83 Pindo Palm Dr · Nocatee, FL 32081

$414,000

3 bd · 3.0 ba · 1,789 sqft · Townhouse public records · 55 Days on market

Built 2016 2,613 sqft lot $231/sqft · at area comps Est $405k · at est. $322/mo HOA · 10% 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 +7.5/30.0
• ARV discount +6.5/15.0
• Schools +6.4/10.0
• Appreciation +4.8/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks MLS

Spectacular Palms at Nocatee townhome development. This home features a spacious open floor plan. Beautiful kitchen with 42 inch white shaker cabinets, granite countertops, tile backsplash and upgraded stainless appliance package. Pendant light over kitchen island.High ceilings throughout with decorative lighting and fans. There is a large master suite on ground level. There are two large bedrooms upstairs, & a bonus loft area great for home office, gym or additional entertainment area. Private screened in lanai with views of man made lake and preserve. Golf cart ride to grocery & dining. A few miles to Micklers beach or quick commute to Jacksonville. Attached 2 car garage with ample storage space. Dont miss out on this rare opportunity to own at The Palms!

Key facts

• Gas cooktop
• Spacious kitchen
• Upgraded cabinetry

Tags

• FIRST FLOOR OWNER'S SUITE
• SPACIOUS KITCHEN
• GRANITE COUNTERTOPS
• UPGRADED CABINETRY
• GAS COOKTOP
• NEW DOUBLE OVEN

Property features AI

Finance

• HOA & community: Has association (The Palms at Nocatee HOA); Association amenities: basketball court, children's pool, dog park, fitness center, jogging path, park, pickleball, playground, tennis courts; Association fee paid semi-annually; Association fee covers maintenance of grounds; CDD fee applies

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public sewer; Cable connected; Electricity connected; Natural gas connected; Water connected
• Home design: Townhouse; Two levels; Entry level: 1; Attached property
• Construction: Shingle roof
• Exterior features: Covered rear porch; Screened porch; Shingle roof; Sprinklers in front; Sprinklers in rear; Wooded lot; City street frontage; Asphalt road

Interior

• Kitchen: Dishwasher; Disposal; Double oven; Electric oven; Gas cooktop; Microwave; Water softener (owned)
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air; Electric cooling
• Interior features: Breakfast bar; Ceiling fans; Eat-in kitchen; Entrance foyer; Open floor plan; Pantry; Primary bathroom with shower (no tub); Primary bedroom on main level; Walk-in closets
• Laundry & utility: In-unit laundry; Electric dryer hookup; Tankless water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $414k.

Deal economics

• At list price, monthly cash flow is $-521 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $321k (22.4% below list).
• Recommended offer: $321k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.5% in Nocatee — 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 70/100 on livability (#425 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing 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.
• Zoned schools: Palm Valley Academy (math 86% / reading 81%, grade A+, #60 of 2,144 statewide, top 3%, 1,496 students, 7% 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 rising (+1.1%/yr); 650 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• In year one you build about $838 of equity ($3k loan paydown + $-2k appreciation (-0.5% local appreciation)).
• 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 55 days — a 3% lower offer ($402k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $305k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $321,133 (22.4% 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 55 days. Have you received any prior offers? Is the seller open to a 22% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.39%
• DSCR: 0.76
• GRM: 10.7

CMA / ARV

• ARV (median comp): $405,279
• List price: $414,000
• Delta: 2.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Pindo Palm Dr	0.12mi	3/2.5	1,789 (0%)	1mo	$409,000	$229	92
235 Pindo Palm Dr	0.12mi	3/2.5	1,789 (0%)	6mo	$400,000	$224	88
488 Coconut Palm Pkwy	0.13mi	3/2.5	1,801 (+1%)	12mo	$390,000	$217	81
646 Coconut Palm Pkwy	0.23mi	3/2.5	1,797 (+0%)	20mo	$445,000	$248	69
680 Coconut Palm Pkwy	0.25mi	3/2.5	1,789 (0%)	23mo	$425,000	$238	67

