6300 A1a S #B31TH · Butler Beach, FL 32080

$485,000

3 bd · 2.5 ba · 1,525 sqft · Condo · 310 Days on market

Built 1974 Good condition $318/sqft · 28% below area Est $674k · 28% under $732/mo HOA · 20% of rent

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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
• Schools +5.9/10.0
• Cash flow +4.6/30.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Rent growth +2.3/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity, vacation home, or primary residence! This beautifully appointed 3 bedroom, 2.5 bath condo comes fully furnished and offers the ultimate coastal lifestyle. Step inside to find a spacious, open layout designed for comfort and entertaining. The fully equipped kitchen provides everything you need for family meals or hosting guests. Bedrooms are generously sized, with the primary suite featuring its own private balcony overlooking the pool and a private bath for added comfort. Being sold turn-key furnished, this condo is ready for immediate enjoyment or rental income. Located along Crescent Beach, one of Northeast Florida's most pristine stretches of shoreline, you'll have easy beach access and the perfect blend of relaxation and recreation. Whether you're looking for a smart investment, a family getaway, or a full-time coastal retreat, this property delivers on all fronts.

Key facts

• Turn-key furnished
• Private balcony
• Easy beach access

Tags

• FULLY EQUIPPED KITCHEN
• PRIVATE BALCONY
• EASY BEACH ACCESS
• TURN-KEY FURNISHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $485k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (36.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $363k (25.2% below list).
• Recommended offer: $309k (36.4% below list) — sets the bar for cash-flow.
• Cap rate 3.3% vs local median 2.7% in Butler Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $3,626/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 $15k 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 310 days — a 12% lower offer ($427k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $40k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $308,528 (36.4% 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 310 days. Have you received any prior offers? Is the seller open to a 36% 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.75% ✗
• Cap rate: 3.28%
• Cash-on-cash: -10.78%
• DSCR: 0.52
• GRM: 11.1

CMA / ARV

• ARV (median comp): $673,540
• List price: $485,000
• Delta: -27.99%
• 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	0.00mi	3/2.5	1,525 (0%)	1mo	$350,000	$230	99
6240 A1a S #316	0.06mi	2/2.0 (-1)	1,397 (-8%)	0mo	$725,000	$519	76
6240 A1a S #213	0.06mi	2/2.0 (-1)	1,397 (-8%)	1mo	$720,000	$515	76
6170 A1a S #312	0.16mi	3/2.0	1,656 (+9%)	2mo	$790,000	$477	75
299 Pizarro Rd	0.57mi	3/2.0	1,562 (+2%)	2mo	$375,000	$240	66
6306 Gomez Rd	0.30mi	3/2.0	1,686 (+11%)	2mo	$755,000	$448	65
5367 5th St	1.35mi	3/2.0	1,504 (-1%)	0mo	$455,000	$303	60
5324 2nd St	1.37mi	3/2.0	1,500 (-2%)	2mo	$589,000	$393	58
6100 A1a S #318	0.26mi	2/2.0 (-1)	1,186 (-22%)	0mo	$470,000	$396	56
5354 A1a S	1.30mi	3/2.0	1,800 (+18%)	1mo	$470,000	$261	38
5467 1st St	1.12mi	3/2.0	1,180 (-23%)	2mo	$468,000	$397	36
7145 A1a S #14	1.05mi	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: -40.1%
• Equity multiple: -0.23×
• Total profit: $-166,386
• Equity at exit: $72,315

10-year hold

• IRR: -93.8%
• Equity multiple: -1.09×
• Total profit: $-283,915
• Equity at exit: $41,934

Cash invested: $135,800 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $448,900 ($362/sqft)
• Median days on market: 664 d
• This list price: 100% of active listings are priced below it
• 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: 11.1×

Monthly cashflow live

• Estimated rent: $3,626 high
• Mortgage (P&I): −$2,543
• Tax est. 1.5%: −$606 /mo · $7,275/yr
• Insurance: −$202
• HOA: −$732
• Vacancy / Maint / Mgmt: −$761
• Net cashflow: $-1,220

