6582 Hamilton Crews Rd · Glen St. Mary, FL 32040

$310,000

3 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 268 Days on market

Built 1993 0.51 ac lot Est $244k · 27% over

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Why this score? — see what drove the F 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 +14.9/30.0
• DSCR +4.6/10.0
• Schools +4.4/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this beautifully updated home, nestled on a spacious half-acre lot, offering the perfect blend of modern comfort and rustic charm. This 3-bedroom, 2-bathroom gem has been completely remodeled and is move-in ready! Features you'll love: • Open Floor Plan: A seamless layout with abundant natural light, perfect for family gatherings and entertaining. • Wood-Burning Fireplace: Cozy up in the inviting living room featuring a classic wood-burning fireplace. • Dedicated Desk Area: A built-in space ideal for homework, remote work, or organization. • Master Retreat: The primary suite boasts a luxurious en-suite bathroom with a soaker tub, perfect for relaxing at the end of the day. • Updated Kitchen: Modern appliances, stylish finishes, and plenty of storage make this kitchen a dream for any home chef. • Carport: Convenient covered parking to protect your vehicle from the elements. " Outdoor Space: Enjoy the tranquility and potential of your sprawling half-acre lot, with ample space for outdoor activities, gardening, or future projects. Don't miss the chance to call this beautifully remodeled home your own. Schedule a showing today!

Key facts

• Cul de sac
• Brick home
• Secluded road

Tags

• BRICK HOME
• HALF AN ACRE
• SECLUDED ROAD
• CUL DE SAC

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached garage; Carport (2 spaces); Additional parking
• Utilities: Septic tank; Cable available; Water connected
• Home design: Single family residence; One story
• Construction: Wood siding and other exterior materials; Metal roof
• Exterior features: Covered patio; Front porch; Patio; Chain link fencing; Other fencing; Located on a cul-de-sac / dead-end street

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floor plan; Fireplace (1)
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (22.3% below list).
• Recommended offer: $241k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.5% in Glen St. Mary — 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: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Baker (town): math 53% / reading 49% proficiency, ranked #28 of 73 in FL (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Prek/Kindergarten Center (592 students, 58% FRL); Baker County Middle School (math 47% / reading 42%, grade D, #320 of 571 statewide, top 57%, 1,102 students, 52% FRL); Baker County Senior High School (math 41% / reading 48%, grade F, #237 of 667 statewide, top 36%, 1,425 students, 40% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 64 active listings in the ZIP; 99 units permitted in Baker County in 2024 (0 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 $9k of value loss. Plan a longer hold.
• Baker County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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.

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 $240,751 (22.3% below list)

Questions for the listing agent

1. It's been on market 268 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.78% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $244,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10349 Greystone Dr	0.36mi	3/2.0	1,290 (-3%)	4mo	$243,888	$189	75
10370 Greystone Dr	0.39mi	3/2.0	1,290 (-3%)	3mo	$268,000	$208	75
10315 Greystone Dr	0.31mi	3/2.0	1,290 (-3%)	7mo	$225,000	$174	75
10328 Greystone Dr	0.33mi	3/2.0	1,290 (-3%)	7mo	$225,000	$174	74
10292 Greystone Dr	0.27mi	3/2.0	1,416 (+7%)	6mo	$259,990	$184	71
10334 Greystone Dr	0.34mi	3/2.0	1,416 (+7%)	5mo	$237,888	$168	68
10382 Greystone Dr	0.41mi	3/2.0	1,416 (+7%)	2mo	$270,990	$191	68
10267 Greystone Dr	0.25mi	3/2.0	1,416 (+7%)	11mo	$267,990	$189	68
10076 River Oak Cir	0.09mi	2/2.0 (-1)	1,180 (-11%)	18mo	$129,900	$110	57
9737 Clinton Ave	0.67mi	3/2.0	1,248 (-6%)	2mo	$190,000	$152	57
6485 Ray Phillips Rd	0.59mi	3/2.5	1,478 (+11%)	13mo	$410,000	$277	41
9872 Clinton Ave	0.68mi	3/2.0	1,485 (+12%)	13mo	$262,000	$176	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.49×
• Total profit: $-44,585
• Equity at exit: $46,222

