90 San Juan Dr Unit B204 · Marineland, FL 32137

$274,900

2 bd · 2.0 ba · 1,463 sqft · Condo public records · 142 Days on market

Built 2002 $600/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).

• Cash flow +11.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.6/10.0
• DSCR +3.5/10.0
• Rent growth +2.7/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow! TURN-KEY. .. .. .. TOP FLOOR, Open, Airy, Spacious three bedroom, two bath CORNER unit! Absolutely the BEST PRICED, WITH incredible amenities surrounded by ocean front and intracoastal access! Located in our beautiful Matanzas Shores, this condo is loaded with many comfortable amenities, textured laced "Volume Ceilings", like new laminate counter tops in kitchen and cultured marble tops in bathrooms, white raised panel cabinetry, ceramic tile in kitchen, entry and bathrooms, like new carpet in living and bedrooms, hardly used Appliances, side by side washer/dryer, and all with lots of nice open space to entertain on your screened 22' wide patio balcony with access to Master bedroom and 8' x 14' sliding glass wall of window from the living room. Matanzas Shores=True Florida Living! Access to Ocean Front Beach! Swimming pools, Tennis courts, Spa, intracoastal boat dock/best fishing, and spacious clubhouse, and miles of walking /biking trails in this "sought after" area!

Key facts

• Master suite
• Walk-in closet
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• OPEN LIVING DINING COMBO
• MASTER SUITE
• WALK-IN CLOSET
• EN-SUITE BATH
• DIRECT PORCH ACCESS

Property features AI

Finance

• Other: Unfurnished unit
• Financial info: Total monthly fees $600; total annual fees $7,200; Lease restrictions apply
• HOA & community: Monthly association fee $600; Association required and approval required; Association manages common areas and cable TV included; Community amenities: clubhouse, fitness center, playground, pool, tennis courts; Pets allowed (max ~30 lbs); Buyer approval required

Exterior

• Parking:
• Security:
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable connected; Water source: None listed
• Home design: Residential condominium; 2-story building; unit located on second floor; Faces east; Completed condition
• Construction: Block construction; Tile roof; Slab foundation; Built as part of building B
• Exterior features: Covered porch/patio; Screened porch/patio; Balcony; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (unit on 2nd floor)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans
• Laundry & utility: Inside laundry (washer/dryer connections); Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (9.3% below list).
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 1.8% in Marineland — 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 52/100 on livability (#886 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Flagler (rural): math 53% / reading 56% proficiency, ranked #20 of 73 in FL (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 1616 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,588 units permitted in Flagler County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($84k/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 $8k of value loss. Plan a longer hold.
• Flagler County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask is 12395% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $179k; list at $275k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 20% of rent.
• Climate carrying-cost: severe flood risk; 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 $241,912 (12.0% 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 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
9. 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.
10. 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.
11. 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: 1.08% ✓
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -23.1%
• Equity multiple: 0.23×
• Total profit: $-59,653
• Equity at exit: $40,988

10-year hold

• IRR: -27.2%
• Equity multiple: -0.13×
• Total profit: $-86,907
• Equity at exit: $23,768

Cash invested: $76,972 (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 32137

• Home prices YoY: -34.5%
• Rents YoY: 0.8%
• Active inventory: 1616
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,975 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$272 /mo · $3,267/yr
• Insurance: −$115
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$600
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $-145

Break-even live

Break-even rent $3,158

Max offer price $249,335

Occupancy floor 100%

Sensitivity live

Price	-10% $11	-5% $-67	+0% $-145	+5% $-223	+10% $-300
Rent	-10% $-380	-5% $-262	+0% $-145	+5% $-27	+10% $90
Rate	-1.0pp $-6	-0.5pp $-75	base $-145	+0.5pp $-216	+1.0pp $-288

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 San Jose Dr Palm Coast, FL	2.0	2.0	1306	$2,400	$1.84	3d	1	0.10mi
104 Surfview Dr #1608 Palm Coast, FL	2.0	2.0	1263	$4,800	$3.80	24d	1	0.26mi
104 Surfview Dr #2105 Palm Coast, FL	2.0	2.0	1158	$2,800	$2.42	24d	1	0.26mi
110 Surfview Dr Unit 1261592P Palm Coast, FL	2.0	2.0	1259	$4,141	$3.29	3d	1	0.26mi
22 Atlantic Dr Palm Coast, FL	2.0	1.0	1056	$3,500	$3.31	15d	1	1.45mi
37 Atlantic Dr Palm Coast, FL	3.0	2.0	1501	$7,500	$5.00	24d	1	1.47mi

HOA detail condo

• Monthly dues: $600 · $7,200/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $274,900 Active 142 DOM
2. 2026-06-18
   days on market $274,900 Active 139 DOM
3. 2026-06-17
   days on market $274,900 Active 138 DOM
4. 2026-06-16
   days on market $274,900 Active 137 DOM
5. 2026-06-15
   days on market $274,900 Active 136 DOM
6. 2026-06-14
   days on market $274,900 Active 134 DOM
7. 2026-06-13
   days on market $274,900 Active 133 DOM
8. 2026-06-10
   days on market $274,900 Active 131 DOM
9. 2026-06-09
   days on market $274,900 Active 130 DOM
10. 2026-06-08
    days on market $274,900 Active 129 DOM
11. 2026-06-07
    days on market $274,900 Active 128 DOM
12. 2026-06-03
    days on market $274,900 Active 124 DOM
13. 2026-06-02
    days on market $274,900 Active 123 DOM
14. 2026-06-01
    days on market $274,900 Active 122 DOM
15. 2026-05-31
    days on market $274,900 Active 121 DOM
16. 2026-04-11
    historical $2,200
17. 2026-01-31
    listed $2,200
18. 2026-01-30
    historical
19. 2026-01-30
    listed $274,900 Active
20. 2025-07-29
    historical Active Under Contract
21. 2025-07-07
    price $279,900
22. 2025-06-13
    price $284,900
23. 2025-06-01
    listed $294,900 Active
24. 2024-11-23
    historical $1,850
25. 2024-10-19
    listed $1,850
26. 2016-07-08
    soldstatus $179,000
27. 2016-06-27
    soldstatus $179,000 1010-char remark

