6300 S A1a Unit B5-1TH · Butler Beach, FL 32080

$399,900

3 bd · 2.5 ba · 1,525 sqft · Condo · 173 Days on market

Built 1974 Good condition $262/sqft · 41% below area Est $674k · 41% under $742/mo HOA · 20% of rent ↓ 15% 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 +15.0/15.0
• Cash flow +6.9/30.0
• Schools +5.9/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.3/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated sellers! The best floor plan in Quail Hollow, this furnished two-story 3BR/2.5BA townhome/condo (Unit B5-1TH) delivers turnkey coastal living just steps from the beaches. Short-term renting allowed (1 week minimum), making it an ideal beachside AirBnB investment or an effortless second home. Quail Hollow offers a relaxed, gated community on A1A South with lush landscaping, private beach access, and a welcoming coastal vibe. Inside, the unit features beautifully updated downstairs flooring and a remodeled kitchen w/ granite countertops, stainless appliances, upgraded lighting, and plantation shutters. The two-story layout provides comfortable separation between living and sleeping spaces, and the furnishings allow for immediate enjoyment / rental readiness. With private beach access, a community pool, flood insurance included, this condo checks every box for a primary residence, vacation getaway, or income-producing property. There is a 1 week minimum for renting.

Key facts

• Community pool
• Remodeled kitchen
• Private beach access

Tags

• PRIVATE BEACH ACCESS
• COMMUNITY POOL
• REMODELED KITCHEN
• UPDATED DOWNSTAIRS FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $400k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (37.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $366k (8.4% below list).
• Recommended offer: $249k (37.6% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 2.7% in Butler 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 61/100 on livability (#784 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: health & safety C-, amenities F, commute 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: W. Douglas Hartley Elementary (math 79% / reading 74%, grade A, #185 of 2,144 statewide, top 9%, 633 students, 42% FRL); Gamble Rogers Middle School (math 61% / reading 55%, grade B, #151 of 571 statewide, top 27%, 925 students, 47% FRL); Pedro Menendez High School (math 31% / reading 54%, grade F, #264 of 667 statewide, top 41%, 1,519 students, 39% FRL) — zoned schools average 43% FRL vs 20% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 59% at this address vs 74% district-wide (-15 pts) — the specific schools serving this property underperform the St. Johns average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.0%/yr); 625 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).
• At $3,662/mo this rent would consume 47% of the median local household income ($93k/yr) — 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 $12k 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 173 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 20% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,490 (37.6% 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 173 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
10. 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?
11. 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.
12. 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.
13. 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: 0.92% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.57%
• DSCR: 0.71
• GRM: 9.1

CMA / ARV

• ARV (median comp): $673,540
• List price: $399,900
• Delta: -40.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6300 A1a S Unit B3 4TH	0.08mi	3/2.5	1,525 (0%)	1mo	$350,000	$230	96
6240 A1a S #316	0.09mi	2/2.0 (-1)	1,397 (-8%)	0mo	$725,000	$519	74
6240 A1a S #213	0.09mi	2/2.0 (-1)	1,397 (-8%)	1mo	$720,000	$515	74
6170 A1a S #312	0.23mi	3/2.0	1,656 (+9%)	2mo	$790,000	$477	72
6306 Gomez Rd	0.35mi	3/2.0	1,686 (+11%)	2mo	$755,000	$448	62
299 Pizarro Rd	0.65mi	3/2.0	1,562 (+2%)	2mo	$375,000	$240	62
5367 5th St	1.43mi	3/2.0	1,504 (-1%)	0mo	$455,000	$303	60
5324 2nd St	1.45mi	3/2.0	1,500 (-2%)	2mo	$589,000	$393	58
6100 A1a S #318	0.33mi	2/2.0 (-1)	1,186 (-22%)	0mo	$470,000	$396	52
5354 A1a S	1.37mi	3/2.0	1,800 (+18%)	1mo	$470,000	$261	38
5467 1st St	1.19mi	3/2.0	1,180 (-23%)	2mo	$468,000	$397	36
7145 A1a S #14	0.98mi	2/2.0 (-1)	1,224 (-20%)	2mo	$250,000	$204	31

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: -41.9%
• Equity multiple: -0.26×
• Total profit: $-140,962
• Equity at exit: $59,626

