469 Albany Bay Blvd · Jacksonville, FL 32259

$270,000

2 bd · 3.0 ba · 1,611 sqft · SingleFamily public records · 139 Days on market

Built 2021 Excellent condition 2,178 sqft lot $168/sqft · 41% below area Est $461k · 41% under $582/mo HOA · 26% of rent ↓ 11% 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
• Schools +7.8/10.0
• Condition / age +4.8/5.0
• Livability +4.2/5.0
• Cash flow +3.5/30.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FREE APPRAISAL -- Credit at closing with preferred lender now through April 1st. Enjoy effortless living in this barely lived-in, like-new 2-bedroom, 2.5-bath townhome in the highly sought-after Grand Isles community. Offered fully furnished and move-in ready, the home features a one-car garage, private back patio, and bright open living spaces. The kitchen flows seamlessly into the dining and living areas, while both bedrooms and the laundry room are privately located upstairs, plus a convenient downstairs half bath for guests. Experience resort-style living with access to the 14-acre crystal lagoon, sandy beaches, water slides, kayak and paddleboard access, and a swim-up bar. This property includes the Beachwalk townhome membership, offering full amenities with significantly lower monthly fees compared to other units. Clubhouse initiation fee: $3,750 (paid at closing). Additional amenities include a beachfront clubhouse, fitness center, yoga studio, tennis courts, walking trails, and more all within a golf-cart-friendly community. Ideally located in St. Johns County, just minutes from shopping, dining, and daily essentials.

Key facts

• Crystal lagoon
• Fitness center
• Yoga studio

Tags

• PRIVATE BACK PATIO
• CRYSTAL LAGOON
• BEACHFRONT CLUBHOUSE
• FITNESS CENTER
• YOGA STUDIO
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $270k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-820 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (53.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (16.4% below list).
• Recommended offer: $125k (53.7% below list) — sets the bar for cash-flow.
• Cap rate 2.6% vs local median 4.0% in Jacksonville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 83/100 on livability (#50 in FL, #911 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• 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: Palencia Elementary School (math 82% / reading 80%, grade A+, #95 of 2,144 statewide, top 5%, 781 students, 15% FRL); Pacetti Bay Middle School (math 77% / reading 72%, grade A, #40 of 571 statewide, top 7%, 1,443 students, 18% FRL); Allen D Nease Senior High School (math 72% / reading 78%, grade A-, #40 of 667 statewide, top 6%, 2,214 students, 4% FRL).
• Market conditions: Rents flat; 938 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).
• This rent is only 18% of the median local income ($151k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 139 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,138 (53.7% 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 139 days. Have you received any prior offers? Is the seller open to a 54% 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 B-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: 0.84% ✗
• Cap rate: 2.65%
• Cash-on-cash: -13.02%
• DSCR: 0.42
• GRM: 10.0

CMA / ARV

• ARV (median comp): $460,518
• List price: $270,000
• Delta: -41.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Killarney Ave	0.20mi	3/2.5 (+1)	1,710 (+6%)	12mo	$355,000	$208	64
76 Old Fort Trl	0.24mi	3/2.5 (+1)	1,710 (+6%)	10mo	$374,000	$219	63
270 Clifton Bay Loop	0.21mi	3/2.5 (+1)	1,928 (+20%)	0mo	$414,900	$215	58
101 Killarney Ave	0.28mi	3/2.5 (+1)	1,710 (+6%)	14mo	$425,000	$249	58
318 Rambling Brook Trl	0.67mi	3/2.0 (+1)	1,648 (+2%)	5mo	$405,000	$246	52
185 Clifton Bay	0.28mi	3/2.5 (+1)	1,888 (+17%)	15mo	$459,000	$243	42
623 Windermere Way	0.99mi	3/2.0 (+1)	1,622 (+1%)	16mo	$459,900	$284	41
344 Seaport Breeze Rd	1.08mi	3/2.5 (+1)	1,795 (+11%)	18mo	$375,000	$209	24