    Show marketing remark (1010 chars)

    Wow! TURN-KEY. .. .. .. TOP FLOOR, Open, Airy, Spacious three bedroom, two bath CORNER unit! Absolutely the BEST PRICED, WITH incredible amenities surrounded by ocean front and intracoastal access! Located in our beautiful Matanzas Shores, this condo is loaded with many comfortable amenities, textured laced "Volume Ceilings", like new laminate counter tops in kitchen and cultured marble tops in bathrooms, white raised panel cabinetry, ceramic tile in kitchen, entry and bathrooms, like new carpet in living and bedrooms, hardly used Appliances, side by side washer/dryer, and all with lots of nice open space to entertain on your screened 22' wide patio balcony with access to Master bedroom and 8' x 14' sliding glass wall of window from the living room. Matanzas Shores=True Florida Living! Access to Ocean Front Beach! Swimming pools, Tennis courts, Spa, intracoastal boat dock/best fishing, and spacious clubhouse, and miles of walking /biking trails in this "sought after" area!

28. 2016-02-10
    listed $189,900 1010-char remark

    Show marketing remark (1010 chars)

    Wow! TURN-KEY. .. .. .. TOP FLOOR, Open, Airy, Spacious three bedroom, two bath CORNER unit! Absolutely the BEST PRICED, WITH incredible amenities surrounded by ocean front and intracoastal access! Located in our beautiful Matanzas Shores, this condo is loaded with many comfortable amenities, textured laced "Volume Ceilings", like new laminate counter tops in kitchen and cultured marble tops in bathrooms, white raised panel cabinetry, ceramic tile in kitchen, entry and bathrooms, like new carpet in living and bedrooms, hardly used Appliances, side by side washer/dryer, and all with lots of nice open space to entertain on your screened 22' wide patio balcony with access to Master bedroom and 8' x 14' sliding glass wall of window from the living room. Matanzas Shores=True Florida Living! Access to Ocean Front Beach! Swimming pools, Tennis courts, Spa, intracoastal boat dock/best fishing, and spacious clubhouse, and miles of walking /biking trails in this "sought after" area!

29. 2002-06-01
    soldstatus $153,800

ⓘ 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: $3,267 · $272/mo
• Projected year-2 tax: $3,267 · $272/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 2/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,698
• − Mortgage interest: −$15,399
• − Property taxes: −$3,267
• − Insurance: −$2,172
• − Repairs & maintenance: −$2,856
• − Management: −$2,856
• − HOA: −$7,200
• − Depreciation: −$7,997
• Taxable loss: −$6,048
• Est. tax savings @ 24.0%: +$1,452
• After-tax cash flow: $-285/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: Flagler
• NCES district ID: 1200540
• Math proficiency: 53% ▼ -9.00%
• Reading proficiency: 56% ▼ -4.00%
• Median HH income: $48,354
• Composite: 46.35/100
• National rank: #2464
• State rank: #20 of 73 in FL

Livability — Marineland

• Score: 52/100
• State rank: #886
• US rank: #25050

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Flagler County · 113,412 people
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 48,391
• Household income: $83,923
• Rent vs Own: 13.6% rent · 86.4% own
• Severe rent burden: 816.0

Population outlook (Flagler County) Hauer SSP2

• Today (2025): 123,474 people
• By 2030: 131,864 · +6.8%
• By 2040: 146,176 · +18.4%
• By 2050: 157,398 · +27.5%
• By 2075: 177,990 · +44.2%
• By 2100: 183,381 · +48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 8% Black 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 4% Russian 2% Lithuanian 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Flagler

• 2024 margin: Strong R (+28.2) · D 35.6% · R 63.8%
• 2008→2024 swing: -29.8pp toward R · 2008: 1.6pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+20.8 2016: R+20.6 2012: R+7.4 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -153.27%
• Current HPI: 290.4607
• Rent YoY: ▲ 0.85%
• Metro: Deltona-Daytona Beach-Ormond Beach, 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

-98.6% since first listed

14 events — show timeline

• 2026-04-11 Rental Removed $2,200 STELLARMLS
• 2026-01-31 Listed for Rent $2,200 STELLARMLS
• 2026-01-30 Listing Removed — Beaches MLS
• 2026-01-30 Listed $274,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-29 Contingent — Beaches MLS
• 2025-07-07 Price Changed $279,900 Beaches MLS
• 2025-06-13 Price Changed $284,900 Beaches MLS
• 2025-06-01 Listed $294,900 Beaches MLS
• 2024-11-23 Rental Removed $1,850 STELLARMLS
• 2024-10-19 Listed for Rent $1,850 STELLARMLS
• 2016-07-08 Sold (Public Records) $179,000 Public Records
• 2016-06-27 Sold (MLS) $179,000 Stellar MLS as Distributed by MLS Grid
• 2016-02-10 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2002-06-01 Sold (Public Records) $153,800 Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,267 · +4.6% YoY. Source: county tax records.