes just feel right. Plus, this seller is MOTIVATED too! With an extra-long driveway, a private garage, and an end-unit position that gives you breathing room on all sides, this Beachwalk townhome already stands apart before you even step inside. Inside, three bedrooms and 2.5 baths are laid out across a smart, open floor plan built for real life. Easy mornings, relaxed evenings, and guests who never want to leave. Clean finishes, natural light, and a screened lanai out back round it all out nicely backing up to preserve land. Then there's Beachwalk commmunity itself: A 14-acre crystal lagoon with white sandy beaches, waterslides, a swim-up bar, kayaking, tennis, pickleball, a fitness center, and a dog park all from your door. The yard work? Handled. The lifestyle? Fully loaded. Historic downtown St. Augustine is minutes away. The beach isn't far behind. And downtown Jacksonville and the airport to the north in under an hour. Whether you're simplifying or just starting out, this is Florida living done exactly right. Come see it. You'll get it immediately. All information pertaining to the property is deemed reliable, but not guaranteed. Information to be verified by the Buyer. Be advised that cameras may exist recording audio and video inside/outside the property, such as ring doorbells. Photos are digitally enhanced and could be altered, please verify.

16. 2026-04-17
    listed $300,000 Active 1383-char remark

    Show marketing remark (1383 chars)

    Some homes just feel right. Plus, this seller is MOTIVATED too! With an extra-long driveway, a private garage, and an end-unit position that gives you breathing room on all sides, this Beachwalk townhome already stands apart before you even step inside. Inside, three bedrooms and 2.5 baths are laid out across a smart, open floor plan built for real life. Easy mornings, relaxed evenings, and guests who never want to leave. Clean finishes, natural light, and a screened lanai out back round it all out nicely backing up to preserve land. Then there's Beachwalk commmunity itself: A 14-acre crystal lagoon with white sandy beaches, waterslides, a swim-up bar, kayaking, tennis, pickleball, a fitness center, and a dog park all from your door. The yard work? Handled. The lifestyle? Fully loaded. Historic downtown St. Augustine is minutes away. The beach isn't far behind. And downtown Jacksonville and the airport to the north in under an hour. Whether you're simplifying or just starting out, this is Florida living done exactly right. Come see it. You'll get it immediately. All information pertaining to the property is deemed reliable, but not guaranteed. Information to be verified by the Buyer. Be advised that cameras may exist recording audio and video inside/outside the property, such as ring doorbells. Photos are digitally enhanced and could be altered, please verify.

ⓘ 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: $6,690 · $557/mo
• Projected year-2 tax: $6,690 · $557/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 · 19 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: $30,559
• − Mortgage interest: −$15,964
• − Property taxes: −$6,690
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,445
• − Management: −$2,445
• − HOA: −$7,152
• − Depreciation: −$8,291
• Taxable loss: −$13,852
• Est. tax savings @ 24.0%: +$3,325
• After-tax cash flow: $-5,735/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 Cosmetic rehab

This well-maintained Beachwalk townhome is move-in ready with a good condition score and a good rehab level. It offers a great location and a smart, open floor plan. Consider painting the exterior and updating the flooring to further increase its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet with hardwood or tile — Improves durability and aesthetic
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood or tile — Improves durability and aesthetic ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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 — Jacksonville

• Score: 83/100
• State rank: #50
• US rank: #911

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Johns County · 301,599 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: 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

-1.4% since first listed

2 events — show timeline

• 2026-05-02 Price Changed $295,900 realMLS
• 2026-04-17 Listed $300,000 realMLS

Property tax history

+5.6%/yr

Latest (2025): $6,690 · +5.1% YoY. Source: county tax records.