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-32,015
• Equity at exit: $26,803

Cash invested: $86,800 (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 32040

• Home prices YoY: -10.6%
• Active inventory: 64
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,408 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$56 /mo · $669/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $91

Break-even live

Break-even rent $2,292

Max offer price $310,000

Occupancy floor 91%

Sensitivity live

Price	-10% $267	-5% $179	+0% $91	+5% $4	+10% $-455
Rent	-10% $-99	-5% $-4	+0% $91	+5% $186	+10% $282
Rate	-1.0pp $247	-0.5pp $170	base $91	+0.5pp $11	+1.0pp $-71

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-22
   days on market $310,000 Active 268 DOM
2. 2026-06-21
   days on market $310,000 Active 267 DOM
3. 2026-06-19
   days on market $310,000 Active 265 DOM
4. 2026-06-18
   days on market $310,000 Active 264 DOM
5. 2026-06-17
   days on market $310,000 Active 263 DOM
6. 2026-06-16
   days on market $310,000 Active 262 DOM
7. 2026-06-15
   days on market $310,000 Active 261 DOM
8. 2026-06-14
   days on market $310,000 Active 259 DOM
9. 2026-06-12
   days on market $310,000 Active 258 DOM
10. 2026-06-09
    days on market $310,000 Active 255 DOM
11. 2026-06-08
    days on market $310,000 Active 254 DOM
12. 2026-06-07
    days on market $310,000 Active 253 DOM
13. 2026-06-05
    days on market $310,000 Active 250 DOM
14. 2026-06-02
    days on market $310,000 Active 248 DOM
15. 2026-06-01
    days on market $310,000 Active 247 DOM
16. 2026-05-31
    days on market $310,000 Active 246 DOM
17. 2026-05-30
    days on market $310,000 Active 245 DOM
18. 2026-02-17
    status Active
19. 2026-02-04
    historical
20. 2025-11-07
    price $310,000
21. 2025-09-13
    listed $315,000 Active
22. 2025-05-14
    soldstatus $278,000
23. 2025-05-13
    soldstatus $278,000 Closed 1214-char remark

    Show marketing remark (1214 chars)

    Step into this beautifully updated home, nestled on a spacious half-acre lot, offering the perfect blend of modern comfort and rustic charm. This 3-bedroom, 2-bathroom gem has been completely remodeled and is move-in ready! Features you'll love: • Open Floor Plan: A seamless layout with abundant natural light, perfect for family gatherings and entertaining. • Wood-Burning Fireplace: Cozy up in the inviting living room featuring a classic wood-burning fireplace. • Dedicated Desk Area: A built-in space ideal for homework, remote work, or organization. • Master Retreat: The primary suite boasts a luxurious en-suite bathroom with a soaker tub, perfect for relaxing at the end of the day. • Updated Kitchen: Modern appliances, stylish finishes, and plenty of storage make this kitchen a dream for any home chef. • Carport: Convenient covered parking to protect your vehicle from the elements. " Outdoor Space: Enjoy the tranquility and potential of your sprawling half-acre lot, with ample space for outdoor activities, gardening, or future projects. Don't miss the chance to call this beautifully remodeled home your own. Schedule a showing today!

24. 2025-04-11
    historical Active Under Contract 1214-char remark

    Show marketing remark (1214 chars)

    Step into this beautifully updated home, nestled on a spacious half-acre lot, offering the perfect blend of modern comfort and rustic charm. This 3-bedroom, 2-bathroom gem has been completely remodeled and is move-in ready! Features you'll love: • Open Floor Plan: A seamless layout with abundant natural light, perfect for family gatherings and entertaining. • Wood-Burning Fireplace: Cozy up in the inviting living room featuring a classic wood-burning fireplace. • Dedicated Desk Area: A built-in space ideal for homework, remote work, or organization. • Master Retreat: The primary suite boasts a luxurious en-suite bathroom with a soaker tub, perfect for relaxing at the end of the day. • Updated Kitchen: Modern appliances, stylish finishes, and plenty of storage make this kitchen a dream for any home chef. • Carport: Convenient covered parking to protect your vehicle from the elements. " Outdoor Space: Enjoy the tranquility and potential of your sprawling half-acre lot, with ample space for outdoor activities, gardening, or future projects. Don't miss the chance to call this beautifully remodeled home your own. Schedule a showing today!

