100 Bermuda Bay Cir #105 · Sawgrass, FL 32082

$535,000

3 bd · 2.0 ba · 1,687 sqft · Condo public records · 35 Days on market

Built 1998 $317/sqft · 8% above area Est $558k · at est. $650/mo HOA · 17% of rent

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Why this score? — see what drove the F 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 +9.4/15.0
• Schools +6.4/10.0
• Cash flow +5.8/30.0
• Rent growth +4.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully upgraded condominium home in a gated community of just 24 Residences nestled by a serene reserve. This Ground-Level unit features concrete block construction, offering lasting quality, privacy and peace of mind. The residence has been thoughtfully updated with numerous upgrades throughout, including a complete kitchen remodel in 2024. The southern-exposure sunroom was upgraded in 2025 with iVantage Impact Windows by NewSouth Window Solutions, creating a light-filled space while enhancing energy efficiency & storm protection. Enjoy the best of coastal living, including easy walking & biking access to Mikler's Landing Beach Access & the Ponte Vedra Concert Hall for live performances. Offering top-rated St.Johns County Schools and surrounded by world-renowned golf, premier shopping & exceptional restaurants. Perfectly balanced with nature, convenience and the Ponte Vedra lifestyle.

Key facts

• Gated community
• Totally renovated
• Over 60k in upgrades

Tags

• TOTALLY RENOVATED
• OVER 60K IN UPGRADES
• GATED COMMUNITY
• NATURE PRESERVE
• SOUTHERN EXPOSURE SUN ROOM
• IMPACT WINDOWS

Property features AI

Finance

• HOA & community: Community association (Property Advisors Management); Gated community; Grounds maintenance provided; Trash service included; Monthly association fee of $650

Exterior

• Parking: Garage; 2-car garage
• Utilities: Cable available; Electricity connected; Water connected
• Home design: Condominium; One level; 2 total stories in building
• Construction: Concrete construction
• Exterior features: No private pool; Property is attached (condominium); Residential use

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fans; Open floor plan; Pantry; Primary bathroom with shower (no tub); Split bedroom layout; Walk-in closets
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $535k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $346k (35.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $390k (27.1% below list).
• Recommended offer: $346k (35.3% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 2.0% in Sawgrass — 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 64/100 on livability (#675 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.
• Market conditions: Rents rising fast (+7.4%/yr); 333 active listings in the ZIP; 4 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).
• This rent runs 38% of the median local income ($125k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 35 days — a 3% lower offer ($519k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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.

Risks & watch-outs

• Climate carrying-cost: major 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 $346,098 (35.3% 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 35 days. Have you received any prior offers? Is the seller open to a 35% 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. 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?
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 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: 0.73% ✗
• Cap rate: 3.89%
• Cash-on-cash: -8.57%
• DSCR: 0.62
• GRM: 11.4

CMA / ARV

• ARV (median comp): $558,052
• List price: $535,000
• Delta: -4.13%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.9%
• Equity multiple: 0.09×
• Total profit: $-136,467
• Equity at exit: $79,770

10-year hold

• IRR: -11.5%
• Equity multiple: 0.17×
• Total profit: $-124,306
• Equity at exit: $46,257

Cash invested: $149,800 (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 32082

• Rents YoY: 7.4%
• Active inventory: 333
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $3,901 medium
• Mortgage (P&I): −$2,806
• Tax from tax record: −$473 /mo · $5,675/yr
• Insurance: −$223
• HOA: −$650
• Vacancy / Maint / Mgmt: −$819
• Net cashflow: $-1,069

Break-even live

Break-even rent $5,255

Max offer price $346,098

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Crossroad Lakes Dr Ponte Vedra Beach, FL	4.0	2.0	2127	$4,000	$1.88	23d	1	0.46mi
156 Hidden Palms Ln #102 Ponte Vedra Beach, FL	3.0	2.0	1991	$3,950	$1.98	23d	1	0.55mi
10 Little Bay Harbor Dr Ponte Vedra Beach, FL	3.0	3.0	1974	$4,900	$2.48	23d	1	1.00mi
821 Tournament Rd Ponte Vedra Beach, FL	3.0	2.0	1489	$4,500	$3.02	13d	1	1.45mi

HOA detail condo

• Monthly dues: $650 · $7,800/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $535,000 Active 35 DOM
2. 2026-06-17
   days on market $535,000 Active 34 DOM
3. 2026-06-16
   days on market $535,000 Active 33 DOM
4. 2026-06-15
   days on market $535,000 Active 32 DOM
5. 2026-06-13
   days on market $535,000 Active 30 DOM
6. 2026-06-13
   pricedays on market $535,000 Active 29 DOM
7. 2026-06-10
   days on market $555,900 Active 26 DOM
8. 2026-06-08
   days on market $555,900 Active 25 DOM
9. 2026-06-07
   days on market $555,900 Active 24 DOM
10. 2026-06-03
    days on market $555,900 Active 20 DOM
11. 2026-06-02
    days on market $555,900 Active 19 DOM
12. 2026-06-01
    days on market $555,900 Active 18 DOM
13. 2026-05-31
    days on market $555,900 Active 17 DOM
14. 2026-05-14
    listed $555,900 Active 800-char remark
15. 2026-02-26
    soldstatus $525,000
16. 2026-02-24
    soldstatus $525,000 Closed 919-char remark