10-year hold

• IRR: —
• Equity multiple: -1.20×
• Total profit: $-246,323
• Equity at exit: $34,576

Cash invested: $111,972 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $448,900 ($362/sqft)
• Median days on market: 664 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +22.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32080

• Rents YoY: -1.0%
• Active inventory: 625
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,662 high
• Mortgage (P&I): −$2,097
• Tax est. 1.5%: −$500 /mo · $5,998/yr
• Insurance: −$167
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$742
• Vacancy / Maint / Mgmt: −$769
• Net cashflow: $-1,039

Break-even live

Break-even rent $4,977

Max offer price $249,490

Occupancy floor —

Sensitivity live

Price	-10% $-763	-5% $-901	+0% $-1,039	+5% $-1,178	+10% $-1,316
Rent	-10% $-1,329	-5% $-1,184	+0% $-1,039	+5% $-895	+10% $-750
Rate	-1.0pp $-838	-0.5pp $-938	base $-1,039	+0.5pp $-1,143	+1.0pp $-1,248

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: $99,975
• Closing costs: $11,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6240 A1A S Unit 1281960P St. Augustine, FL	2.0	2.0	1453	$4,297	$2.96	56d	1	0.17mi
221 Desoto Rd Saint Augustine, FL	3.0	2.0	1560	$3,000	$1.92	66d	1	0.21mi
6100 Jimmy Buffett Memorial Hwy Unit 1253532P St. Augustine, FL	2.0	2.5	1119	$6,804	$6.08	30d	1	0.33mi
6824 Jimmy Buffett Memorial Hwy Unit 1281930P St. Augustine, FL	3.0	2.5	1689	$7,768	$4.60	64d	1	0.50mi
6832 Middleton Ave St Augustine, FL	3.0	2.5	1791	$4,000	$2.23	27d	1	0.51mi
6347 Salado Rd Saint Augustine, FL	3.0	2.0	1728	$3,000	$1.74	70d	1	0.64mi
5650 A1A S Unit C218 St Augustine, FL	2.0	2.5	1350	$2,800	$2.07	27d	1	0.89mi
84 Aloha Cir St Augustine, FL	3.0	2.0	1261	$3,000	$2.38	27d	1	0.98mi

HOA detail $742/mo · $8,904/yr condo

• Likely covers: landscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $399,900 Active 173 DOM
2. 2026-08-07
   days on market $399,900 Active 172 DOM
3. 2026-08-06
   days on market $399,900 Active 171 DOM
4. 2026-08-05
   days on market $399,900 Active 170 DOM
5. 2026-08-04
   days on market $399,900 Active 169 DOM
6. 2026-08-03
   days on market $399,900 Active 168 DOM
7. 2026-07-31
   days on market $399,900 Active 165 DOM
8. 2026-07-30
   days on market $399,900 Active 163 DOM
9. 2026-07-24
   days on market $399,900 Active 158 DOM
10. 2026-07-23
    days on market $399,900 Active 157 DOM
11. 2026-07-22
    days on market $399,900 Active 156 DOM
12. 2026-07-21
    days on market $399,900 Active 155 DOM
13. 2026-07-18
    days on market $399,900 Active 152 DOM
14. 2026-07-18
    days on market $399,900 Active 151 DOM
15. 2026-07-16
    days on market $399,900 Active 150 DOM
16. 2026-07-15
    days on market $399,900 Active 149 DOM
17. 2026-07-14
    days on market $399,900 Active 148 DOM
18. 2026-07-13
    days on market $399,900 Active 147 DOM
19. 2026-07-13
    days on market $399,900 Active 146 DOM
20. 2026-07-11
    days on market $399,900 Active 145 DOM
21. 2026-07-10
    days on market $399,900 Active 144 DOM
22. 2026-07-09
    days on market $399,900 Active 143 DOM
23. 2026-07-07
    days on market $399,900 Active 141 DOM
24. 2026-07-06
    days on market $399,900 Active 140 DOM
25. 2026-07-05
    days on market $399,900 Active 139 DOM
26. 2026-07-03
    days on market $399,900 Active 137 DOM
27. 2026-07-02
    days on market $399,900 Active 136 DOM
28. 2026-07-01
    days on market $399,900 Active 135 DOM
29. 2026-06-30
    days on market $399,900 Active 134 DOM
30. 2026-06-29
    days on market $399,900 Active 133 DOM
31. 2026-06-28
    days on market $399,900 Active 132 DOM
32. 2026-06-27
    days on market $399,900 Active 131 DOM
33. 2026-06-27
    days on market $399,900 Active 130 DOM
34. 2026-06-25
    days on market $399,900 Active 128 DOM
35. 2026-06-22
    days on market $399,900 Active 126 DOM
36. 2026-06-21
    days on market $399,900 Active 125 DOM
37. 2026-06-18
    days on market $399,900 Active 122 DOM
38. 2026-06-17
    days on market $399,900 Active 121 DOM
39. 2026-06-16
    days on market $399,900 Active 120 DOM
40. 2026-06-15
    days on market $399,900 Active 119 DOM
41. 2026-06-13
    days on market $399,900 Active 117 DOM
42. 2026-06-13
    days on market $399,900 Active 116 DOM
43. 2026-06-10
    days on market $399,900 Active 113 DOM
44. 2026-06-08
    days on market $399,900 Active 112 DOM
45. 2026-06-07
    days on market $399,900 Active 111 DOM
46. 2026-06-03
    days on market $399,900 Active 107 DOM
47. 2026-06-02
    days on market $399,900 Active 106 DOM
48. 2026-06-01
    days on market $399,900 Active 105 DOM
49. 2026-05-31
    days on market $399,900 Active 104 DOM
50. 2026-04-19
    price $399,900 988-char remark