25. 2025-03-01
    price $278,500 1214-char remark

    Show marketing remark (1214 chars)

    Step into this beautifully updated home, nestled on a spacious half-acre lot, offering the perfect blend of modern comfort and rustic charm. This 3-bedroom, 2-bathroom gem has been completely remodeled and is move-in ready! Features you'll love: • Open Floor Plan: A seamless layout with abundant natural light, perfect for family gatherings and entertaining. • Wood-Burning Fireplace: Cozy up in the inviting living room featuring a classic wood-burning fireplace. • Dedicated Desk Area: A built-in space ideal for homework, remote work, or organization. • Master Retreat: The primary suite boasts a luxurious en-suite bathroom with a soaker tub, perfect for relaxing at the end of the day. • Updated Kitchen: Modern appliances, stylish finishes, and plenty of storage make this kitchen a dream for any home chef. • Carport: Convenient covered parking to protect your vehicle from the elements. " Outdoor Space: Enjoy the tranquility and potential of your sprawling half-acre lot, with ample space for outdoor activities, gardening, or future projects. Don't miss the chance to call this beautifully remodeled home your own. Schedule a showing today!

26. 2025-01-23
    status Active 1214-char remark

    Show marketing remark (1214 chars)

    Step into this beautifully updated home, nestled on a spacious half-acre lot, offering the perfect blend of modern comfort and rustic charm. This 3-bedroom, 2-bathroom gem has been completely remodeled and is move-in ready! Features you'll love: • Open Floor Plan: A seamless layout with abundant natural light, perfect for family gatherings and entertaining. • Wood-Burning Fireplace: Cozy up in the inviting living room featuring a classic wood-burning fireplace. • Dedicated Desk Area: A built-in space ideal for homework, remote work, or organization. • Master Retreat: The primary suite boasts a luxurious en-suite bathroom with a soaker tub, perfect for relaxing at the end of the day. • Updated Kitchen: Modern appliances, stylish finishes, and plenty of storage make this kitchen a dream for any home chef. • Carport: Convenient covered parking to protect your vehicle from the elements. " Outdoor Space: Enjoy the tranquility and potential of your sprawling half-acre lot, with ample space for outdoor activities, gardening, or future projects. Don't miss the chance to call this beautifully remodeled home your own. Schedule a showing today!

27. 2025-01-17
    historical Active Under Contract 1214-char remark

    Show marketing remark (1214 chars)

    Step into this beautifully updated home, nestled on a spacious half-acre lot, offering the perfect blend of modern comfort and rustic charm. This 3-bedroom, 2-bathroom gem has been completely remodeled and is move-in ready! Features you'll love: • Open Floor Plan: A seamless layout with abundant natural light, perfect for family gatherings and entertaining. • Wood-Burning Fireplace: Cozy up in the inviting living room featuring a classic wood-burning fireplace. • Dedicated Desk Area: A built-in space ideal for homework, remote work, or organization. • Master Retreat: The primary suite boasts a luxurious en-suite bathroom with a soaker tub, perfect for relaxing at the end of the day. • Updated Kitchen: Modern appliances, stylish finishes, and plenty of storage make this kitchen a dream for any home chef. • Carport: Convenient covered parking to protect your vehicle from the elements. " Outdoor Space: Enjoy the tranquility and potential of your sprawling half-acre lot, with ample space for outdoor activities, gardening, or future projects. Don't miss the chance to call this beautifully remodeled home your own. Schedule a showing today!

