61 Bramble Ct · Fruit Cove, FL 32092

$289,000

3 bd · 2.5 ba · 1,707 sqft · SingleFamily · 249 Days on market

Built 2023 Good condition 2,178 sqft lot $169/sqft · at area comps Est $304k · at est. $179/mo HOA · 7% of rent ↓ 2% 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 +9.7/15.0
• Cash flow +7.9/30.0
• Schools +6.4/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Resort-style living awaits in Shearwater, featuring tennis courts, resort pool, lazy river, water slide, playgrounds, nature trails, and kayak launch, with a future recreation park, splash park, and library coming soon! Introducing the LINCOLN B floor plan by Lennar Townhomes--a thoughtfully crafted 3-bedroom, 2.5-bath residence featuring a versatile loft and attached 1-car garage. Designed with Lennar's Everything's Included package, this home boasts elegant white quartz countertops, 42'' cabinetry, and a complete suite of Frigidaire stainless steel appliances. Stylish ceramic wood-look tile extends through the main living areas and wet spaces for durability and flow. Additional highlights include quartz vanities, blinds throughout, a screened lanai, paver driveway, full irrigation system, and efficient water heater. Nestled in sought-after St. Johns County, residents enjoy a coastal lifestyle with top-rated schools.

Key facts

• $179 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $289k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (11.8% below list).
• Recommended offer: $234k (19.2% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 2.9% in Fruit Cove — 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 69/100 on livability (#469 in FL) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment 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 flat; 1323 active listings in the ZIP; 5 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 249 days — a 12% lower offer ($254k) 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,650 (19.2% 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 249 days. Have you received any prior offers? Is the seller open to a 19% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.65%
• DSCR: 0.79
• GRM: 9.5

CMA / ARV

• ARV (median comp): $304,134
• List price: $289,000
• Delta: -4.98%
• 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
100 Alston Dr	0.18mi	3/2.0	1,675 (-2%)	2mo	$380,000	$227	85
73 Bluebonnet Way	0.35mi	3/2.0	1,660 (-3%)	0mo	$352,500	$212	77
56 Gilchrist Way	0.36mi	3/2.0	1,752 (+3%)	4mo	$390,000	$223	74
251 Windswept Way	0.32mi	3/2.0	1,790 (+5%)	2mo	$340,000	$190	73
237 Windswept Way	0.31mi	3/2.0	1,790 (+5%)	4mo	$420,000	$235	72
39 Gilchrist Way	0.39mi	3/2.0	1,675 (-2%)	6mo	$375,000	$224	72
26 Gilchrist Way	0.38mi	3/2.0	1,800 (+5%)	4mo	$390,000	$217	68
47 Buffalo Ct	0.34mi	4/2.0 (+1)	1,798 (+5%)	1mo	$441,990	$246	67
52 Smokerise Dr	0.56mi	4/3.0 (+1)	1,943 (+14%)	1mo	$496,485	$256	43
758 Kingbird Dr	0.74mi	4/3.0 (+1)	1,943 (+14%)	4mo	$450,000	$232	32
709 Kingbird Dr	0.74mi	4/3.0 (+1)	1,943 (+14%)	7mo	$449,980	$232	30
661 Kingbird Dr	0.73mi	4/3.0 (+1)	1,943 (+14%)	8mo	$435,000	$224	29

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 · 0.08% rent growth · sell at horizon

5-year hold

• IRR: -28.0%
• Equity multiple: 0.09×
• Total profit: $-73,820
• Equity at exit: $43,091

10-year hold

• IRR: -47.3%
• Equity multiple: -0.45×
• Total profit: $-117,159
• Equity at exit: $24,987

Cash invested: $80,920 (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 32092

• Home prices YoY: -32.2%
• Rents YoY: 0.1%
• Active inventory: 1323
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,548 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$512 /mo · $6,139/yr
• Insurance: −$120
• HOA: −$179
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-313