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: -45.8%
• Equity multiple: -0.35×
• Total profit: $-102,110
• Equity at exit: $40,258

10-year hold

• IRR: —
• Equity multiple: -1.38×
• Total profit: $-179,762
• Equity at exit: $23,345

Cash invested: $75,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 3 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $479,000 ($247/sqft)
• Median days on market: 143 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +16.0% above current asking $/sqft

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

ZIP-level market 32259

• Home prices YoY: -28.8%
• Rents YoY: 0.0%
• Active inventory: 938
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$494 /mo · $5,923/yr
• Insurance: −$112
• HOA: −$582
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-820

Break-even live

Break-even rent $3,296

Max offer price $125,138

Occupancy floor —

Sensitivity live

Price	-10% $-667	-5% $-744	+0% $-820	+5% $-896	+10% $-973
Rent	-10% $-998	-5% $-909	+0% $-820	+5% $-731	+10% $-642
Rate	-1.0pp $-684	-0.5pp $-751	base $-820	+0.5pp $-890	+1.0pp $-961

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: $67,500
• Closing costs: $8,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
477 Albany Bay Blvd Saint Johns, FL	3.0	2.5	1631	$2,249	$1.38	52d	1	0.03mi
105 Boracay Cir St Johns, FL	3.0	3.0	1750	$2,545	$1.45	27d	1	0.06mi
457 Boracay Cir Saint Johns, FL	3.0	2.5	1751	$2,595	$1.48	52d	1	0.09mi
472 Boracay Cir Saint Johns, FL	3.0	2.5	1750	$2,600	$1.49	72d	1	0.09mi
181 Boracay Cir Unit 181 St Johns, FL	3.0	2.5	1631	$2,450	$1.50	72d	1	0.12mi
75 Teigan Trl St Johns, FL	3.0	1.0–2.0	1035	$1,879	$1.81	16d	35	0.16mi
35 Crystal Palm Dr St Johns, FL	1.0–3.0	1.0–2.0	1115	$2,016	$1.81	16d	17	0.59mi
171 Tamar Ct St Augustine, FL	3.0	2.5	2081	$2,600	$1.25	17d	1	0.65mi
290 Rum Runner Way St Johns, FL	3.0	2.5	2052	$3,995	$1.95	27d	1	0.66mi
128 Peace River Rd Saint Johns, FL	3.0	2.0	1638	$2,395	$1.46	72d	1	0.67mi
87 Tahiti Shores Ct Saint Augustine, FL	3.0	1.5	1502	$1,975	$1.31	69d	1	0.68mi
71 Tahiti Shores Ct Saint Augustine, FL	3.0	2.5	1502	$1,975	$1.31	56d	1	0.69mi