28. 2025-01-10
    listed $279,000 Active 1214-char remark

    Show marketing remark (1214 chars)

    Step into this beautifully updated home, nestled on a spacious half-acre lot, offering the perfect blend of modern comfort and rustic charm. This 3-bedroom, 2-bathroom gem has been completely remodeled and is move-in ready! Features you'll love: • Open Floor Plan: A seamless layout with abundant natural light, perfect for family gatherings and entertaining. • Wood-Burning Fireplace: Cozy up in the inviting living room featuring a classic wood-burning fireplace. • Dedicated Desk Area: A built-in space ideal for homework, remote work, or organization. • Master Retreat: The primary suite boasts a luxurious en-suite bathroom with a soaker tub, perfect for relaxing at the end of the day. • Updated Kitchen: Modern appliances, stylish finishes, and plenty of storage make this kitchen a dream for any home chef. • Carport: Convenient covered parking to protect your vehicle from the elements. " Outdoor Space: Enjoy the tranquility and potential of your sprawling half-acre lot, with ample space for outdoor activities, gardening, or future projects. Don't miss the chance to call this beautifully remodeled home your own. Schedule a showing today!

29. 2019-04-23
    historical
30. 2019-04-05
    historical
31. 2019-03-07
    status Active
32. 2019-03-06
    historical
33. 2019-02-01
    price $164,500
34. 2018-11-26
    listed $169,000 Active
35. 2018-11-06
    listed $164,500
36. 2003-06-10
    soldstatus $74,400

ⓘ 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: $669 · $56/mo
• Projected year-2 tax: $2,573 · $214/mo
• Expected delta: +$1,904/yr (+$159/mo · 284.4%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,890
• − Mortgage interest: −$17,365
• − Property taxes: −$669
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,311
• − Management: −$2,311
• − Depreciation: −$9,018
• Taxable loss: −$4,335
• Est. tax savings @ 24.0%: +$1,040
• After-tax cash flow: $2,136/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: Baker
• NCES district ID: 1200060
• Math proficiency: 53% ▼ -6.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $50,301
• Composite: 43.67/100
• National rank: #2958
• State rank: #28 of 73 in FL

Livability — Glen St. Mary

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 8,754

Population outlook (Baker County) Hauer SSP2

• Today (2025): 27,607 people
• By 2030: 27,452 · -0.6%
• By 2040: 26,637 · -3.5%
• By 2050: 25,103 · -9.1%
• By 2075: 19,576 · -29.1%
• By 2100: 11,664 · -57.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 8% Hispanic / Latino 3% Black 3%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Baker

• 2024 margin: Solid R (+73.1) · D 13.2% · R 86.3%
• 2008→2024 swing: -15.7pp toward R · 2008: -57.4pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+70.2 2016: R+64.8 2012: R+58.6 2008: R+57.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.72%
• Current HPI: 216.151
• Rent YoY: —
• Metro: —
• 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

+316.7% since first listed

19 events — show timeline

• 2026-02-17 Relisted — realMLS
• 2026-02-04 Listing Removed — realMLS
• 2025-11-07 Price Changed $310,000 realMLS
• 2025-09-13 Listed $315,000 realMLS
• 2025-05-14 Sold (Public Records) $278,000 Public Records
• 2025-05-13 Sold (MLS) $278,000 realMLS
• 2025-04-11 Contingent — realMLS
• 2025-03-01 Price Changed $278,500 realMLS
• 2025-01-23 Relisted — realMLS
• 2025-01-17 Contingent — realMLS
• 2025-01-10 Listed $279,000 realMLS
• 2019-04-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-04-05 Listing Removed — realMLS
• 2019-03-07 Relisted — realMLS
• 2019-03-06 Listing Removed — realMLS
• 2019-02-01 Price Changed $164,500 realMLS
• 2018-11-26 Listed $169,000 realMLS
• 2018-11-06 Listed $164,500 Stellar MLS as Distributed by MLS Grid
• 2003-06-10 Sold (Public Records) $74,400 Public Records

Property tax history

+1.4%/yr

Latest (2025): $669 · +3.7% YoY. Source: county tax records.