109 Brannan Pl #101 · Fruit Cove, FL 32259

$234,900

3 bd · 2.0 ba · 1,354 sqft · Condo public records · 22 Days on market

Built 2007 $405/mo HOA · 18% 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 +10.5/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• 1% rule +4.6/10.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPECTACULAR GREENSTONE at ABERDEEN CONDO!!! Spacious ground level unit with all Whirlpool appliances including washer & dryer. Living/dining area provides a view of the beautiful nature preserve. ABERDEEN is one of Northwest St Johns County's newest master planned communities. Located just west of Durbin Crossing, Aberdeen is only minutes from I-95 and I-295 with easy access to shopping, restaurants, schools and numerous recreational opportunities in the metro area. Nestled in the midst of vast wetland conservation preserves, this 501 acre community maintains the natural beauty of the area and includes some 68 acres of lakes. Highlighted by world class recreational amenities, Aberdeen's centerpiece is a thoughtfully planned Resident Center featuring a clubhouse & more.

Key facts

• Two swimming pools
• Fitness center
• Preserve view

Tags

• END UNIT GROUND FLOOR
• PRESERVE VIEW
• IN UNIT LAUNDRY ROOM
• TWO SWIMMING POOLS
• FITNESS CENTER
• SPORTS COURTS

Property features AI

Finance

• HOA & community: Association: Greenstone at Aberdine; Monthly HOA fee of $405; HOA covers insurance, grounds maintenance, structure maintenance, pest control, sewer, trash, and water; Community amenities include clubhouse, fitness center, playground, park, basketball court, children’s pool, spa/hot tub, sidewalks; management off-site; CDD fee applies

Exterior

• Parking: Attached garage; 1 garage space; Additional parking; Garage door opener; Shared driveway
• Utilities: Water connected; Sewer connected
• Home design: Condominium; Two-story building; Entry level is 1; Property faces northeast; Property is attached
• Construction: Frame and stucco construction; Shingle roof
• Exterior features: Rear screened porch; Community pool and spa (not private); Cul-de-sac lot; Paved road

Interior

• Kitchen: Dishwasher; Electric oven and electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric heat pump); Central electric air conditioning
• Interior features: Ceiling fans; Primary bathroom with tub/shower; Split-bedroom floor plan; Walk-in closet(s)
• Laundry & utility: In-unit laundry with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (3.5% below list).
• Recommended offer: $214k (8.9% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 2.9% in Fruit Cove — 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 69/100 on livability (#469 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: Freedom Crossing Academy (math 81% / reading 78%, grade A, #116 of 2,144 statewide, top 6%, 1,970 students, 12% FRL); Bartram Trail High School (math 68% / reading 75%, grade B+, #49 of 667 statewide, top 8%, 2,493 students, 4% FRL).
• Market conditions: Rents flat; 762 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $85k; list at $235k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,933 (8.9% 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. 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 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 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: 0.96% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.17%
• DSCR: 0.90
• GRM: 8.6

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: -23.9%
• Equity multiple: 0.21×
• Total profit: $-52,056
• Equity at exit: $35,024

10-year hold

• IRR: -33.6%
• Equity multiple: -0.21×
• Total profit: $-79,880
• Equity at exit: $20,310

Cash invested: $65,772 (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 32259

• Home prices YoY: -28.8%
• Rents YoY: 0.0%
• Active inventory: 762
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,266 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$174 /mo · $2,094/yr
• Insurance: −$98
• HOA: −$405
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-119

Break-even live

Break-even rent $2,417

Max offer price $213,933

Occupancy floor —

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Brannan Pl #104 Saint Johns, FL	3.0	2.0	1327	$1,869	$1.41	7d	1	0.05mi
51 Bush Pl Saint Johns, FL	3.0	2.5	1687	$2,145	$1.27	17d	1	0.24mi
271 Leese Dr Saint Johns, FL	3.0	2.5	1463	$1,950	$1.33	14d	1	0.28mi
103 Granite City Ave Saint Johns, FL	4.0	2.0	1819	$2,650	$1.46	14d	1	0.48mi
80 Balmoral Castle Dr Saint Johns, FL	3.0	2.0	1709	$2,850	$1.67	3d	1	0.51mi
461 Shetland Dr Saint Johns, FL	3.0	2.0	1795	$2,600	$1.45	7d	1	0.58mi
494 Grampian Highlands Dr Saint Johns, FL	4.0	2.0	1861	$2,500	$1.34	3d	1	0.64mi
696 Hampton Downs Ct Saint Johns, FL	3.0	2.0	1481	$2,350	$1.59	23d	1	1.21mi
199 Scotch Pebble Dr Saint Johns, FL	3.0	2.5	1502	$1,895	$1.26	11d	1	1.38mi

