7145 A1a S #12 · Crescent Beach, FL 32080

$379,000

3 bd · 3.5 ba · 1,472 sqft · Condo public records · 78 Days on market

Built 1985 $257/sqft · at area comps Est $449k · 16% under $575/mo HOA · 13% 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 +20.4/30.0
• ARV discount +14.5/15.0
• 1% rule +6.6/10.0
• DSCR +6.5/10.0
• Schools +6.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the best of Anastasia Island living in this spacious, two-story residence at Tarpon Run. Spanning 1,712 sqft, this 3 bedroom, 3.5 bathroom condo feels more like a private townhome, offering the perfect footprint for a primary residence, a beach vacation home, or a high-performing investment with short-term rentals. The thoughtful layout features three generously sized bedrooms, each serving as a private retreat with its own en-suite full bathroom, ensuring no one ever has to wait for a shower after a day in the surf. The inviting living area is anchored by a cozy wood-burning fireplace, while the kitchen is perfectly equipped for hosting with a pass-through bar and a charming built-in dining nook. A convenient main floor half bath makes entertaining a breeze. Located just a short stroll from the pristine white sands of Crescent Beach, you can spend your mornings by the ocean and your afternoons at the sparkling community pool just steps from your door.

Key facts

• Two story residence
• Private townhome
• Pass through bar

Tags

• TWO STORY RESIDENCE
• PRIVATE TOWNHOME
• EN SUITE FULL BATHROOM
• WOOD BURNING FIREPLACE
• PASS THROUGH BAR
• BUILT IN DINING NOOK

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath condo listed at $379k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $379k).
• Recommended offer: $356k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 0.7% in Crescent 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 63/100 on livability (#743 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+; Watch: health & safety C-, housing D, amenities 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 soft (-1.0%/yr); 534 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).
• At $4,403/mo this rent would consume 57% of the median local household income ($93k/yr) (locally 417% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 78 days — a 6% lower offer ($356k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $280k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $356,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.16% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.58%
• DSCR: 1.25
• GRM: 7.2

CMA / ARV

• ARV (median comp): $448,551
• List price: $379,000
• Delta: -15.51%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.56×
• Total profit: $-46,784
• Equity at exit: $56,510

10-year hold

• IRR: -9.9%
• Equity multiple: 0.49×
• Total profit: $-54,230
• Equity at exit: $32,769

Cash invested: $106,120 (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 32080

• Rents YoY: -1.0%
• Active inventory: 534
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $4,403 high
• Mortgage (P&I): −$1,988
• Tax from tax record: −$264 /mo · $3,173/yr
• Insurance: −$158
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$575
• Vacancy / Maint / Mgmt: −$925
• Net cashflow: $427

Break-even live

Break-even rent $3,862

Max offer price $379,000

Occupancy floor 85%

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6832 Middleton Ave Saint Augustine, FL	3.0	2.5	1791	$4,000	$2.23	7d	1	0.49mi
6824 Jimmy Buffett Memorial Hwy Unit 1281930P St. Augustine, FL	3.0	2.5	1689	$7,768	$4.60	14d	1	0.49mi
221 Desoto Rd Saint Augustine, FL	3.0	2.0	1560	$3,000	$1.92	17d	1	1.01mi
6240 A1A S Unit 1281960P St. Augustine, FL	2.0	2.0	1453	$4,297	$2.96	7d	1	1.16mi
6100 Jimmy Buffett Memorial Hwy Unit 1253532P St. Augustine, FL	2.0	2.5	1119	$6,585	$5.88	14d	1	1.33mi
6347 Salado Rd Saint Augustine, FL	3.0	2.0	1728	$3,000	$1.74	21d	1	1.47mi

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $379,000 Active 78 DOM
2. 2026-06-17
   days on market $379,000 Active 77 DOM
3. 2026-06-16
   days on market $379,000 Active 76 DOM
4. 2026-06-15
   days on market $379,000 Active 75 DOM
5. 2026-06-13
   days on market $379,000 Active 73 DOM
6. 2026-06-13
   days on market $379,000 Active 72 DOM
7. 2026-06-10
   days on market $379,000 Active 69 DOM
8. 2026-06-08
   days on market $379,000 Active 68 DOM
9. 2026-06-07
   days on market $379,000 Active 67 DOM
10. 2026-06-03
    days on market $379,000 Active 63 DOM
11. 2026-06-02
    pricedays on market $379,000 Active 62 DOM
12. 2026-06-01
    days on market $399,000 Active 61 DOM
13. 2026-05-31
    days on market $399,000 Active 60 DOM
14. 2026-04-01
    listed $399,000 Active 977-char remark

    Show marketing remark (977 chars)

    Experience the best of Anastasia Island living in this spacious, two-story residence at Tarpon Run. Spanning 1,712 sqft, this 3 bedroom, 3.5 bathroom condo feels more like a private townhome, offering the perfect footprint for a primary residence, a beach vacation home, or a high-performing investment with short-term rentals. The thoughtful layout features three generously sized bedrooms, each serving as a private retreat with its own en-suite full bathroom, ensuring no one ever has to wait for a shower after a day in the surf. The inviting living area is anchored by a cozy wood-burning fireplace, while the kitchen is perfectly equipped for hosting with a pass-through bar and a charming built-in dining nook. A convenient main floor half bath makes entertaining a breeze. Located just a short stroll from the pristine white sands of Crescent Beach, you can spend your mornings by the ocean and your afternoons at the sparkling community pool just steps from your door.

15. 2005-10-21
    historical 277-char remark

    Show marketing remark (277 chars)

    Who else needs a home at the beach? This wonderful Crescent Beach townhome is great as a weekend getaway or as your second home. Three bedrooms, each with a full bath, means privacy and comfort. Crescent Beach properties don't last long, call for your private viewing today!

16. 2005-09-08
    soldstatus $280,000
17. 2005-01-24
    listed $289,000 277-char remark

    Show marketing remark (277 chars)

    Who else needs a home at the beach? This wonderful Crescent Beach townhome is great as a weekend getaway or as your second home. Three bedrooms, each with a full bath, means privacy and comfort. Crescent Beach properties don't last long, call for your private viewing today!

18. 1998-09-15
    soldstatus $75,000
19. 1986-10-01
    soldstatus $68,600

ⓘ 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: $3,173 · $264/mo
• Projected year-2 tax: $3,173 · $264/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $52,836
• − Mortgage interest: −$21,230
• − Property taxes: −$3,173
• − Insurance: −$2,692
• − Repairs & maintenance: −$4,227
• − Management: −$4,227
• − HOA: −$6,900
• − Depreciation: −$11,025
• Taxable loss: −$638
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $5,278/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 — Crescent Beach

• Score: 63/100
• State rank: #743
• US rank: #16020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crescent Beach, FL
• County: Saint Johns County · 301,599 people
• Metro: Jacksonville, FL
• Population (ZIP): 20,894
• Household income: $92,531
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 417.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 2% 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: ▼ -560.06%
• Current HPI: 301.5733
• Rent YoY: ▼ -0.97%
• 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

+481.6% since first listed

6 events — show timeline

• 2026-04-01 Listed $399,000 St. Augustine and St. Johns County Board of REALTORS®
• 2005-10-21 Listing Removed — realMLS
• 2005-09-08 Sold (Public Records) $280,000 Public Records
• 2005-01-24 Listed $289,000 realMLS
• 1998-09-15 Sold (Public Records) $75,000 Public Records
• 1986-10-01 Sold (Public Records) $68,600 Public Records

Property tax history

+6.1%/yr

Latest (2025): $3,173 · +10.3% YoY. Source: county tax records.