6300 S A1a Unit A93U · Butler Beach, FL 32080

$265,000

2 bd · 2.0 ba · 1,004 sqft · Condo · 105 Days on market

Built 1974 Good condition $264/sqft · 17% below area Est $319k · 17% under $732/mo HOA · 32% of rent ↓ 34% 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 +5.9/10.0
• Cash flow +4.0/30.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.3/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Come live the beach life in this beachside condo just steps from the sand in Crescent Beach! Located in the gated Quail Hollow community, this fully-furnished, well-maintained 2-bedroom, 2-bath upper-level unit offers the ideal combination of primary residence, second home, or income-producing vacation rental. Enjoy direct beach access just over the dunes to one of St. Augustine’s most desirable beaches—known for its wide shoreline, soft powdery sand, and peaceful, uncrowded atmosphere. This light-filled condo features vaulted ceilings, newer HVAC, updated kitchen and windows, durable laminate flooring, and two private balconies perfect for enjoying ocean breezes.

Key facts

• Gated community
• Private balconies
• Walkability to beach

Tags

• BEACH ACCESS
• GATED COMMUNITY
• PRIVATE BALCONIES
• COMMUNITY AMENITIES
• WALKABILITY TO BEACH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (63.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (13.0% below list).
• Recommended offer: $96k (63.9% below list) — sets the bar for cash-flow.
• Cap rate 2.9% vs local median 2.1% 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); 722 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 75d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

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 105 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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

• Watch-outs: flood insurance adds $427/mo; HOA is 32% 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 $95,797 (63.9% 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 105 days. Have you received any prior offers? Is the seller open to a 64% 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: 0.87% ✗
• Cap rate: 2.93%
• Cash-on-cash: -12.01%
• DSCR: 0.47
• GRM: 9.6

CMA / ARV

• ARV (median comp): $319,348
• List price: $265,000
• Delta: -17.02%
• 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
7175 A1a S Unit A203	1.01mi	2/2.0	968 (-4%)	1mo	$287,501	$297	58
6100 A1a S #318	0.33mi	2/2.0	1,186 (+18%)	2mo	$470,000	$396	58
7175 A1a S #F137	1.01mi	2/2.0	968 (-4%)	2mo	$275,000	$284	57
7175 A1a S D126	1.01mi	2/2.0	968 (-4%)	2mo	$259,000	$268	57
7175 A1a S Unit B115	1.01mi	2/2.0	968 (-4%)	3mo	$260,000	$269	56
7175 A1a #B110	1.01mi	2/2.0	968 (-4%)	3mo	$250,000	$258	56
7265 A1a S Unit C6	1.15mi	2/2.0	1,045 (+4%)	2mo	$326,000	$312	56
260 Ventura Rd	0.56mi	2/2.0	1,125 (+12%)	1mo	$612,500	$544	53
5904 Rio Royalle Rd	0.75mi	2/1.5	1,125 (+12%)	0mo	$730,000	$649	43
7145 A1a S #14	0.98mi	2/2.0	1,224 (+22%)	3mo	$250,000	$204	37
130 Gassett Rd	1.08mi	2/1.0	864 (-14%)	2mo	$295,000	$341	36
5754 Rudolph Ave	0.78mi	1/2.0 (-1)	818 (-18%)	3mo	$625,000	$764	33

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: -61.8%
• Equity multiple: -0.66×
• Total profit: $-123,423
• Equity at exit: $39,512

10-year hold

• IRR: —
• Equity multiple: -2.05×
• Total profit: $-226,440
• Equity at exit: $22,912

Cash invested: $74,200 (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: -12.1% vs 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: 722
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,305 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$732
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-1,169

Break-even live

Break-even rent $3,785

Max offer price $95,797

Occupancy floor —

Sensitivity live

Price	-10% $-986	-5% $-1,078	+0% $-1,169	+5% $-1,261	+10% $-1,352
Rent	-10% $-1,351	-5% $-1,260	+0% $-1,169	+5% $-1,078	+10% $-987
Rate	-1.0pp $-1,036	-0.5pp $-1,102	base $-1,169	+0.5pp $-1,238	+1.0pp $-1,308

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: $66,250
• Closing costs: $7,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6416 Madison St Unit B St. Augustine, FL	2.0	1.0	840	$1,600	$1.90	7d	1	0.14mi
6240 A1A S Unit 1281960P St. Augustine, FL	2.0	2.0	1453	$4,297	$2.96	103d	1	0.17mi
6225 A1A S Unit C St. Augustine, FL	1.0	1.0	700	$1,500	$2.14	93d	1	0.20mi
6472 Putnam St Saint Augustine, FL	1.0	1.0	1000	$1,950	$1.95	119d	1	0.25mi
6100 Jimmy Buffett Memorial Hwy Unit 1253532P St. Augustine, FL	2.0	2.5	1119	$6,804	$6.08	77d	1	0.33mi
226 Treasure Beach Rd Saint Augustine, FL	3.0	2.0	1196	$2,000	$1.67	7d	1	0.52mi
5650 A1A S Unit C218 St Augustine, FL	2.0	2.5	1350	$2,800	$2.07	74d	1	0.89mi
84 Aloha Cir St Augustine, FL	3.0	2.0	1261	$3,000	$2.38	74d	1	0.98mi
84 Aloha Cir Saint Augustine, FL	3.0	2.0	1261	$2,850	$2.26	7d	1	0.98mi

Property features AI

Finance

• HOA & community: Monthly HOA fee of $732

Exterior

• Parking: Assigned parking (A93U)
• Utilities: Electric serviceCentral air
• Home design: Second-story entry
• Exterior features: Great room