55 Tamar Ct Saint Augustine, FL	3.0	2.5	2081	$2,600	$1.25	72d	1	0.70mi
59 Talulla Trl St Augustine, FL	3.0	2.5	1502	$1,995	$1.33	16d	1	0.73mi
32 Pasadena Dr Unit 1 St. Augustine, FL	2.0	2.5	1442	$2,100	$1.46	72d	1	0.77mi
205 Talulla Trl St Augustine, FL	3.0	2.5	1502	$1,995	$1.33	27d	1	0.78mi
35 Oarsman Crossing Dr Saint Augustine, FL	3.0	2.5	1502	$1,900	$1.26	35d	1	0.80mi
35 Oarsman Crossing Dr St Augustine, FL	3.0	2.5	1502	$1,850	$1.23	17d	1	0.80mi
64 Pasadena Dr Saint Augustine, FL	3.0	2.5	1502	$2,075	$1.38	72d	1	0.80mi
168 Rambling Brook Trl Saint Johns, FL	3.0	2.0	1700	$3,000	$1.76	72d	1	0.82mi
70 Oarsman Crossing Dr Saint Augustine, FL	3.0	2.5	1722	$1,950	$1.13	69d	1	0.82mi
70 Oarsman Crossing Dr Saint Augustine, FL	3.0	2.5	1687	$1,995	$1.18	47d	1	0.82mi
44 Pomona Way St Augustine, FL	3.0	2.5	1502	$2,100	$1.40	27d	1	0.82mi
63 Oarsman Crossing Dr Saint Augustine, FL	2.0	2.5	1210	$1,775	$1.47	72d	1	0.82mi
262 Talulla Trl Saint Augustine, FL	2.0	2.5	1210	$1,700	$1.40	66d	1	0.83mi
272 Talulla Trl Saint Augustine, FL	3.0	2.5	1502	$2,100	$1.40	61d	1	0.83mi
272 Talulla Trl St Augustine, FL	3.0	2.5	1500	$2,000	$1.33	27d	1	0.83mi
94 Oarsman Crossing Dr Saint Augustine, FL	3.0	2.5	1722	$2,100	$1.22	72d	1	0.84mi
66 Pomona Way Saint Augustine, FL	2.0	2.5	1250	$2,900	$2.32	66d	1	0.85mi
124 Pasadena Dr St Augustine, FL	3.0	2.5	1687	$2,025	$1.20	27d	1	0.87mi
130 Pasadena Dr Saint Augustine, FL	3.0	2.5	1687	$1,995	$1.18	63d	1	0.88mi
97 Pomona Way Saint Augustine, FL	2.0	2.5	1210	$1,774	$1.47	70d	1	0.88mi
213 Pasadena Dr Saint Augustine, FL	3.0	2.5	1502	$1,975	$1.31	47d	1	0.89mi
213 Pasadena Dr St Augustine, FL	3.0	2.5	1502	$1,975	$1.31	27d	1	0.89mi
170 Pasadena Dr St Augustine, FL	3.0	2.5	1502	$1,995	$1.33	20d	1	0.89mi
22 Vero Dr St. Augustine, FL	2.0	2.5	1300	$2,150	$1.65	72d	1	0.94mi
45 Seaport Breeze Rd Saint Augustine, FL	3.0	2.5	1795	$2,350	$1.31	72d	1	0.98mi
96 Vero Dr Saint Augustine, FL	2.0	2.5	1220	$1,725	$1.41	63d	1	0.98mi
96 Vero Dr Unit 1 St. Augustine, FL	2.0	2.5	1220	$1,725	$1.41	61d	1	0.98mi
100 Vero Dr Unit 100 St. Augustine, FL	3.0	2.5	1502	$1,950	$1.30	66d	1	0.98mi

