107 Rio Del Mar St #B · Butler Beach, FL 32080

$249,500

2 bd · 1.0 ba · 920 sqft · Condo public records · 6 Days on market

Built 1983 $250/mo HOA · 9% of rent

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Why this score? — see what drove the C 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).

• Cash flow +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +6.4/10.0
• 1% rule +6.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this beautifully maintained 2-bedroom, 1-bath condo just a short stroll from the pristine sands of St. Augustine Beach. This single-level, move-in-ready home boasts an efficient open floor plan adorned with granite countertops, laminate flooring, and custom cabinetry. The sunlit Florida room, enclosed with glass and equipped with A/C, offers a serene space to relax or entertain. Energy-efficient vinyl-tinted windows ensure comfort year-round. With a low HOA fee of $250/month covering grounds maintenance, water and pest control, this property is an ideal choice for a vacation retreat, rental investment, or cozy year-round residence. Experience the best of coastal living with nearby dining, shopping, and the natural beauty of Anastasia State Park.

Key facts

• Custom cabinetry
• Laminate flooring
• Florida room

Tags

• GRANITE COUNTERTOPS
• LAMINATE FLOORING
• CUSTOM CABINETRY
• FLORIDA ROOM
• ENERGY EFFICIENT WINDOWS
• LOW HOA FEE

Property features AI

Finance

• HOA & community: Homeowners association with a $250 monthly fee; Not a senior community

Exterior

• Parking: Parking lot
• Utilities: Septic tank; Cable connected; Electricity connected; Water connected
• Home design: Condominium; One level; Property is attached; Residential use
• Construction: 1 story
• Exterior features: Faces north; City street frontage; No private pool

Interior

• Kitchen: Convection oven; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Convection oven; Dishwasher; Electric range; Electric water heater; Microwave; Refrigerator
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.0% vs local median 2.2% 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: 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 50% at this address vs 74% district-wide (-24 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); 534 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).
• This rent runs 37% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 2y 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.
• Current owner paid $70k; list at $250k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,500

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.56×
• Total profit: $-30,512
• Equity at exit: $37,201

10-year hold

• IRR: -9.5%
• Equity multiple: 0.50×
• Total profit: $-34,659
• Equity at exit: $21,572

Cash invested: $69,860 (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 32080

• Rents YoY: -1.0%
• Active inventory: 534
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,829 high
• Mortgage (P&I): −$1,308
• Tax from tax record: −$223 /mo · $2,681/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$250
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $283

Break-even live

Break-even rent $2,471

Max offer price $249,500

Occupancy floor 85%

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: $62,375
• Closing costs: $7,485
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
95 Dondanville Rd Unit 1509619P St. Augustine, FL	2.0	2.0	1033	$3,050	$2.95	2d	1	0.15mi
4250 A1A S Unit 1538861P St. Augustine, FL	2.0	2.0	1033	$2,586	$2.50	1d	1	0.22mi
1733 Sea Fair Dr Unit 1509620P St. Augustine, FL	2.0	2.5	1119	$3,148	$2.81	1d	1	0.31mi
130 Ocean Hibiscus Dr Unit 1253546P St. Augustine, FL	2.0	2.0	968	$3,076	$3.18	16d	1	0.56mi
120 Ocean Hibiscus Dr Unit 1253536P St. Augustine, FL	2.0	2.0	904	$2,219	$2.45	2d	1	0.57mi
210 Ocean Hibiscus Dr Unit 1253509P St. Augustine, FL	2.0	2.0	1076	$5,686	$5.28	14d	1	0.66mi
200 Sevilla St Unit B St. Augustine, FL	2.0	1.0	1020	$1,850	$1.81	7d	1	1.29mi
200 Sevilla St Unit B St. Augustine, FL	2.0	1.0	1020	$1,850	$1.81	3d	1	1.29mi
880 A1A Beach Blvd Unit 1509621P St. Augustine, FL	2.0	2.0	871	$4,601	$5.28	23d	1	1.46mi
880 Jimmy Buffett Memorial Hwy Unit 1259091P St. Augustine, FL	2.0	2.0	871	$2,755	$3.16	1d	1	1.47mi
40 Andalusia Ct Unit 40 St. Augustine, FL	2.0	2.0	920	$1,650	$1.79	23d	1	1.49mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Likely covers: waterlandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $249,500 Active 6 DOM
2. 2026-06-17
   days on market $249,500 Active 5 DOM
3. 2026-06-16
   days on market $249,500 Active 4 DOM
4. 2026-06-15
   days on market $249,500 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $249,500 Active 1 DOM

ⓘ 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: $2,681 · $223/mo
• Projected year-2 tax: $2,681 · $223/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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 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: $33,953
• − Mortgage interest: −$13,976
• − Property taxes: −$2,681
• − Insurance: −$2,045
• − Repairs & maintenance: −$2,716
• − Management: −$2,716
• − HOA: −$3,000
• − Depreciation: −$7,258
• Taxable loss: −$439
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $3,502/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.

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 — 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 · 301,599 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: 417.0

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 (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%

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

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

+556.6% since first listed

15 events — show timeline

• 2026-06-12 Listed $249,500 realMLS
• 2025-08-29 Listing Removed — realMLS
• 2025-08-24 Relisted — realMLS
• 2025-08-09 Contingent — realMLS
• 2025-04-25 Listed $300,000 realMLS
• 2025-03-31 Listing Removed — realMLS
• 2024-12-29 Listed $315,000 realMLS
• 2024-12-29 Relisted — realMLS
• 2024-12-28 Listing Removed — realMLS
• 2024-12-22 Listing Removed — realMLS
• 2024-11-11 Price Changed $324,000 realMLS
• 2024-09-12 Price Changed $325,000 realMLS
• 2024-08-22 Listed $329,900 realMLS
• 1999-06-18 Sold (Public Records) $69,900 Public Records
• 1982-04-01 Sold (Public Records) $38,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,681 · +11.0% YoY. Source: county tax records.