Interior

• Bedrooms: Master bedroom on 1st floor
• Flooring: CarpetLaminate woodTile
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heatingCentral air conditioning
• Interior features: Ceiling fansGreat room

HOA detail $732/mo · $8,784/yr condo

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

Listing history 50 events

1. 2026-09-24
   days on market $265,000 Active 105 DOM
2. 2026-09-23
   days on market $265,000 Active 104 DOM
3. 2026-09-22
   days on market $265,000 Active 103 DOM
4. 2026-09-21
   days on market $265,000 Active 102 DOM
5. 2026-09-19
   days on market $265,000 Active 100 DOM
6. 2026-09-18
   days on market $265,000 Active 99 DOM
7. 2026-09-17
   days on market $265,000 Active 98 DOM
8. 2026-09-16
   days on market $265,000 Active 97 DOM
9. 2026-09-15
   days on market $265,000 Active 96 DOM
10. 2026-09-14
    days on market $265,000 Active 95 DOM
11. 2026-09-13
    days on market $265,000 Active 94 DOM
12. 2026-09-12
    days on market $265,000 Active 93 DOM
13. 2026-09-11
    days on market $265,000 Active 92 DOM
14. 2026-09-05
    days on market $265,000 Active 86 DOM
15. 2026-09-04
    days on market $265,000 Active 85 DOM
16. 2026-08-31
    days on market $265,000 Active 81 DOM
17. 2026-08-29
    days on market $265,000 Active 79 DOM
18. 2026-08-28
    days on market $265,000 Active 78 DOM
19. 2026-08-27
    days on market $265,000 Active 77 DOM
20. 2026-08-25
    days on market $265,000 Active 75 DOM
21. 2026-08-24
    days on market $265,000 Active 74 DOM
22. 2026-08-23
    days on market $265,000 Active 73 DOM
23. 2026-08-22
    days on market $265,000 Active 72 DOM
24. 2026-08-21
    days on market $265,000 Active 71 DOM
25. 2026-08-20
    days on market $265,000 Active 70 DOM
26. 2026-08-19
    days on market $265,000 Active 69 DOM
27. 2026-08-18
    days on market $265,000 Active 68 DOM
28. 2026-08-17
    days on market $265,000 Active 67 DOM
29. 2026-08-16
    days on market $265,000 Active 66 DOM
30. 2026-08-15
    days on market $265,000 Active 65 DOM
31. 2026-08-14
    days on market $265,000 Active 64 DOM
32. 2026-08-13
    days on market $265,000 Active 63 DOM
33. 2026-08-12
    days on market $265,000 Active 62 DOM
34. 2026-08-11
    days on market $265,000 Active 61 DOM
35. 2026-08-10
    days on market $265,000 Active 60 DOM
36. 2026-08-09
    days on market $265,000 Active 59 DOM
37. 2026-08-08
    days on market $265,000 Active 58 DOM
38. 2026-08-07
    days on market $265,000 Active 57 DOM
39. 2026-08-06
    days on market $265,000 Active 56 DOM
40. 2026-08-05
    days on market $265,000 Active 55 DOM
41. 2026-08-04
    days on market $265,000 Active 54 DOM
42. 2026-08-03
    days on market $265,000 Active 53 DOM
43. 2026-07-31
    days on market $265,000 Active 50 DOM
44. 2026-07-30
    days on market $265,000 Active 48 DOM
45. 2026-07-28
    days on market $265,000 Active 47 DOM
46. 2026-07-24
    days on market $265,000 Active 43 DOM
47. 2026-07-23
    days on market $265,000 Active 42 DOM
48. 2026-07-22
    days on market $265,000 Active 41 DOM
49. 2026-07-21
    days on market $265,000 Active 40 DOM
50. 2026-07-18
    days on market $265,000 Active 37 DOM

ⓘ 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 5/10 Major FEMA zone AE · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $27,654
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$6,444
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − HOA: −$8,784
• − Depreciation: −$7,709
• Taxable loss: −$18,526
• Est. tax savings @ 24.0%: +$4,446
• After-tax cash flow: $-9,586/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

Good 75/100 Cosmetic rehab Est. rehab $5,020–$15,060 screening

This fully-furnished, well-maintained 2-bedroom, 2-bath upper-level unit in Quail Hollow offers direct beach access and is ready for immediate occupancy.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Reorganizing furniture for better flow in living room — Improves functionality and visual appeal ↑
• Both Upgrading kitchen appliances — Modernizes the space and increases appeal ↑

ⓘ 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

Property features AI

Finance

• HOA & community: Monthly HOA fee of $732

Exterior

• Parking: Assigned parking (A93U)
• Utilities: Electric serviceCentral air
• Home design: Second-story entry
• Exterior features: Great room

Interior

• Bedrooms: Master bedroom on 1st floor
• Flooring: CarpetLaminate woodTile
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heatingCentral air conditioning
• Interior features: Ceiling fansGreat room

Price history

-33.7% since first listed

12 events — show timeline

• 2026-07-13 Relisted — St. Augustine and St. Johns County Board of REALTORS®
• 2026-07-06 Pending — St. Augustine and St. Johns County Board of REALTORS®
• 2026-05-01 Listed $265,000 St. Augustine and St. Johns County Board of REALTORS®
• 2024-11-04 Price Changed $349,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-24 Price Changed $369,900 Stellar MLS as Distributed by MLS Grid
• 2024-04-27 Price Changed $375,000 St. Augustine and St. Johns County Board of REALTORS®
• 2024-04-26 Price Changed $375,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-01 Listed $389,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-07-06 Price Changed $389,900 St. Augustine and St. Johns County Board of REALTORS®
• 2023-07-03 Price Changed $389,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-06 Listed $399,900 Stellar MLS as Distributed by MLS Grid