2746 Biarritz Ct · Sawgrass, FL 32082

$489,500

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 9 Days on market

Built 1981 3,920 sqft lot Est $583k · 16% under $62/mo HOA · 2% 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).

• ARV discount +14.7/15.0
• Cash flow +11.3/30.0
• Schools +6.4/10.0
• Rent growth +4.3/5.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Minutes from the Florida's most spectacular white sandy beaches and steps from the sparkling pool and tennis/pickle courts, this L'Atrium patio home was initially designed to make the most of interior space and to complement the indoor-outdoor beach lifestyle! Originally inspired by the villas of the French Riviera, L'Atrium was THE most sought after community of its time back in the early 1980s as it was developed in conjunction with the prestigious and much pricier private communities of Sawgrass and Marsh Landing. It remains one of the most sought after as it offers the least expensive single family homes in Ponte Vedra east of A1A! This 3bd 2 bath home has been a haven of comfort and j

Key facts

• Tennis courts
• L'atrium patio home
• Private walled patio

Tags

• TENNIS COURTS
• PICKLE COURTS
• L'ATRIUM PATIO HOME
• PRIVATE WALLED PATIO
• GARDEN POTENTIAL SPA RETREAT
• NEW ROOF

Property features AI

Finance

• HOA & community: Homeowners association (Plaza Property Services); Association amenities include grounds maintenance, off-site management, pickleball, and tennis courts; Association fee collected semi-annually

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener
• Utilities: Underground electric; Public sewer; Water connected; Sewer connected; Electricity connected; Cable available
• Home design: Single-family residence; One story
• Construction: Frame construction with wood siding; Shingle roof
• Exterior features: Patio; Fenced backyard; Sprinklers in front and rear; Located on a cul-de-sac; City street frontage; Asphalt road surface; Community pool (association; not private)

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Microwave; Refrigerator; Ice maker
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (heat pump); Central air
• Interior features: Ceiling fans; Entrance foyer; Pantry; Primary bathroom with shower (no tub); Split bedroom floor plan; Vaulted ceilings; Walk-in closets; Wood-burning fireplace
• Laundry & utility: Washer and dryer included in appliance list; Washer hookup; Electric dryer hookup; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $490k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $458k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $356k (27.3% below list).
• Recommended offer: $356k (27.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.1% 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); 342 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 34% of the median local income ($125k/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 $3k of loan paydown is wiped out by about $15k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $490k implies a 1510% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $356,005 (27.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.73% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $583,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2746 Biarritz Ct	0.00mi	3/2.0	1,568 (0%)	1mo	$460,000	$293	99
2335 L'Atrium Cir N	0.11mi	3/2.0	1,624 (+4%)	2mo	$595,000	$366	88
2437 Burgundy Ct	0.22mi	3/2.0	1,612 (+3%)	0mo	$500,000	$310	85
2537 Dauphine Ct E	0.13mi	3/2.0	1,563 (-0%)	11mo	$590,000	$377	84
2742 St Louis Ct	0.07mi	3/2.0	1,519 (-3%)	12mo	$549,000	$361	81
3082 La Reserve Dr	0.25mi	3/2.0	1,569 (+0%)	9mo	$584,000	$372	81
2651 Latrium Cir S	0.07mi	3/2.0	1,677 (+7%)	13mo	$627,500	$374	75
17 Carriage Ln	0.20mi	2/2.5 (-1)	1,484 (-5%)	2mo	$750,000	$505	73
224 Chantal Ct	0.24mi	3/2.0	1,526 (-3%)	13mo	$529,984	$347	73
3116 La Reserve Dr	0.26mi	3/2.0	1,485 (-5%)	9mo	$575,000	$387	72
2315 L'Atrium Cir N	0.19mi	2/2.0 (-1)	1,387 (-12%)	4mo	$485,000	$350	64
6029 Bridge Water Cir	0.66mi	3/3.0	1,727 (+10%)	4mo	$899,000	$521	46

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

Projected returns pro-forma

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

5-year hold

• IRR: -14.7%
• Equity multiple: 0.46×
• Total profit: $-74,349
• Equity at exit: $72,986

10-year hold

• IRR: -0.6%
• Equity multiple: 0.95×
• Total profit: $-6,228
• Equity at exit: $42,323

Cash invested: $137,060 (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: 342
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $3,560 high
• Mortgage (P&I): −$2,567
• Tax from tax record: −$156 /mo · $1,876/yr
• Insurance: −$204
• HOA: −$62
• Vacancy / Maint / Mgmt: −$748
• Net cashflow: $-177

Break-even live

Break-even rent $3,784

Max offer price $458,267

Occupancy floor 100%

Sensitivity live

Price	-10% $100	-5% $-38	+0% $-177	+5% $-315	+10% $-454
Rent	-10% $-458	-5% $-317	+0% $-177	+5% $-36	+10% $104
Rate	-1.0pp $70	-0.5pp $-52	base $-177	+0.5pp $-304	+1.0pp $-433