HOA detail condo

• Monthly dues: $405 · $4,860/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $234,900 Active 22 DOM
2. 2026-06-17
   days on market $234,900 Active 21 DOM
3. 2026-06-16
   days on market $234,900 Active 20 DOM
4. 2026-06-15
   days on market $234,900 Active 19 DOM
5. 2026-06-13
   days on market $234,900 Active 17 DOM
6. 2026-06-13
   days on market $234,900 Active 16 DOM
7. 2026-06-10
   days on market $234,900 Active 13 DOM
8. 2026-06-08
   days on market $234,900 Active 12 DOM
9. 2026-06-07
   days on market $234,900 Active 11 DOM
10. 2026-06-03
    days on market $234,900 Active 7 DOM
11. 2026-06-02
    days on market $234,900 Active 6 DOM
12. 2026-06-01
    days on market $234,900 Active 5 DOM
13. 2026-05-31
    days on market $234,900 Active 4 DOM
14. 2026-05-24
    listed $234,900 Active
15. 2011-07-07
    soldstatus $85,000
16. 2011-06-30
    soldstatus $85,000 793-char remark

    Show marketing remark (793 chars)

    SPECTACULAR GREENSTONE at ABERDEEN CONDO!!! Spacious ground level unit with all Whirlpool appliances including washer & dryer. Living/dining area provides a view of the beautiful nature preserve. ABERDEEN is one of Northwest St Johns County's newest master planned communities. Located just west of Durbin Crossing, Aberdeen is only minutes from I-95 and I-295 with easy access to shopping, restaurants, schools and numerous recreational opportunities in the metro area. Nestled in the midst of vast wetland conservation preserves, this 501 acre community maintains the natural beauty of the area and includes some 68 acres of lakes. Highlighted by world class recreational amenities, Aberdeen's centerpiece is a thoughtfully planned Resident Center featuring a clubhouse & more.

17. 2010-10-20
    listed $85,000 793-char remark

    Show marketing remark (793 chars)

    SPECTACULAR GREENSTONE at ABERDEEN CONDO!!! Spacious ground level unit with all Whirlpool appliances including washer & dryer. Living/dining area provides a view of the beautiful nature preserve. ABERDEEN is one of Northwest St Johns County's newest master planned communities. Located just west of Durbin Crossing, Aberdeen is only minutes from I-95 and I-295 with easy access to shopping, restaurants, schools and numerous recreational opportunities in the metro area. Nestled in the midst of vast wetland conservation preserves, this 501 acre community maintains the natural beauty of the area and includes some 68 acres of lakes. Highlighted by world class recreational amenities, Aberdeen's centerpiece is a thoughtfully planned Resident Center featuring a clubhouse & more.

18. 2008-05-29
    soldstatus $157,000 41-char remark

    Show marketing remark (41 chars)

    Prices reflect current community special.

19. 2007-05-14
    listed $166,900 41-char remark

    Show marketing remark (41 chars)

    Prices reflect current community special.

ⓘ 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: $2,094 · $174/mo
• Projected year-2 tax: $2,094 · $174/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $27,197
• − Mortgage interest: −$13,158
• − Property taxes: −$2,094
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,176
• − Management: −$2,176
• − HOA: −$4,860
• − Depreciation: −$6,833
• Taxable loss: −$5,274
• Est. tax savings @ 24.0%: +$1,266
• After-tax cash flow: $-159/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 — Fruit Cove

• Score: 69/100
• State rank: #469
• US rank: #8490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Johns County · 301,599 people
• Metro: Jacksonville, FL
• Population (ZIP): 75,016
• Household income: $150,736
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 727.0

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 (73%)
• Race & ethnicity: White 73% Two or more races 11% Hispanic / Latino 9% Black 6% Asian 6%
• Hispanic origin (detail): Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica, China
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 4% 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: ▼ -105.54%
• Current HPI: 261.2552
• Rent YoY: ▬ 0.00%
• 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

+40.7% since first listed

6 events — show timeline

• 2026-05-24 Listed $234,900 realMLS
• 2011-07-07 Sold (Public Records) $85,000 Public Records
• 2011-06-30 Sold (MLS) $85,000 realMLS
• 2010-10-20 Listed $85,000 realMLS
• 2008-05-29 Sold (MLS) $157,000 realMLS
• 2007-05-14 Listed $166,900 realMLS

Property tax history

-0.6%/yr

Latest (2025): $2,094 · +10.4% YoY. Source: county tax records.