237 St Thomas St · Vilano Beach, FL 32095

$345,000

3 bd · 2.0 ba · 1,353 sqft · SingleFamily public records · 59 Days on market

Built 1999 7,840 sqft lot $255/sqft · at area comps Est $352k · at est. $62/mo HOA · 2% of rent ↓ 4% 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).

• Cash flow +11.4/30.0
• ARV discount +8.4/15.0
• Schools +6.4/10.0
• DSCR +3.4/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Waterfront home for sale in Eagle Creek of St. Augustine! This well-maintained, one-owner 3/2 home offers 1,353 sf and sits on a desirable corner lot with peaceful water views. Fresh exterior paint, split floorplan, cathedral ceilings, and abundant natural light. The open living and dining areas flow to a screened porch overlooking the water, perfect for relaxing or entertaining. Step outside to your private waterfront deck and enjoy serene backyard views year-round. Ideally located with convenient proximity to Jacksonville, this home offers easy access to shopping, dining, and commuter routes while maintaining a quiet neighborhood feel. A daycare is conveniently located at the entrance to the community, and residents benefit from zoning for A-rated Palencia Elementary. Ideal for first-time buyers, downsizers, or anyone searching for an affordable waterfront home.

Key facts

• Whole-home gutters
• Screened-in lanai
• Back deck

Tags

• EAGLE CREEK COMMUNITY
• SERENE NEIGHBORHOOD POND
• SCREENED-IN LANAI
• BACK DECK
• WHOLE-HOME GUTTERS
• NEAR GUANA RIVER STATE PARK

Property features AI

Finance

• HOA & community: Community association with quarterly fee; Quarterly association fee: $185; Community amenities include pool, park, playground and sidewalks

Exterior

• Parking: 2-car garage
• Utilities: Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Single family residence; One level
• Construction: Shingle roof
• Exterior features: Dock; Patio with screened area; Chain link and other fencing; Sprinklers in front and rear; Corner lot

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Primary bathroom with shower (no tub); Vaulted ceilings
• Laundry & utility: Washer and dryer included; Washer hookup; Electric dryer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (26.9% below list).
• Recommended offer: $252k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 1.2% in Vilano Beach — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 rising (+1.8%/yr); 461 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $10k 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 59 days — a 3% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,244 (26.9% 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 59 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.73% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.94
• GRM: 11.4

CMA / ARV

• ARV (median comp): $351,930
• List price: $345,000
• Delta: -1.97%
• 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
517 St Croix St	0.05mi	3/2.0	1,434 (+6%)	5mo	$370,000	$258	84
259 Honeycomb Trl	0.36mi	3/2.0	1,389 (+3%)	1mo	$333,000	$240	78
405 Island View Cir	0.25mi	3/2.0	1,443 (+7%)	2mo	$332,500	$230	76
705 Guava Dr	0.45mi	3/2.0	1,367 (+1%)	3mo	$308,000	$225	75
444 Island View Cir	0.22mi	3/2.0	1,166 (-14%)	1mo	$311,000	$267	66
736 Palm Hammock Cir	0.21mi	3/2.0	1,253 (-7%)	20mo	$300,000	$239	61
436 Island View Cir	0.24mi	2/2.0 (-1)	1,253 (-7%)	14mo	$280,000	$223	60
241 River Island Cir	0.46mi	3/2.0	1,481 (+10%)	12mo	$330,000	$223	52
200 River Island Cir	0.54mi	3/2.0	1,304 (-4%)	22mo	$290,000	$222	51
5895 L Capo Island Rd	0.45mi	3/2.0	1,248 (-8%)	22mo	$325,000	$260	48
6242 Cedar Ln	0.55mi	2/1.5 (-1)	1,400 (+4%)	22mo	$264,000	$189	43
361 Crescent Blvd	0.73mi	3/2.0	1,172 (-13%)	7mo	$265,000	$226	38

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 · 1.77% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.27×
• Total profit: $-70,789
• Equity at exit: $51,441

10-year hold

• IRR: -17.9%
• Equity multiple: 0.07×
• Total profit: $-89,431
• Equity at exit: $29,829

Cash invested: $96,600 (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 32095

• Home prices YoY: -18.4%
• Rents YoY: 1.8%
• Active inventory: 461
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,522 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$95 /mo · $1,142/yr
• Insurance: −$144
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$62
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-184

Break-even live

Break-even rent $2,755

Max offer price $312,518

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-86	+0% $-184	+5% $-282	+10% $-379
Rent	-10% $-383	-5% $-284	+0% $-184	+5% $-84	+10% $15
Rate	-1.0pp $-10	-0.5pp $-96	base $-184	+0.5pp $-273	+1.0pp $-364

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Marsh Island Cir Saint Augustine, FL	3.0	2.0	1350	$2,695	$2.00	24d	1	0.10mi
405 Island View Cir St Augustine, FL	3.0	2.0	1443	$2,495	$1.73	24d	1	0.26mi
171 Palmetto Ridge Rd Saint Augustine, FL	2.0	2.5	1108	$1,700	$1.53	24d	1	1.46mi
35 Hidden Meadows Rd Saint Augustine, FL	3.0	2.5	1308	$1,850	$1.41	15d	1	1.47mi
163 Palmetto Ridge Rd Saint Augustine, FL	2.0	2.5	1109	$1,700	$1.53	24d	1	1.47mi
161 Palmetto Ridge Rd St Augustine, FL	2.0	2.5	1109	$1,700	$1.53	24d	1	1.48mi
164 Sage Branch St Saint Augustine, FL	3.0	2.5	1308	$1,650	$1.26	18d	1	1.49mi
164 Sage Branch St Saint Augustine, FL	3.0	2.5	1308	$1,650	$1.26	4d	1	1.49mi
46 Wading Ibis Rd Saint Augustine, FL	3.0	2.5	1308	$1,900	$1.45	24d	1	1.49mi