Break-even live

Break-even rent $2,945

Max offer price $233,650

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
380 Belfort Ct Saint Augustine, FL	3.0	2.5	1782	$2,500	$1.40	23d	1	0.06mi
413 Rosemont Dr Saint Augustine, FL	3.0	2.5	1782	$2,125	$1.19	23d	1	0.08mi
78 Gaston Ct Saint Augustine, FL	3.0	2.5	1635	$2,250	$1.38	23d	1	0.42mi
36 Viceroy Ct Saint Augustine, FL	3.0	2.5	1631	$2,850	$1.75	17d	1	0.60mi
18 Longtail Dr Saint Augustine, FL	2.0–3.0	2.0–2.5	1714	$3,142	$1.83	2d	9	0.68mi

HOA detail

• Monthly dues: $179 · $2,148/yr
• Likely covers: waterlandscapingpool

Listing history 17 events

1. 2026-06-18
   days on market $289,000 Active 249 DOM
2. 2026-06-17
   days on market $289,000 Active 248 DOM
3. 2026-06-16
   days on market $289,000 Active 247 DOM
4. 2026-06-15
   days on market $289,000 Active 246 DOM
5. 2026-06-13
   days on market $289,000 Active 244 DOM
6. 2026-06-13
   days on market $289,000 Active 243 DOM
7. 2026-06-10
   days on market $289,000 Active 240 DOM
8. 2026-06-08
   days on market $289,000 Active 239 DOM
9. 2026-06-07
   days on market $289,000 Active 238 DOM
10. 2026-06-03
    days on market $289,000 Active 234 DOM
11. 2026-06-02
    days on market $289,000 Active 233 DOM
12. 2026-06-01
    days on market $289,000 Active 232 DOM
13. 2026-05-31
    days on market $289,000 Active 231 DOM
14. 2026-04-01
    status Active 931-char remark

    Show marketing remark (931 chars)

    Resort-style living awaits in Shearwater, featuring tennis courts, resort pool, lazy river, water slide, playgrounds, nature trails, and kayak launch, with a future recreation park, splash park, and library coming soon! Introducing the LINCOLN B floor plan by Lennar Townhomes--a thoughtfully crafted 3-bedroom, 2.5-bath residence featuring a versatile loft and attached 1-car garage. Designed with Lennar's Everything's Included package, this home boasts elegant white quartz countertops, 42'' cabinetry, and a complete suite of Frigidaire stainless steel appliances. Stylish ceramic wood-look tile extends through the main living areas and wet spaces for durability and flow. Additional highlights include quartz vanities, blinds throughout, a screened lanai, paver driveway, full irrigation system, and efficient water heater. Nestled in sought-after St. Johns County, residents enjoy a coastal lifestyle with top-rated schools.

15. 2026-03-20
    status Pending 931-char remark

    Show marketing remark (931 chars)

    Resort-style living awaits in Shearwater, featuring tennis courts, resort pool, lazy river, water slide, playgrounds, nature trails, and kayak launch, with a future recreation park, splash park, and library coming soon! Introducing the LINCOLN B floor plan by Lennar Townhomes--a thoughtfully crafted 3-bedroom, 2.5-bath residence featuring a versatile loft and attached 1-car garage. Designed with Lennar's Everything's Included package, this home boasts elegant white quartz countertops, 42'' cabinetry, and a complete suite of Frigidaire stainless steel appliances. Stylish ceramic wood-look tile extends through the main living areas and wet spaces for durability and flow. Additional highlights include quartz vanities, blinds throughout, a screened lanai, paver driveway, full irrigation system, and efficient water heater. Nestled in sought-after St. Johns County, residents enjoy a coastal lifestyle with top-rated schools.

