695 N A1a #25 · Sawgrass, FL 32082

$249,900

3 bd · 2.5 ba · 1,510 sqft · Condo public records · 20 Days on market

Built 1974 $734/mo HOA · 22% 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 +18.5/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• DSCR +5.8/10.0
• Rent growth +4.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NO EXPENSE WAS SPARED IN THE RENOVATION AND UPDATING OF THIS SPACIOUS PONTE VEDRA COND. GLEAMING WHITE TILED FLOORS, TOTALLY NEW KITCHEN, NEW WINDOWS, RENEWED AC, NEW WATER HEATER AND SO MUCH MORE. OWNER IS BUILDING A NEW HOME FOR HIS FAMILY. WOULD BE WILLING TO RENT THIS UNIT IF SOLD BEFORE ITS COMPLETION

Key facts

• Renovated
• Florida room
• Beach proximity

Tags

• RENOVATED
• LVP FLOORING
• LG STAINLESS STEEL APPLIANCES
• FLORIDA ROOM
• COMMUNITY POOLS
• BEACH PROXIMITY

Property features AI

Finance

• HOA & community: Association-managed (First Service Residential); Monthly HOA fee; HOA covers maintenance of structure, pest control, sewer, trash, and water; Community amenities include clubhouse, basketball court, tennis courts, dog park, RV/boat storage, trash service, and water; Community grounds maintenance provided

Exterior

• Parking: Assigned parking; Additional parking available; RV access/parking
• Utilities: Electricity connected; Public sewer; Water connected; Sewer connected
• Home design: Condominium; Two levels; Entry level on level 1
• Construction: Stucco construction; Shingle roof; 2-story building
• Exterior features: Balcony; Glass-enclosed patio/porch; Asphalt road access; Community pool (not private)

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Microwave; Refrigerator; ENERGY STAR qualified dishwasher; ENERGY STAR qualified refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fan(s); Open floor plan; Pantry; Primary bath with shower (no tub)
• Laundry & utility: In-unit laundry; Electric dryer hookup; Washer/Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.0% in Sawgrass — 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 64/100 on livability (#675 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: Ponte Vedra Palm Valley- Rawlings Elementary School (math 86% / reading 84%, grade A+, #35 of 2,144 statewide, top 2%, 1,066 students, 11% FRL); Alice B. Landrum Middle School (math 87% / reading 79%, grade A+, #14 of 571 statewide, top 2%, 1,142 students, 3% FRL); Ponte Vedra High School (math 82% / reading 82%, grade A, #19 of 667 statewide, top 3%, 1,928 students, 2% FRL).
• Market conditions: Rents rising fast (+7.4%/yr); 333 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• 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.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y 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 $180k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,151 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.39% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.86×
• Total profit: $-9,621
• Equity at exit: $37,261

10-year hold

• IRR: 11.7%
• Equity multiple: 2.16×
• Total profit: $81,474
• Equity at exit: $21,607

Cash invested: $69,972 (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 32082

• Rents YoY: 7.4%
• Active inventory: 333
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,305 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$224 /mo · $2,684/yr
• Insurance: −$104
• HOA: −$734
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $238

Break-even live

Break-even rent $3,003

Max offer price $249,900

Occupancy floor 88%

Sensitivity live

Price	-10% $380	-5% $309	+0% $238	+5% $168	+10% $97
Rent	-10% $-23	-5% $108	+0% $238	+5% $369	+10% $499
Rate	-1.0pp $364	-0.5pp $302	base $238	+0.5pp $174	+1.0pp $108