Break-even live

Break-even rent $5,169

Max offer price $308,528

Occupancy floor —

Sensitivity live

Price	-10% $-884	-5% $-1,052	+0% $-1,220	+5% $-1,387	+10% $-1,555
Rent	-10% $-1,506	-5% $-1,363	+0% $-1,220	+5% $-1,076	+10% $-933
Rate	-1.0pp $-975	-0.5pp $-1,096	base $-1,220	+0.5pp $-1,345	+1.0pp $-1,473

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: $121,250
• Closing costs: $14,550
• 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	0.11mi
221 Desoto Rd Saint Augustine, FL	3.0	2.0	1560	$3,000	$1.92	66d	1	0.19mi
6100 Jimmy Buffett Memorial Hwy Unit 1253532P St. Augustine, FL	2.0	2.5	1119	$6,804	$6.08	30d	1	0.26mi
6347 Salado Rd Saint Augustine, FL	3.0	2.0	1728	$3,000	$1.74	70d	1	0.56mi
6824 Jimmy Buffett Memorial Hwy Unit 1281930P St. Augustine, FL	3.0	2.5	1689	$7,768	$4.60	64d	1	0.59mi
6832 Middleton Ave St Augustine, FL	3.0	2.5	1791	$4,000	$2.23	27d	1	0.59mi
5650 A1A S Unit C218 St Augustine, FL	2.0	2.5	1350	$2,800	$2.07	27d	1	0.80mi
84 Aloha Cir St Augustine, FL	3.0	2.0	1261	$3,000	$2.38	27d	1	0.89mi

HOA detail $732/mo · $8,784/yr condo

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

Listing history 50 events

1. 2026-08-08
   days on market $485,000 Active 310 DOM
2. 2026-08-07
   days on market $485,000 Active 309 DOM
3. 2026-08-06
   days on market $485,000 Active 308 DOM
4. 2026-08-05
   days on market $485,000 Active 307 DOM
5. 2026-08-04
   days on market $485,000 Active 306 DOM
6. 2026-08-03
   days on market $485,000 Active 305 DOM
7. 2026-07-31
   days on market $485,000 Active 302 DOM
8. 2026-07-30
   days on market $485,000 Active 300 DOM
9. 2026-07-24
   days on market $485,000 Active 295 DOM
10. 2026-07-23
    days on market $485,000 Active 294 DOM
11. 2026-07-22
    days on market $485,000 Active 293 DOM
12. 2026-07-21
    days on market $485,000 Active 292 DOM
13. 2026-07-18
    days on market $485,000 Active 289 DOM
14. 2026-07-18
    days on market $485,000 Active 288 DOM
15. 2026-07-16
    days on market $485,000 Active 287 DOM
16. 2026-07-15
    days on market $485,000 Active 286 DOM
17. 2026-07-14
    days on market $485,000 Active 285 DOM
18. 2026-07-13
    days on market $485,000 Active 284 DOM
19. 2026-07-13
    days on market $485,000 Active 283 DOM
20. 2026-07-11
    days on market $485,000 Active 282 DOM
21. 2026-07-10
    days on market $485,000 Active 281 DOM
22. 2026-07-09
    days on market $485,000 Active 280 DOM
23. 2026-07-07
    days on market $485,000 Active 278 DOM
24. 2026-07-06
    days on market $485,000 Active 277 DOM
25. 2026-07-05
    days on market $485,000 Active 276 DOM
26. 2026-07-03
    days on market $485,000 Active 274 DOM
27. 2026-07-02
    days on market $485,000 Active 273 DOM
28. 2026-07-01
    days on market $485,000 Active 272 DOM
29. 2026-06-30
    days on market $485,000 Active 271 DOM
30. 2026-06-29
    days on market $485,000 Active 270 DOM
31. 2026-06-28
    days on market $485,000 Active 269 DOM
32. 2026-06-27
    days on market $485,000 Active 268 DOM
33. 2026-06-27
    days on market $485,000 Active 267 DOM
34. 2026-06-25
    days on market $485,000 Active 265 DOM
35. 2026-06-22
    days on market $485,000 Active 263 DOM
36. 2026-06-21
    days on market $485,000 Active 262 DOM
37. 2026-06-18
    days on market $485,000 Active 259 DOM
38. 2026-06-17
    days on market $485,000 Active 258 DOM
39. 2026-06-16
    days on market $485,000 Active 257 DOM
40. 2026-06-15
    days on market $485,000 Active 256 DOM
41. 2026-06-13
    days on market $485,000 Active 254 DOM
42. 2026-06-13
    days on market $485,000 Active 253 DOM
43. 2026-06-10
    days on market $485,000 Active 250 DOM
44. 2026-06-08
    days on market $485,000 Active 249 DOM
45. 2026-06-07
    days on market $485,000 Active 248 DOM
46. 2026-06-03
    days on market $485,000 Active 244 DOM
47. 2026-06-02
    days on market $485,000 Active 243 DOM
48. 2026-06-01
    days on market $485,000 Active 242 DOM
49. 2026-05-31
    days on market $485,000 Active 241 DOM
50. 2026-05-18
    price $485,000 955-char remark