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.49% appreciation · 1.13% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.48×
• Total profit: $-60,460
• Equity at exit: $110,189

10-year hold

• IRR: -6.8%
• Equity multiple: 0.36×
• Total profit: $-74,206
• Equity at exit: $124,697

Cash invested: $115,920 (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 32081

• Home prices YoY: -0.3%
• Rents YoY: 1.1%
• Active inventory: 650
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,211 medium
• Mortgage (P&I): −$2,171
• Tax from tax record: −$392 /mo · $4,705/yr
• Insurance: −$172
• HOA: −$322
• Vacancy / Maint / Mgmt: −$674
• Net cashflow: $-521

Break-even live

Break-even rent $3,870

Max offer price $322,015

Occupancy floor —

Sensitivity live

Price	-10% $-286	-5% $-404	+0% $-521	+5% $-638	+10% $-755
Rent	-10% $-774	-5% $-648	+0% $-521	+5% $-394	+10% $-267
Rate	-1.0pp $-312	-0.5pp $-415	base $-521	+0.5pp $-628	+1.0pp $-737

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: $103,500
• Closing costs: $12,420
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
82 White Cypress Dr Ponte Vedra, FL	3.0	2.5	2322	$3,450	$1.49	24d	1	0.57mi
36 Banfield Ln Ponte Vedra, FL	3.0	2.5	1680	$3,200	$1.90	8d	1	1.27mi
229 Cool Springs Ave Ponte Vedra, FL	3.0	3.0	2207	$3,700	$1.68	24d	1	1.28mi
78 Wayfare Ln Ponte Vedra, FL	4.0	2.0	1828	$3,100	$1.70	24d	1	1.34mi

HOA detail

• Monthly dues: $322 · $3,864/yr
• Likely covers: gym

Listing history 34 events

1. 2026-06-21
   statusdays on market $414,000 Active Under Contract 55 DOM
2. 2026-06-18
   days on market $414,000 Active 52 DOM
3. 2026-06-17
   days on market $414,000 Active 51 DOM
4. 2026-06-16
   days on market $414,000 Active 50 DOM
5. 2026-06-15
   days on market $414,000 Active 49 DOM
6. 2026-06-13
   days on market $414,000 Active 47 DOM
7. 2026-06-13
   days on market $414,000 Active 46 DOM
8. 2026-06-10
   days on market $414,000 Active 43 DOM
9. 2026-06-08
   days on market $414,000 Active 42 DOM
10. 2026-06-07
    days on market $414,000 Active 41 DOM
11. 2026-06-03
    days on market $414,000 Active 37 DOM
12. 2026-06-02
    days on market $414,000 Active 36 DOM
13. 2026-06-02
    price $414,000 Active 35 DOM
14. 2026-06-01
    days on market $419,900 Active 35 DOM
15. 2026-05-31
    days on market $419,900 Active 34 DOM
16. 2026-04-27
    listed $419,900 Active 2502-char remark
17. 2020-11-23
    soldstatus $305,000
18. 2020-11-11
    soldstatus $305,000 Sold 779-char remark

    Show marketing remark (779 chars)

    Spectacular Palms at Nocatee townhome development. This home features a spacious open floor plan. Beautiful kitchen with 42 inch white shaker cabinets, granite countertops, tile backsplash and upgraded stainless appliance package. Pendant light over kitchen island.High ceilings throughout with decorative lighting and fans. There is a large master suite on ground level. There are two large bedrooms upstairs, & a bonus loft area great for home office, gym or additional entertainment area. Private screened in lanai with views of man made lake and preserve. Golf cart ride to grocery & dining. A few miles to Micklers beach or quick commute to Jacksonville. Attached 2 car garage with ample storage space. Dont miss out on this rare opportunity to own at The Palms!