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2437 Burgundy Ct Ponte Vedra Beach, FL	3.0	3.5	1612	$2,750	$1.71	4d	1	0.13mi
2456 Lorraine Ct S Ponte Vedra Beach, FL	3.0	2.0	1544	$3,700	$2.40	4d	1	0.23mi
5 Arbor Club Dr #103 Ponte Vedra Beach, FL	2.0	2.0	1200	$2,300	$1.92	8d	1	0.29mi
11 Arbor Club Dr #214 Ponte Vedra Beach, FL	2.0	2.0	1116	$2,200	$1.97	24d	1	0.35mi
19 Arbor Club Dr Ponte Vedra Beach, FL	2.0	2.0	1116	$2,095	$1.88	24d	1	0.36mi
650 Ponte Vedra Blvd Unit E Ponte Vedra Beach, FL	2.0	2.5	1406	$3,995	$2.84	24d	1	0.52mi
646 Ponte Vedra Blvd Unit D Ponte Vedra Beach, FL	2.0	2.5	1757	$3,500	$1.99	24d	1	0.52mi
657 Ponte Vedra Blvd Unit 657C Ponte Vedra Beach, FL	2.0	2.0	1226	$6,500	$5.30	24d	1	0.54mi
622 Ponte Vedra Blvd Unit D4 Ponte Vedra Beach, FL	3.0	2.0	1440	$4,500	$3.12	24d	1	0.59mi
61 Tifton Way N Ponte Vedra Beach, FL	3.0	2.0	1965	$4,400	$2.24	24d	1	0.82mi
62 Tifton Way N Ponte Vedra Beach, FL	3.0	2.0	1965	$4,500	$2.29	24d	1	0.82mi
562 Ponte Vedra Blvd Ponte Vedra Beach, FL	3.0	1.5	1453	$4,500	$3.10	24d	1	0.84mi
22 Tifton Way N Ponte Vedra Beach, FL	3.0	2.0	1965	$4,800	$2.44	24d	1	0.85mi
43 Tifton Way N Ponte Vedra Beach, FL	2.0	2.0	1415	$3,950	$2.79	24d	1	0.86mi
160 Veracruz Dr Ponte Vedra Beach, FL	2.0	2.0	1065	$2,188	$2.05	24d	1	0.92mi
506 Cali Dr Ponte Vedra Beach, FL	3.0	2.0	1638	$3,800	$2.32	24d	1	1.05mi
29 Turtleback Trl Ponte Vedra Beach, FL	3.0	2.5	1551	$4,000	$2.58	24d	1	1.11mi
21 Turtleback Trl Ponte Vedra Beach, FL	3.0	2.5	1551	$3,800	$2.45	24d	1	1.15mi
756 Spinnakers Reach Dr Ponte Vedra Beach, FL	2.0	2.0	1644	$4,500	$2.74	24d	1	1.18mi
1 Turtleback Trl Ponte Vedra Beach, FL	3.0	2.5	1551	$3,450	$2.22	12d	1	1.25mi
9787 Sawgrass Dr E Ponte Vedra Beach, FL	2.0	2.0	1424	$3,800	$2.67	24d	1	1.29mi
100 Ironwood Dr #133 Ponte Vedra Beach, FL	2.0	2.0	1117	$2,295	$2.05	24d	1	1.41mi
9942 Sawgrass Dr E Ponte Vedra Beach, FL	2.0	2.0	1450	$4,100	$2.83	24d	1	1.44mi
511 Pheasant Run Ponte Vedra Beach, FL	3.0	2.0	1807	$3,495	$1.93	24d	1	1.45mi

HOA detail condo

• Monthly dues: $734 · $8,808/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $249,900 Active 20 DOM
2. 2026-06-17
   days on market $249,900 Active 19 DOM
3. 2026-06-16
   days on market $249,900 Active 18 DOM
4. 2026-06-15
   days on market $249,900 Active 17 DOM
5. 2026-06-13
   days on market $249,900 Active 15 DOM
6. 2026-06-13
   days on market $249,900 Active 14 DOM
7. 2026-06-09
   days on market $249,900 Active 11 DOM
8. 2026-06-08
   days on market $249,900 Active 10 DOM
9. 2026-06-07
   days on market $249,900 Active 9 DOM
10. 2026-06-03
    days on market $249,900 Active 5 DOM
11. 2026-06-02
    days on market $249,900 Active 4 DOM
12. 2026-06-01
    days on market $249,900 Active 3 DOM
13. 2026-05-31
    days on market $249,900 Active 2 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: $2,684 · $224/mo
• Projected year-2 tax: $2,684 · $224/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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,657
• − Mortgage interest: −$13,998
• − Property taxes: −$2,684
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,173
• − Management: −$3,173
• − HOA: −$8,808
• − Depreciation: −$7,270
• Taxable loss: −$698
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $3,029/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 — Sawgrass

• Score: 64/100
• State rank: #675
• US rank: #13959

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: Sawgrass, FL
• County: Saint Johns County · 301,599 people
• Metro: Jacksonville, FL
• Population (ZIP): 29,289
• Household income: $124,558
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 672.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 6% Asian 3% Black 1%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Slovak 4% Romanian 3% Italian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 91% English-only · Spanish 3% 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: ▼ -435.26%
• Current HPI: 306.134
• Rent YoY: ▲ 7.39%
• 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

+331.6% since first listed

6 events — show timeline

• 2026-05-29 Listed $249,900 realMLS
• 2005-07-19 Sold (Public Records) $180,000 Public Records
• 2001-12-22 Listing Removed — realMLS
• 2001-07-13 Listed $148,300 realMLS
• 1996-12-04 Sold (Public Records) $72,000 Public Records
• 1991-11-26 Sold (Public Records) $57,900 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,684 · +9.2% YoY. Source: county tax records.