347 Redwood Ln · Fruit Cove, FL 32259

$205,000

2 bd · 2.0 ba · 1,008 sqft · Townhouse public records · 25 Days on market

Built 2005 2,178 sqft lot Est $234k · 12% under $336/mo HOA · 17% of rent ↓ 59% since listing

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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 +13.1/15.0
• Cash flow +10.9/30.0
• Schools +6.4/10.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move in ready townhouse located in the highly desirable Julington Creek Plantation community! This well-maintained home features brand new appliances including range/oven, microwave, dishwasher, and refrigerator, along with a newly paved driveway and brand-new smoke detectors. The AC and roof were replaced in 2021, and the water heater was replaced in 2018. The home is filled with bright natural light and enjoys a pleasant breeze thanks to its desirable location. Relax and unwind with a peaceful pond view from the back of the property. The spacious driveway offers room to park two cars outside the townhouse. The Riverside subdivision features its own community pool and kids' playground,

Key facts

• Pond view
• Fitness center
• Newly paved driveway

Tags

• NEW APPLIANCES
• NEWLY PAVED DRIVEWAY
• POND VIEW
• COMMUNITY POOL
• FITNESS CENTER
• SPORTS COURTS

Property features AI

Finance

• HOA & community: Has association; Monthly association fee ($288.20); Annual association fee ($580); Association amenities: Playground; CDD fee applicable (annual amount: $884.06)

Exterior

• Parking: Assigned parking
• Security: Security gate; Smoke detector(s)
• Utilities: Public sewer; Cable available; Electricity available; Water available
• Home design: Townhouse; One story; Entry level: 1; Property attached; Residential use
• Construction: Frame and stucco construction; Shingle roof
• Exterior features: Front porch; Patio; Community pool (not private); Security gate; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fan(s); Pantry; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $205k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (4.6% below list).
• Recommended offer: $189k (7.9% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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: Julington Creek Elementary School (math 88% / reading 83%, grade A+, #32 of 2,144 statewide, top 2%, 1,062 students, 18% FRL); Fruit Cove Middle School (math 79% / reading 75%, grade A, #28 of 571 statewide, top 5%, 1,223 students, 6% FRL); Creekside High School (math 77% / reading 82%, grade A-, #27 of 667 statewide, top 4%, 2,455 students, 4% FRL).
• Market conditions: Rents flat; 766 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 is only 16% of the median local income ($151k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 25 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $188,808 (7.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.92%
• DSCR: 0.91
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $233,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
727 Ginger Mill Dr	0.06mi	2/2.0	1,008 (0%)	10mo	$225,000	$223	89
219 Beech Brook St	0.12mi	2/2.0	1,008 (0%)	12mo	$225,000	$223	84
625 Briar Way Ln	0.05mi	2/2.0	1,008 (0%)	17mo	$235,000	$233	83
207 Beech Brook St	0.11mi	2/2.0	1,008 (0%)	14mo	$220,000	$218	83
829 Southern Creek Ln	0.11mi	2/2.5	1,104 (+10%)	0mo	$200,000	$181	77
624 Southbranch Dr	0.13mi	2/2.5	1,104 (+10%)	1mo	$210,000	$190	76
130 Southern Bridge Blvd #1	0.38mi	3/2.0 (+1)	1,122 (+11%)	1mo	$289,000	$258	57
905 Country Bridge Rd #1	0.32mi	3/2.0 (+1)	1,122 (+11%)	10mo	$277,000	$247	52
800 Old Bridge Rd #1	0.35mi	3/2.0 (+1)	1,122 (+11%)	9mo	$259,900	$232	52
705 S Covered Bridge Rd #1	0.40mi	3/2.0 (+1)	1,122 (+11%)	18mo	$257,000	$229	42
155 Southern Bridge Blvd #6	0.36mi	3/2.0 (+1)	1,144 (+14%)	19mo	$283,000	$247	40
300 Blue Lake Rd #1	0.43mi	3/2.0 (+1)	1,122 (+11%)	20mo	$277,500	$247	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.22×
• Total profit: $-44,623
• Equity at exit: $30,566

10-year hold

• IRR: -31.7%
• Equity multiple: -0.18×
• Total profit: $-67,854
• Equity at exit: $17,725

Cash invested: $57,400 (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: 766
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,956 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$140 /mo · $1,681/yr
• Insurance: −$85
• HOA: −$336
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-92

Break-even live

Break-even rent $2,072

Max offer price $188,808

Occupancy floor 100%

Sensitivity live

Price	-10% $24	-5% $-34	+0% $-92	+5% $-150	+10% $-208
Rent	-10% $-246	-5% $-169	+0% $-92	+5% $-14	+10% $63
Rate	-1.0pp $12	-0.5pp $-40	base $-92	+0.5pp $-145	+1.0pp $-199

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 Honeycomb Way Saint Johns, FL	2.0	2.5	1500	$1,995	$1.33	25d	1	0.17mi
729 Middle Branch Way Saint Johns, FL	2.0	3.0	1104	$1,650	$1.49	25d	1	0.18mi
155 Southern Bridge Blvd #6 Saint Johns, FL	3.0	2.0	1144	$1,950	$1.70	16d	1	0.38mi
155 Southern Bridge Blvd #4 Saint Johns, FL	3.0	2.5	1500	$1,950	$1.30	3d	1	0.38mi
908 Buttercup Dr Saint Johns, FL	3.0	2.0	1253	$2,400	$1.92	16d	1	0.43mi
505 S Steel Bridge Rd #2 Saint Johns, FL	3.0	2.5	1460	$2,000	$1.37	23d	1	0.43mi

HOA detail

• Monthly dues: $336 · $4,032/yr
• Likely covers: waterpool

Listing history 16 events

1. 2026-06-21
   days on market $205,000 Active 25 DOM
2. 2026-06-18
   days on market $205,000 Active 22 DOM
3. 2026-06-17
   days on market $205,000 Active 21 DOM
4. 2026-06-16
   days on market $205,000 Active 20 DOM
5. 2026-06-15
   days on market $205,000 Active 19 DOM
6. 2026-06-13
   days on market $205,000 Active 17 DOM
7. 2026-06-13
   days on market $205,000 Active 16 DOM
8. 2026-06-10
   days on market $205,000 Active 13 DOM
9. 2026-06-08
   days on market $205,000 Active 12 DOM
10. 2026-06-07
    days on market $205,000 Active 11 DOM
11. 2026-06-03
    days on market $205,000 Active 7 DOM
12. 2026-06-02
    days on market $205,000 Active 6 DOM
13. 2026-06-01
    days on market $205,000 Active 5 DOM
14. 2026-05-31
    days on market $205,000 Active 4 DOM
15. 2026-05-27
    listed $205,000 Active
16. 2004-09-28
    soldstatus $500,500

ⓘ 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: $1,681 · $140/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$20/yr (+$2/mo · 1.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 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 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,467
• − Mortgage interest: −$11,483
• − Property taxes: −$1,681
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − HOA: −$4,032
• − Depreciation: −$5,964
• Taxable loss: −$4,473
• Est. tax savings @ 24.0%: +$1,073
• After-tax cash flow: $-26/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

• Census place: Fruit Cove, FL
• 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

-59.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $205,000 realMLS
• 2004-09-28 Sold (Public Records) $500,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,681 · +12.6% YoY. Source: county tax records.