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: $122,375
• Closing costs: $14,685
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2456 Lorraine Ct S Ponte Vedra Beach, FL	3.0	2.0	1544	$3,700	$2.40	5d	1	0.14mi
2437 Burgundy Ct Ponte Vedra Beach, FL	3.0	3.5	1612	$2,750	$1.71	5d	1	0.25mi
61 Tifton Way N Ponte Vedra Beach, FL	3.0	2.0	1965	$4,400	$2.24	25d	1	0.47mi
62 Tifton Way N Ponte Vedra Beach, FL	3.0	2.0	1965	$4,500	$2.29	25d	1	0.48mi
22 Tifton Way N Ponte Vedra Beach, FL	3.0	2.0	1965	$4,800	$2.44	25d	1	0.51mi
43 Tifton Way N Ponte Vedra Beach, FL	2.0	2.0	1415	$3,950	$2.79	25d	1	0.51mi
5 Arbor Club Dr #103 Ponte Vedra Beach, FL	2.0	2.0	1200	$2,300	$1.92	9d	1	0.64mi
19 Arbor Club Dr Ponte Vedra Beach, FL	2.0	2.0	1116	$2,095	$1.88	25d	1	0.67mi
11 Arbor Club Dr #214 Ponte Vedra Beach, FL	2.0	2.0	1116	$2,200	$1.97	25d	1	0.69mi
657 Ponte Vedra Blvd Unit 657C Ponte Vedra Beach, FL	2.0	2.0	1226	$6,500	$5.30	25d	1	0.71mi
160 Veracruz Dr Ponte Vedra Beach, FL	2.0	2.0	1065	$2,188	$2.05	25d	1	0.72mi
650 Ponte Vedra Blvd Unit E Ponte Vedra Beach, FL	2.0	2.5	1406	$3,995	$2.84	25d	1	0.73mi
646 Ponte Vedra Blvd Unit D Ponte Vedra Beach, FL	2.0	2.5	1757	$3,500	$1.99	25d	1	0.74mi
756 Spinnakers Reach Dr Ponte Vedra Beach, FL	2.0	2.0	1644	$4,500	$2.74	25d	1	0.84mi
622 Ponte Vedra Blvd Unit D4 Ponte Vedra Beach, FL	3.0	2.0	1440	$4,500	$3.12	25d	1	0.84mi
9787 Sawgrass Dr E Ponte Vedra Beach, FL	2.0	2.0	1424	$3,800	$2.67	25d	1	0.93mi
9942 Sawgrass Dr E Ponte Vedra Beach, FL	2.0	2.0	1450	$4,100	$2.83	25d	1	1.07mi
562 Ponte Vedra Blvd Ponte Vedra Beach, FL	3.0	1.5	1453	$4,500	$3.10	25d	1	1.14mi
821 Tournament Rd Ponte Vedra Beach, FL	3.0	2.0	1489	$4,500	$3.02	15d	1	1.34mi
29 Turtleback Trl Ponte Vedra Beach, FL	3.0	2.5	1551	$4,000	$2.58	25d	1	1.38mi
506 Cali Dr Ponte Vedra Beach, FL	3.0	2.0	1638	$3,800	$2.32	25d	1	1.42mi
21 Turtleback Trl Ponte Vedra Beach, FL	3.0	2.5	1551	$3,800	$2.45	25d	1	1.43mi

HOA detail

• Monthly dues: $62 · $744/yr
• Likely covers: pool

Listing history 5 events

1. 2026-05-01
   status Pending
2. 2026-05-01
   historical Active Under Contract
3. 2026-04-17
   listed $489,500 Active
4. 1994-12-02
   soldstatus $30,400
5. 1986-05-01
   soldstatus $87,000

ⓘ 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: $1,876 · $156/mo
• Projected year-2 tax: $4,063 · $339/mo
• Expected delta: +$2,187/yr (+$182/mo · 116.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 22 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: $42,721
• − Mortgage interest: −$27,420
• − Property taxes: −$1,876
• − Insurance: −$2,448
• − Repairs & maintenance: −$3,418
• − Management: −$3,418
• − HOA: −$744
• − Depreciation: −$14,240
• Taxable loss: −$10,841
• Est. tax savings @ 24.0%: +$2,602
• After-tax cash flow: $480/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

+462.6% since first listed

5 events — show timeline

• 2026-05-01 Pending — realMLS
• 2026-05-01 Contingent — realMLS
• 2026-04-17 Listed $489,500 realMLS
• 1994-12-02 Sold (Public Records) $30,400 Public Records
• 1986-05-01 Sold (Public Records) $87,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,876 · +15.3% YoY. Source: county tax records.