HOA detail $582/mo · $6,984/yr

• Likely covers: watergym

Listing history 7 events

1. 2026-05-31
   days on market $270,000 Active 139 DOM
2. 2026-04-29
   price $270,000 1143-char remark

   Show marketing remark (1143 chars)

   FREE APPRAISAL -- Credit at closing with preferred lender now through April 1st. Enjoy effortless living in this barely lived-in, like-new 2-bedroom, 2.5-bath townhome in the highly sought-after Grand Isles community. Offered fully furnished and move-in ready, the home features a one-car garage, private back patio, and bright open living spaces. The kitchen flows seamlessly into the dining and living areas, while both bedrooms and the laundry room are privately located upstairs, plus a convenient downstairs half bath for guests. Experience resort-style living with access to the 14-acre crystal lagoon, sandy beaches, water slides, kayak and paddleboard access, and a swim-up bar. This property includes the Beachwalk townhome membership, offering full amenities with significantly lower monthly fees compared to other units. Clubhouse initiation fee: $3,750 (paid at closing). Additional amenities include a beachfront clubhouse, fitness center, yoga studio, tennis courts, walking trails, and more all within a golf-cart-friendly community. Ideally located in St. Johns County, just minutes from shopping, dining, and daily essentials.

3. 2026-02-20
   price $279,900 1143-char remark

   Show marketing remark (1143 chars)

   FREE APPRAISAL -- Credit at closing with preferred lender now through April 1st. Enjoy effortless living in this barely lived-in, like-new 2-bedroom, 2.5-bath townhome in the highly sought-after Grand Isles community. Offered fully furnished and move-in ready, the home features a one-car garage, private back patio, and bright open living spaces. The kitchen flows seamlessly into the dining and living areas, while both bedrooms and the laundry room are privately located upstairs, plus a convenient downstairs half bath for guests. Experience resort-style living with access to the 14-acre crystal lagoon, sandy beaches, water slides, kayak and paddleboard access, and a swim-up bar. This property includes the Beachwalk townhome membership, offering full amenities with significantly lower monthly fees compared to other units. Clubhouse initiation fee: $3,750 (paid at closing). Additional amenities include a beachfront clubhouse, fitness center, yoga studio, tennis courts, walking trails, and more all within a golf-cart-friendly community. Ideally located in St. Johns County, just minutes from shopping, dining, and daily essentials.

4. 2026-02-12
   status Active 1143-char remark

   Show marketing remark (1143 chars)

   FREE APPRAISAL -- Credit at closing with preferred lender now through April 1st. Enjoy effortless living in this barely lived-in, like-new 2-bedroom, 2.5-bath townhome in the highly sought-after Grand Isles community. Offered fully furnished and move-in ready, the home features a one-car garage, private back patio, and bright open living spaces. The kitchen flows seamlessly into the dining and living areas, while both bedrooms and the laundry room are privately located upstairs, plus a convenient downstairs half bath for guests. Experience resort-style living with access to the 14-acre crystal lagoon, sandy beaches, water slides, kayak and paddleboard access, and a swim-up bar. This property includes the Beachwalk townhome membership, offering full amenities with significantly lower monthly fees compared to other units. Clubhouse initiation fee: $3,750 (paid at closing). Additional amenities include a beachfront clubhouse, fitness center, yoga studio, tennis courts, walking trails, and more all within a golf-cart-friendly community. Ideally located in St. Johns County, just minutes from shopping, dining, and daily essentials.

5. 2026-02-06
   historical Active Under Contract 1143-char remark

   Show marketing remark (1143 chars)

   FREE APPRAISAL -- Credit at closing with preferred lender now through April 1st. Enjoy effortless living in this barely lived-in, like-new 2-bedroom, 2.5-bath townhome in the highly sought-after Grand Isles community. Offered fully furnished and move-in ready, the home features a one-car garage, private back patio, and bright open living spaces. The kitchen flows seamlessly into the dining and living areas, while both bedrooms and the laundry room are privately located upstairs, plus a convenient downstairs half bath for guests. Experience resort-style living with access to the 14-acre crystal lagoon, sandy beaches, water slides, kayak and paddleboard access, and a swim-up bar. This property includes the Beachwalk townhome membership, offering full amenities with significantly lower monthly fees compared to other units. Clubhouse initiation fee: $3,750 (paid at closing). Additional amenities include a beachfront clubhouse, fitness center, yoga studio, tennis courts, walking trails, and more all within a golf-cart-friendly community. Ideally located in St. Johns County, just minutes from shopping, dining, and daily essentials.

6. 2026-01-24
   price $289,900 1143-char remark

   Show marketing remark (1143 chars)

   FREE APPRAISAL -- Credit at closing with preferred lender now through April 1st. Enjoy effortless living in this barely lived-in, like-new 2-bedroom, 2.5-bath townhome in the highly sought-after Grand Isles community. Offered fully furnished and move-in ready, the home features a one-car garage, private back patio, and bright open living spaces. The kitchen flows seamlessly into the dining and living areas, while both bedrooms and the laundry room are privately located upstairs, plus a convenient downstairs half bath for guests. Experience resort-style living with access to the 14-acre crystal lagoon, sandy beaches, water slides, kayak and paddleboard access, and a swim-up bar. This property includes the Beachwalk townhome membership, offering full amenities with significantly lower monthly fees compared to other units. Clubhouse initiation fee: $3,750 (paid at closing). Additional amenities include a beachfront clubhouse, fitness center, yoga studio, tennis courts, walking trails, and more all within a golf-cart-friendly community. Ideally located in St. Johns County, just minutes from shopping, dining, and daily essentials.