HOA detail

• Monthly dues: $62 · $744/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-21
   days on market $345,000 Active 59 DOM
2. 2026-06-18
   days on market $345,000 Active 56 DOM
3. 2026-06-17
   days on market $345,000 Active 55 DOM
4. 2026-06-16
   days on market $345,000 Active 54 DOM
5. 2026-06-15
   days on market $345,000 Active 53 DOM
6. 2026-06-13
   days on market $345,000 Active 51 DOM
7. 2026-06-13
   days on market $345,000 Active 50 DOM
8. 2026-06-10
   days on market $345,000 Active 47 DOM
9. 2026-06-08
   days on market $345,000 Active 46 DOM
10. 2026-06-07
    days on market $345,000 Active 45 DOM
11. 2026-06-03
    pricedays on market $345,000 Active 41 DOM
12. 2026-06-02
    days on market $349,000 Active 40 DOM
13. 2026-06-01
    days on market $349,000 Active 39 DOM
14. 2026-05-31
    days on market $349,000 Active 38 DOM
15. 2026-04-23
    listed $349,000 Active 887-char remark
16. 2026-03-12
    historical 885-char remark

    Show marketing remark (885 chars)

    Waterfront home for sale in Eagle Creek of St. Augustine! This well-maintained, one-owner 3/2 home offers 1,353 sf and sits on a desirable corner lot with peaceful water views. Fresh exterior paint, split floorplan, cathedral ceilings, and abundant natural light. The open living and dining areas flow to a screened porch overlooking the water, perfect for relaxing or entertaining. Step outside to your private waterfront deck and enjoy serene backyard views year-round. Ideally located with convenient proximity to Jacksonville, this home offers easy access to shopping, dining, and commuter routes while maintaining a quiet neighborhood feel. A daycare is conveniently located at the entrance to the community, and residents benefit from zoning for A-rated Palencia Elementary. Ideal for first-time buyers, downsizers, or anyone searching for an affordable waterfront home.

17. 2026-03-04
    price $349,000 885-char remark

    Show marketing remark (885 chars)

    Waterfront home for sale in Eagle Creek of St. Augustine! This well-maintained, one-owner 3/2 home offers 1,353 sf and sits on a desirable corner lot with peaceful water views. Fresh exterior paint, split floorplan, cathedral ceilings, and abundant natural light. The open living and dining areas flow to a screened porch overlooking the water, perfect for relaxing or entertaining. Step outside to your private waterfront deck and enjoy serene backyard views year-round. Ideally located with convenient proximity to Jacksonville, this home offers easy access to shopping, dining, and commuter routes while maintaining a quiet neighborhood feel. A daycare is conveniently located at the entrance to the community, and residents benefit from zoning for A-rated Palencia Elementary. Ideal for first-time buyers, downsizers, or anyone searching for an affordable waterfront home.

18. 2026-02-14
    listed $359,000 Active 885-char remark

    Show marketing remark (885 chars)

    Waterfront home for sale in Eagle Creek of St. Augustine! This well-maintained, one-owner 3/2 home offers 1,353 sf and sits on a desirable corner lot with peaceful water views. Fresh exterior paint, split floorplan, cathedral ceilings, and abundant natural light. The open living and dining areas flow to a screened porch overlooking the water, perfect for relaxing or entertaining. Step outside to your private waterfront deck and enjoy serene backyard views year-round. Ideally located with convenient proximity to Jacksonville, this home offers easy access to shopping, dining, and commuter routes while maintaining a quiet neighborhood feel. A daycare is conveniently located at the entrance to the community, and residents benefit from zoning for A-rated Palencia Elementary. Ideal for first-time buyers, downsizers, or anyone searching for an affordable waterfront home.

ⓘ 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: $1,142 · $95/mo
• Projected year-2 tax: $2,864 · $239/mo
• Expected delta: +$1,721/yr (+$143/mo · 150.7%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $30,269
• − Mortgage interest: −$19,325
• − Property taxes: −$1,142
• − Insurance: −$2,522
• − Repairs & maintenance: −$2,422
• − Management: −$2,422
• − HOA: −$744
• − Depreciation: −$10,036
• Taxable loss: −$8,344
• Est. tax savings @ 24.0%: +$2,003
• After-tax cash flow: $-204/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 — Vilano Beach

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Saint Johns County · 301,599 people
• Metro: Jacksonville, FL
• Population (ZIP): 21,399
• Household income: $136,038
• Rent vs Own: 8.0% rent · 92.0% own
• Severe rent burden: 101.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Asian 6% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 1% Cuban 3% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 1% 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: ▼ -55.44%
• Current HPI: 246.0743
• Rent YoY: ▲ 1.77%
• 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

-3.9% since first listed

5 events — show timeline

• 2026-06-03 Price Changed $345,000 realMLS
• 2026-04-23 Listed $349,000 realMLS
• 2026-03-12 Listing Removed — realMLS
• 2026-03-04 Price Changed $349,000 realMLS
• 2026-02-14 Listed $359,000 realMLS

Property tax history

-0.0%/yr

Latest (2025): $1,142 · +23.2% YoY. Source: county tax records.