19. 2020-10-16
    status Pending 779-char remark

    Show marketing remark (779 chars)

    Spectacular Palms at Nocatee townhome development. This home features a spacious open floor plan. Beautiful kitchen with 42 inch white shaker cabinets, granite countertops, tile backsplash and upgraded stainless appliance package. Pendant light over kitchen island.High ceilings throughout with decorative lighting and fans. There is a large master suite on ground level. There are two large bedrooms upstairs, & a bonus loft area great for home office, gym or additional entertainment area. Private screened in lanai with views of man made lake and preserve. Golf cart ride to grocery & dining. A few miles to Micklers beach or quick commute to Jacksonville. Attached 2 car garage with ample storage space. Dont miss out on this rare opportunity to own at The Palms!

20. 2020-10-03
    historical Active - Contingent 779-char remark

    Show marketing remark (779 chars)

    Spectacular Palms at Nocatee townhome development. This home features a spacious open floor plan. Beautiful kitchen with 42 inch white shaker cabinets, granite countertops, tile backsplash and upgraded stainless appliance package. Pendant light over kitchen island.High ceilings throughout with decorative lighting and fans. There is a large master suite on ground level. There are two large bedrooms upstairs, & a bonus loft area great for home office, gym or additional entertainment area. Private screened in lanai with views of man made lake and preserve. Golf cart ride to grocery & dining. A few miles to Micklers beach or quick commute to Jacksonville. Attached 2 car garage with ample storage space. Dont miss out on this rare opportunity to own at The Palms!

21. 2020-10-02
    listed $315,000 Active 779-char remark

    Show marketing remark (779 chars)

    Spectacular Palms at Nocatee townhome development. This home features a spacious open floor plan. Beautiful kitchen with 42 inch white shaker cabinets, granite countertops, tile backsplash and upgraded stainless appliance package. Pendant light over kitchen island.High ceilings throughout with decorative lighting and fans. There is a large master suite on ground level. There are two large bedrooms upstairs, & a bonus loft area great for home office, gym or additional entertainment area. Private screened in lanai with views of man made lake and preserve. Golf cart ride to grocery & dining. A few miles to Micklers beach or quick commute to Jacksonville. Attached 2 car garage with ample storage space. Dont miss out on this rare opportunity to own at The Palms!

22. 2018-07-02
    soldstatus $288,000
23. 2018-06-25
    soldstatus $288,000 Sold

    Show marketing remark (736 chars)

    Maintenance free, luxury living at its finest in this 2 Car, Garage Town Home located in St. Johns County in the Palms of Nocatee. This gorgeous home is zoned for the NEW K-8 school in Nocatee and has several upgrades that make it stand out above the rest! Upgraded, stainless steel appliances, additional recessed lighting, pendant lights over the kitchen island, and tile flooring throughout the first floor are just a few. This spacious open floor plan has a large owners bedroom, luxurious master bathroom, walk-in shower with custom tile, his & her sinks and huge walk-in closet on the first floor. Nest thermostat, 9 ft. ceilings, and dual AC units make this home super energy efficient. This will be the home of your dreams!

24. 2018-06-01
    status Pending

    Show marketing remark (736 chars)

    Maintenance free, luxury living at its finest in this 2 Car, Garage Town Home located in St. Johns County in the Palms of Nocatee. This gorgeous home is zoned for the NEW K-8 school in Nocatee and has several upgrades that make it stand out above the rest! Upgraded, stainless steel appliances, additional recessed lighting, pendant lights over the kitchen island, and tile flooring throughout the first floor are just a few. This spacious open floor plan has a large owners bedroom, luxurious master bathroom, walk-in shower with custom tile, his & her sinks and huge walk-in closet on the first floor. Nest thermostat, 9 ft. ceilings, and dual AC units make this home super energy efficient. This will be the home of your dreams!