7. 2026-01-12
   listed $305,000 Active 1143-char remark

   Show marketing remark (1143 chars)

   FREE APPRAISAL -- Credit at closing with preferred lender now through April 1st. Enjoy effortless living in this barely lived-in, like-new 2-bedroom, 2.5-bath townhome in the highly sought-after Grand Isles community. Offered fully furnished and move-in ready, the home features a one-car garage, private back patio, and bright open living spaces. The kitchen flows seamlessly into the dining and living areas, while both bedrooms and the laundry room are privately located upstairs, plus a convenient downstairs half bath for guests. Experience resort-style living with access to the 14-acre crystal lagoon, sandy beaches, water slides, kayak and paddleboard access, and a swim-up bar. This property includes the Beachwalk townhome membership, offering full amenities with significantly lower monthly fees compared to other units. Clubhouse initiation fee: $3,750 (paid at closing). Additional amenities include a beachfront clubhouse, fitness center, yoga studio, tennis courts, walking trails, and more all within a golf-cart-friendly community. Ideally located in St. Johns County, just minutes from shopping, dining, and daily essentials.

ⓘ 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: $5,923 · $494/mo
• Projected year-2 tax: $5,923 · $494/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,098
• − Mortgage interest: −$15,124
• − Property taxes: −$5,923
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − HOA: −$6,984
• − Depreciation: −$7,855
• Taxable loss: −$14,473
• Est. tax savings @ 24.0%: +$3,474
• After-tax cash flow: $-6,367/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 · 12 photos

Excellent 95/100 None rehab

This move-in ready, barely lived-in townhome in Grand Isles offers a seamless living experience with modern finishes and resort-style amenities. The home is in excellent condition with no visible repairs needed, making it an ideal investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants. ↑
• Both Add a smart home system — A smart home system can increase the home's value and attract tech-savvy buyers/tenants. ↑
• Both Install smart locks — Smart locks can improve security and convenience for both buyers and tenants. ↑
• Both Add a smart thermostat — A smart thermostat can save energy and attract eco-conscious buyers/tenants. ↑

B Composite school gradezoned avg 78/100

Zoned Schools

Elementary Palencia Elementary School A+ FL #95/2,144 Nat'l #1,082/41,679 Middle Pacetti Bay Middle School A FL #40/571 Nat'l #537/14,009 High Creekside High School A- FL #27/667 Nat'l #1,121/17,239

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

A Composite livability gradescore 83/100

Livability — Jacksonville

• Score: 83/100
• State rank: #50
• US rank: #911

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Johns County · 303,941 people
• City population: 979,034
• Metro: Jacksonville, FL
• Population (ZIP): 75,016
• Household income: $150,736
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 8% 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 (73%)
• Race & ethnicity: White 73% Two or more races 11% Hispanic / Latino 9% Black 6% Asian 6%
• Hispanic origin (detail): Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica, China
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 4% Other Asian/Pacific 2%

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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: ▼ -105.54%
• Current HPI: 261.2552
• Rent YoY: ▬ 0.00%
• 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

-11.5% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $270,000 realMLS
• 2026-02-20 Price Changed $279,900 realMLS
• 2026-02-12 Relisted — realMLS
• 2026-02-06 Contingent — realMLS
• 2026-01-24 Price Changed $289,900 realMLS
• 2026-01-12 Listed $305,000 realMLS

Property tax history

+20.3%/yr

Latest (2025): $5,923 · +7.4% YoY. Source: county tax records.