    Show marketing remark (955 chars)

    Great investment opportunity, vacation home, or primary residence! This beautifully appointed 3 bedroom, 2.5 bath condo comes fully furnished and offers the ultimate coastal lifestyle. Step inside to find a spacious, open layout designed for comfort and entertaining. The fully equipped kitchen provides everything you need for family meals or hosting guests. Bedrooms are generously sized, with the primary suite featuring its own private balcony overlooking the pool and a private bath for added comfort. Being sold turn-key furnished, this condo is ready for immediate enjoyment or rental income. Located along Crescent Beach, one of Northeast Florida's most pristine stretches of shoreline, you'll have easy beach access and the perfect blend of relaxation and recreation. Whether you're looking for a smart investment, a family getaway, or a full-time coastal retreat, this property delivers on all fronts. Schedule your private showing today and exp

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

Taxation est. · year 1

• Rental income: $43,506
• − Mortgage interest: −$27,168
• − Property taxes: −$7,275
• − Insurance: −$2,425
• − Repairs & maintenance: −$3,481
• − Management: −$3,481
• − HOA: −$8,784
• − Depreciation: −$14,109
• Taxable loss: −$23,215
• Est. tax savings @ 24.0%: +$5,572
• After-tax cash flow: $-9,063/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 and fully furnished 3-bedroom, 2.5-bath condo is ready for immediate enjoyment or rental income. Located along Crescent Beach, it offers a prime coastal lifestyle with private beach access and endless ocean breezes.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and adds value. ↑
• Both Replace the air conditioning unit — Improves comfort and energy efficiency, attracting more renters and buyers. ↑

ⓘ 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

+62.2% since first listed

33 events — show timeline

• 2026-05-18 Price Changed $485,000 realMLS
• 2026-04-13 Price Changed $490,000 realMLS
• 2025-12-11 Price Changed $500,000 realMLS
• 2025-11-19 Price Changed $515,000 realMLS
• 2025-10-02 Listed $524,900 realMLS
• 2025-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-31 Listing Removed — realMLS
• 2025-07-30 Price Changed $525,999 Stellar MLS as Distributed by MLS Grid
• 2025-07-30 Price Changed $525,999 realMLS
• 2025-03-26 Price Changed $530,999 Stellar MLS as Distributed by MLS Grid
• 2025-03-26 Price Changed $530,999 realMLS
• 2025-03-05 Price Changed $533,999 Stellar MLS as Distributed by MLS Grid
• 2025-03-05 Price Changed $533,999 realMLS
• 2025-02-20 Price Changed $536,999 Stellar MLS as Distributed by MLS Grid
• 2025-02-19 Price Changed $536,999 realMLS
• 2024-11-25 Price Changed $539,999 Stellar MLS as Distributed by MLS Grid
• 2024-11-25 Price Changed $539,999 realMLS
• 2024-10-26 Price Changed $544,999 Stellar MLS as Distributed by MLS Grid
• 2024-10-26 Price Changed $544,999 realMLS
• 2024-09-18 Listed $549,999 Stellar MLS as Distributed by MLS Grid
• 2024-08-30 Listed $549,999 realMLS
• 2023-06-05 Sold (MLS) $500,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-05 Sold (MLS) $500,000 realMLS
• 2023-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-05-09 Pending — realMLS
• 2023-04-25 Price Changed $495,000 realMLS
• 2023-04-25 Price Changed $495,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-12 Listed $520,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-12 Listed $520,000 realMLS
• 2014-12-31 Listing Removed — realMLS
• 2014-06-16 Listed $279,000 realMLS
• 2011-03-31 Listing Removed — realMLS
• 2010-09-23 Listed $299,000 realMLS