25. 2018-05-24
    historical Active - Contingent

    Show marketing remark (736 chars)

    Maintenance free, luxury living at its finest in this 2 Car, Garage Town Home located in St. Johns County in the Palms of Nocatee. This gorgeous home is zoned for the NEW K-8 school in Nocatee and has several upgrades that make it stand out above the rest! Upgraded, stainless steel appliances, additional recessed lighting, pendant lights over the kitchen island, and tile flooring throughout the first floor are just a few. This spacious open floor plan has a large owners bedroom, luxurious master bathroom, walk-in shower with custom tile, his & her sinks and huge walk-in closet on the first floor. Nest thermostat, 9 ft. ceilings, and dual AC units make this home super energy efficient. This will be the home of your dreams!

26. 2018-04-27
    listed $299,000 Active

    Show marketing remark (736 chars)

    Maintenance free, luxury living at its finest in this 2 Car, Garage Town Home located in St. Johns County in the Palms of Nocatee. This gorgeous home is zoned for the NEW K-8 school in Nocatee and has several upgrades that make it stand out above the rest! Upgraded, stainless steel appliances, additional recessed lighting, pendant lights over the kitchen island, and tile flooring throughout the first floor are just a few. This spacious open floor plan has a large owners bedroom, luxurious master bathroom, walk-in shower with custom tile, his & her sinks and huge walk-in closet on the first floor. Nest thermostat, 9 ft. ceilings, and dual AC units make this home super energy efficient. This will be the home of your dreams!

27. 2016-12-30
    soldstatus $259,217 Sold
28. 2016-11-04
    status Pending
29. 2016-10-28
    historical
30. 2016-10-28
    status Pending
31. 2016-10-22
    historical
32. 2016-07-29
    status Pending
33. 2016-06-20
    listed $253,990 Active
34. 2016-06-20
    price $261,990

ⓘ 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: $4,705 · $392/mo
• Projected year-2 tax: $4,705 · $392/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 10/10 Extreme 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,536
• − Mortgage interest: −$23,190
• − Property taxes: −$4,705
• − Insurance: −$2,070
• − Repairs & maintenance: −$3,083
• − Management: −$3,083
• − HOA: −$3,864
• − Depreciation: −$12,044
• Taxable loss: −$13,503
• Est. tax savings @ 24.0%: +$3,241
• After-tax cash flow: $-3,008/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 — Nocatee

• Score: 70/100
• State rank: #425
• US rank: #7550

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nocatee, FL
• County: Saint Johns County · 301,599 people
• City population: 27,365
• Metro: Jacksonville, FL
• Population (ZIP): 29,784
• Household income: $131,624
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 729.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 7% Asian 5% Black 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1%
• Common ancestry: Lithuanian 5% Romanian 3% Portuguese 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 3% Other Asian/Pacific 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: ▼ -0.49%
• Current HPI: 145.8421
• Rent YoY: ▲ 1.13%
• 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

+58.0% since first listed

20 events — show timeline

• 2026-06-01 Price Changed $414,000 realMLS
• 2026-04-27 Listed $419,900 realMLS
• 2020-11-23 Sold (Public Records) $305,000 Public Records
• 2020-11-11 Sold (MLS) $305,000 realMLS
• 2020-10-16 Pending — realMLS
• 2020-10-03 Contingent — realMLS
• 2020-10-02 Listed $315,000 realMLS
• 2018-07-02 Sold (Public Records) $288,000 Public Records
• 2018-06-25 Sold (MLS) $288,000 realMLS
• 2018-06-01 Pending — realMLS
• 2018-05-24 Contingent — realMLS
• 2018-04-27 Listed $299,000 realMLS
• 2016-12-30 Sold (MLS) $259,217 realMLS
• 2016-11-04 Pending — realMLS
• 2016-10-28 Listing Removed — realMLS
• 2016-10-28 Pending — realMLS
• 2016-10-22 Listing Removed — realMLS
• 2016-07-29 Pending — realMLS
• 2016-06-20 Listed $253,990 realMLS
• 2016-06-20 Price Changed $261,990 realMLS

Property tax history

+7.3%/yr

Latest (2025): $4,705 · +9.2% YoY. Source: county tax records.