    Show marketing remark (988 chars)

    Motivated sellers! The best floor plan in Quail Hollow, this furnished two-story 3BR/2.5BA townhome/condo (Unit B5-1TH) delivers turnkey coastal living just steps from the beaches. Short-term renting allowed (1 week minimum), making it an ideal beachside AirBnB investment or an effortless second home. Quail Hollow offers a relaxed, gated community on A1A South with lush landscaping, private beach access, and a welcoming coastal vibe. Inside, the unit features beautifully updated downstairs flooring and a remodeled kitchen w/ granite countertops, stainless appliances, upgraded lighting, and plantation shutters. The two-story layout provides comfortable separation between living and sleeping spaces, and the furnishings allow for immediate enjoyment / rental readiness. With private beach access, a community pool, flood insurance included, this condo checks every box for a primary residence, vacation getaway, or income-producing property. There is a 1 week minimum for renting.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 20 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: $43,940
• − Mortgage interest: −$22,401
• − Property taxes: −$5,998
• − Insurance: −$7,118
• − Repairs & maintenance: −$3,515
• − Management: −$3,515
• − HOA: −$8,904
• − Depreciation: −$11,633
• Taxable loss: −$19,145
• Est. tax savings @ 24.0%: +$4,595
• After-tax cash flow: $-7,879/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $7,625–$22,875 screening

This well-maintained, turnkey townhome in Quail Hollow offers a great coastal living experience with a two-story layout, updated kitchen, and a private beach access. It's an ideal investment property for both short-term rentals and second homes.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 59/100

Zoned Schools

Elementary W. Douglas Hartley Elementary A FL #185/2,144 Nat'l #1,912/41,679 Middle Gamble Rogers Middle School B FL #151/571 Nat'l #2,084/14,009 High Pedro Menendez High School F FL #264/667 Nat'l #7,501/17,239

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

C Composite livability gradescore 61/100

Livability — Butler Beach

• Score: 61/100
• State rank: #784
• US rank: #17810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Butler Beach, FL
• County: Saint Johns County · 303,941 people
• City population: 21,368
• Metro: Jacksonville, FL
• Population (ZIP): 20,894
• Household income: $92,531
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 10% of renters

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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%

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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%

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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

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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

-14.7% since first listed

5 events — show timeline

• 2026-04-19 Price Changed $399,900 St. Augustine and St. Johns County Board of REALTORS®
• 2026-02-11 Listed $419,900 St. Augustine and St. Johns County Board of REALTORS®
• 2025-09-05 Price Changed $429,900 St. Augustine and St. Johns County Board of REALTORS®
• 2025-06-21 Price Changed $464,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-04-05 Price Changed $469,000 St. Augustine and St. Johns County Board of REALTORS®