790 Battersea Dr · Nocatee, FL 32095

$420,000

3 bd · 2.0 ba · 2,050 sqft · SingleFamily public records · 12 Days on market

Built 2012 7,840 sqft lot Est $453k · 7% under $77/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).

• Cash flow +11.2/30.0
• ARV discount +10.8/15.0
• Schools +6.4/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Live in luxury in this low HOA and NO CDD St Johns County community! This one owner Las Calinas home has been gently lived in and well maintained. Wake up and relax with a coffee on your screened lanai as you watch the sun rise over the lake backed up by a wooded preserve. 42 inch cabinets, granite countertops and stainless appliances are featured in this modern kitchen. Enjoy a long, hot bath in your new master bathroom that includes a separate shower, water closet, and his and hers walk-in closets. There is plenty of room for guests or children in the second and third bedrooms and the guest bathroom is convenient to the entire house. Immaculate tile floors cover every room except the bedrooms. Amenities in Las Calinas are second to none, offering a sparkling pool, tennis, playground, basketball, volleyball, a walking/jogging path and nature trails. A rated schools and a brand new Publix are a stone's throw away. Your new life of luxury awaits in the fastest growing county in Florida.

Key facts

• Walk-in closet
• Covered patio
• Fenced-in backyard

Tags

• ACCENT BACKSPLASH
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• COVERED PATIO
• FENCED-IN BACKYARD

Property features AI

Finance

• HOA & community: Has homeowners association: Las Calinas Estates Homeowners Association, Inc; Community amenities include clubhouse, park, and tennis courts; Association fees: $357 annually and $570 annually (additional fee listed)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One level
• Exterior features: Shingle roof; Lot about 0.18 acres

Interior

• Kitchen: Dishwasher; Microwave; Other appliance(s)
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Carpet and tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $392k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $349k (16.9% below list).
• Recommended offer: $349k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.5% in Nocatee — 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 70/100 on livability (#425 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: Palencia Elementary School (math 82% / reading 80%, grade A+, #95 of 2,144 statewide, top 5%, 781 students, 15% FRL); Pacetti Bay Middle School (math 77% / reading 72%, grade A, #40 of 571 statewide, top 7%, 1,443 students, 18% FRL); Allen D Nease Senior High School (math 72% / reading 78%, grade A-, #40 of 667 statewide, top 6%, 2,214 students, 4% FRL).
• Market conditions: Rents rising (+1.8%/yr); 461 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 31% of the median local income ($136k/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 $13k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $300k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $348,957 (16.9% 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: 0.83% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $453,050
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
862 Battersea Dr	0.18mi	3/2.0	2,079 (+1%)	0mo	$465,000	$224	89
244 Los Caminos St	0.19mi	4/2.5 (+1)	2,293 (+12%)	2mo	$460,000	$201	62
51 Otero Pt	0.65mi	3/2.0	2,126 (+4%)	1mo	$421,000	$198	62
157 Otero Pt	0.75mi	3/2.0	2,064 (+1%)	2mo	$456,000	$221	62
28 Riachuelo Ln	0.55mi	4/2.0 (+1)	1,858 (-9%)	2mo	$406,000	$219	52
828 Los Alamos St	0.64mi	3/2.0	2,144 (+5%)	16mo	$465,000	$217	49
113 Otero Pt	0.71mi	4/2.0 (+1)	2,280 (+11%)	1mo	$510,500	$224	42
628 Battersea Dr	0.64mi	3/3.0	2,320 (+13%)	12mo	$550,000	$237	34

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 · 1.77% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.30×
• Total profit: $-82,482
• Equity at exit: $62,623

10-year hold

• IRR: -16.4%
• Equity multiple: 0.13×
• Total profit: $-101,812
• Equity at exit: $36,314

Cash invested: $117,600 (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 32095

• Home prices YoY: -18.4%
• Rents YoY: 1.8%
• Active inventory: 461
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,490 high
• Mortgage (P&I): −$2,203
• Tax from tax record: −$463 /mo · $5,552/yr
• Insurance: −$175
• HOA: −$77
• Vacancy / Maint / Mgmt: −$733
• Net cashflow: $-160

Break-even live

Break-even rent $3,693

Max offer price $391,656

Occupancy floor 100%

Sensitivity live

Price	-10% $77	-5% $-42	+0% $-160	+5% $-279	+10% $-398
Rent	-10% $-436	-5% $-298	+0% $-160	+5% $-23	+10% $115
Rate	-1.0pp $51	-0.5pp $-54	base $-160	+0.5pp $-269	+1.0pp $-380

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Privado Ct Saint Augustine, FL	4.0	2.5	2737	$4,700	$1.72	5d	1	0.44mi
59 Riachuelo Ln Saint Augustine, FL	4.0	2.5	2806	$3,195	$1.14	25d	1	0.55mi
554 Market St St. Augustine, FL	2.0	2.5	2350	$3,500	$1.49	19d	1	0.91mi
544 Market St St. Augustine, FL	3.0	2.5	2450	$3,500	$1.43	25d	1	0.92mi
717 Cypress Crossing Trl Saint Augustine, FL	4.0	3.0	2632	$3,600	$1.37	16d	1	1.18mi

HOA detail

• Monthly dues: $77 · $924/yr
• Likely covers: waterpool

Listing history 9 events

1. 2026-06-21
   days on market $420,000 Active 12 DOM
2. 2026-06-18
   days on market $420,000 Active 9 DOM
3. 2026-06-17
   days on market $420,000 Active 8 DOM
4. 2026-06-16
   days on market $420,000 Active 7 DOM
5. 2026-06-15
   days on market $420,000 Active 6 DOM
6. 2026-06-13
   days on market $420,000 Active 4 DOM
7. 2026-06-13
   days on market $420,000 Active 3 DOM
8. 2026-06-10
   remarks 495-char remark
9. 2026-06-10
   listed $420,000 Active 1 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: $5,552 · $463/mo
• Projected year-2 tax: $5,552 · $463/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 7/10 Severe
• 🌡 Heat 10/10 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,875
• − Mortgage interest: −$23,527
• − Property taxes: −$5,552
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,350
• − Management: −$3,350
• − HOA: −$924
• − Depreciation: −$12,218
• Taxable loss: −$9,146
• Est. tax savings @ 24.0%: +$2,195
• After-tax cash flow: $270/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 — Nocatee

• Score: 70/100
• State rank: #425
• US rank: #7550

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

• County: Saint Johns County · 301,599 people
• City population: 27,365
• Metro: Jacksonville, FL
• Population (ZIP): 21,399
• Household income: $136,038
• Rent vs Own: 8.0% rent · 92.0% own
• Severe rent burden: 101.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Asian 6% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 1% Cuban 3% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 1% 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: ▼ -55.44%
• Current HPI: 246.0743
• Rent YoY: ▲ 1.77%
• 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

+35.5% since first listed

6 events — show timeline

• 2026-06-09 Listed $420,000 realMLS
• 2020-06-29 Sold (Public Records) $300,000 Public Records
• 2020-06-25 Sold (MLS) $300,000 realMLS
• 2020-03-31 Pending — realMLS
• 2020-03-21 Contingent — realMLS
• 2020-03-18 Listed $310,000 realMLS

Property tax history

+5.6%/yr

Latest (2025): $5,552 · +9.3% YoY. Source: county tax records.