    Show marketing remark (919 chars)

    Beautifully upgraded condominium home in a gated community of just 24 Residences nestled by a serene reserve. This Ground-Level unit features concrete block construction, offering lasting quality, privacy and peace of mind. The residence has been thoughtfully updated with numerous upgrades throughout, including a complete kitchen remodel in 2024. The southern-exposure sunroom was upgraded in 2025 with iVantage Impact Windows by NewSouth Window Solutions, creating a light-filled space while enhancing energy efficiency & storm protection. Enjoy the best of coastal living, including easy walking & biking access to Mikler's Landing Beach Access & the Ponte Vedra Concert Hall for live performances. Offering top-rated St.Johns County Schools and surrounded by world-renowned golf, premier shopping & exceptional restaurants. Perfectly balanced with nature, convenience and the Ponte Vedra lifestyle.

17. 2026-01-20
    status Pending 919-char remark

    Show marketing remark (919 chars)

    Beautifully upgraded condominium home in a gated community of just 24 Residences nestled by a serene reserve. This Ground-Level unit features concrete block construction, offering lasting quality, privacy and peace of mind. The residence has been thoughtfully updated with numerous upgrades throughout, including a complete kitchen remodel in 2024. The southern-exposure sunroom was upgraded in 2025 with iVantage Impact Windows by NewSouth Window Solutions, creating a light-filled space while enhancing energy efficiency & storm protection. Enjoy the best of coastal living, including easy walking & biking access to Mikler's Landing Beach Access & the Ponte Vedra Concert Hall for live performances. Offering top-rated St.Johns County Schools and surrounded by world-renowned golf, premier shopping & exceptional restaurants. Perfectly balanced with nature, convenience and the Ponte Vedra lifestyle.

18. 2026-01-17
    listed $545,000 Active 919-char remark

    Show marketing remark (919 chars)

    Beautifully upgraded condominium home in a gated community of just 24 Residences nestled by a serene reserve. This Ground-Level unit features concrete block construction, offering lasting quality, privacy and peace of mind. The residence has been thoughtfully updated with numerous upgrades throughout, including a complete kitchen remodel in 2024. The southern-exposure sunroom was upgraded in 2025 with iVantage Impact Windows by NewSouth Window Solutions, creating a light-filled space while enhancing energy efficiency & storm protection. Enjoy the best of coastal living, including easy walking & biking access to Mikler's Landing Beach Access & the Ponte Vedra Concert Hall for live performances. Offering top-rated St.Johns County Schools and surrounded by world-renowned golf, premier shopping & exceptional restaurants. Perfectly balanced with nature, convenience and the Ponte Vedra lifestyle.

19. 2011-04-04
    soldstatus $223,000
20. 2011-03-21
    soldstatus $223,000

    Show marketing remark (148 chars)

    Original owners have meticulously maintained this FIRST FLOOR UNIT. Gorgeous views from your glass enclosed sunroom. Buyer to verify square footage.

21. 2010-11-06
    listed $240,000

    Show marketing remark (148 chars)

    Original owners have meticulously maintained this FIRST FLOOR UNIT. Gorgeous views from your glass enclosed sunroom. Buyer to verify square footage.

22. 2009-07-16
    historical
23. 2008-05-09
    listed $263,000
24. 2008-02-03
    historical
25. 2007-08-03
    listed $459,900
26. 2007-03-31
    historical
27. 2006-07-07
    listed $479,000
28. 1999-04-20
    soldstatus $204,900

ⓘ 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: $5,675 · $473/mo
• Projected year-2 tax: $5,675 · $473/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $46,817
• − Mortgage interest: −$29,968
• − Property taxes: −$5,675
• − Insurance: −$2,675
• − Repairs & maintenance: −$3,745
• − Management: −$3,745
• − HOA: −$7,800
• − Depreciation: −$15,564
• Taxable loss: −$22,356
• Est. tax savings @ 24.0%: +$5,365
• After-tax cash flow: $-7,467/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 — Sawgrass

• Score: 64/100
• State rank: #675
• US rank: #13959

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: Sawgrass, 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

+161.1% since first listed

16 events — show timeline

• 2026-06-11 Price Changed $535,000 realMLS
• 2026-05-14 Listed $555,900 realMLS
• 2026-02-26 Sold (Public Records) $525,000 Public Records
• 2026-02-24 Sold (MLS) $525,000 realMLS
• 2026-01-20 Pending — realMLS
• 2026-01-17 Listed $545,000 realMLS
• 2011-04-04 Sold (Public Records) $223,000 Public Records
• 2011-03-21 Sold (MLS) $223,000 realMLS
• 2010-11-06 Listed $240,000 realMLS
• 2009-07-16 Listing Removed — realMLS
• 2008-05-09 Listed $263,000 realMLS
• 2008-02-03 Listing Removed — realMLS
• 2007-08-03 Listed $459,900 realMLS
• 2007-03-31 Listing Removed — realMLS
• 2006-07-07 Listed $479,000 realMLS
• 1999-04-20 Sold (Public Records) $204,900 Public Records

Property tax history

+6.4%/yr

Latest (2025): $5,675 · +9.4% YoY. Source: county tax records.