16. 2026-03-08
    price $290,000 931-char remark

    Show marketing remark (931 chars)

    Resort-style living awaits in Shearwater, featuring tennis courts, resort pool, lazy river, water slide, playgrounds, nature trails, and kayak launch, with a future recreation park, splash park, and library coming soon! Introducing the LINCOLN B floor plan by Lennar Townhomes--a thoughtfully crafted 3-bedroom, 2.5-bath residence featuring a versatile loft and attached 1-car garage. Designed with Lennar's Everything's Included package, this home boasts elegant white quartz countertops, 42'' cabinetry, and a complete suite of Frigidaire stainless steel appliances. Stylish ceramic wood-look tile extends through the main living areas and wet spaces for durability and flow. Additional highlights include quartz vanities, blinds throughout, a screened lanai, paver driveway, full irrigation system, and efficient water heater. Nestled in sought-after St. Johns County, residents enjoy a coastal lifestyle with top-rated schools.

17. 2025-10-01
    listed $295,000 Active 931-char remark

    Show marketing remark (931 chars)

    Resort-style living awaits in Shearwater, featuring tennis courts, resort pool, lazy river, water slide, playgrounds, nature trails, and kayak launch, with a future recreation park, splash park, and library coming soon! Introducing the LINCOLN B floor plan by Lennar Townhomes--a thoughtfully crafted 3-bedroom, 2.5-bath residence featuring a versatile loft and attached 1-car garage. Designed with Lennar's Everything's Included package, this home boasts elegant white quartz countertops, 42'' cabinetry, and a complete suite of Frigidaire stainless steel appliances. Stylish ceramic wood-look tile extends through the main living areas and wet spaces for durability and flow. Additional highlights include quartz vanities, blinds throughout, a screened lanai, paver driveway, full irrigation system, and efficient water heater. Nestled in sought-after St. Johns County, residents enjoy a coastal lifestyle with top-rated schools.

ⓘ 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: $6,139 · $512/mo
• Projected year-2 tax: $6,139 · $512/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,581
• − Mortgage interest: −$16,188
• − Property taxes: −$6,139
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,446
• − Management: −$2,446
• − HOA: −$2,148
• − Depreciation: −$8,407
• Taxable loss: −$8,640
• Est. tax savings @ 24.0%: +$2,074
• After-tax cash flow: $-1,686/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 · 6 photos

Good 80/100 Cosmetic rehab

This single-family home in Shearwater is in good condition with a cosmetic rehab level, featuring a well-maintained exterior, updated kitchen, and a thoughtfully designed floor plan. Potential value-adding updates include exterior painting, new landscaping, and smart home features.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value.
• Both Replace front door — Improves entryway and adds value.
• Both Install new landscaping — Enhances curb appeal and adds value.
• Resale Upgrade kitchen appliances — Modernizes kitchen and adds value.
• Both Install smart home features — Enhances convenience and adds value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Replace front door — Improves entryway and adds value. ↑
• Both Install new landscaping — Enhances curb appeal and adds value. ↑
• Resale Upgrade kitchen appliances — Modernizes kitchen and adds value. ↑
• Both Install smart home features — Enhances convenience and adds value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Fruit Cove

• Score: 69/100
• State rank: #469
• US rank: #8490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Johns County · 301,599 people
• Metro: Jacksonville, FL
• Population (ZIP): 53,071
• Household income: $131,020
• Rent vs Own: 12.8% rent · 87.2% own
• Severe rent burden: 706.0

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% Two or more races 11% Hispanic / Latino 9% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 3% Scotch-Irish 3% Slovak 3%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 6% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -123.26%
• Current HPI: 259.732
• Rent YoY: ▲ 0.08%
• 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

-1.7% since first listed

4 events — show timeline

• 2026-04-01 Relisted — realMLS
• 2026-03-20 Pending — realMLS
• 2026-03-08 Price Changed $290,000 realMLS
• 2025-10-01 Listed $295,000 realMLS

Property tax history

+43.3%/yr

Latest (2025): $6,139 · +8.2% YoY. Source: county tax records.