100 Bartram Oaks Blvd · Green Cove Springs, FL 32092

$229,999

3 bd · 2.0 ba · 1,904 sqft · Manufactured public records · 84 Days on market

Built 2001 7,840 sqft lot $121/sqft · at area comps Est $223k · at est. $21/mo HOA · 1% of rent

---

Why this score? — see what drove the C+ 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 +25.4/30.0
• DSCR +8.4/10.0
• Schools +6.4/10.0
• ARV discount +6.1/15.0
• 1% rule +6.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price reduction. Motivated seller! Easy living in this well maintained home with newer AC, flooring and kitchen appliances. The master bath has been fully updated and sports a large walk in shower! This 3 bedroom home also offers a relaxing retreat entering the main bedroom that can be used as a den, sitting room, or even an office. Enjoy the open floor concept with vaulted ceilings and the split bedroom design. The spacious kitchen features newer appliances, abundant cabinet and drawer space, plenty of countertop space and features a large eat at 2-step island. The washer and dryer in the indoor utility room convey. The backyard is completely fenced in and very private. Both sheds also convey. Don't miss out on this one!

Key facts

• Newer ac
• Quartz countertop
• Soft close cabinets

Tags

• NEWER AC
• FULLY UPDATED MASTER BATH
• SOFT CLOSE CABINETS
• QUARTZ COUNTERTOP
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.2% in Green Cove Springs — 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 75/100 on livability (#245 in FL, #3,868 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute 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.
• Market conditions: Rents flat; 1323 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 84 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $230k implies a 53% 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 $216,199 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.10% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (median comp): $222,826
• List price: $229,999
• Delta: 3.22%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Bartram Oaks Blvd	0.04mi	3/2.0	1,773 (-7%)	8mo	$220,000	$124	80
329 Shady Oak Cir	0.21mi	3/2.0	1,800 (-6%)	6mo	$220,000	$122	76
352 Shady Oak Cir	0.19mi	4/2.0 (+1)	1,976 (+4%)	6mo	$257,000	$130	74
273 Vintage Oak Cir	0.05mi	3/2.0	1,643 (-14%)	3mo	$250,000	$152	72
333 Shady Oak Cir	0.22mi	3/2.0	2,040 (+7%)	9mo	$235,000	$115	71
241 Vintage Oak Cir	0.11mi	3/2.0	1,715 (-10%)	11mo	$225,000	$131	69
324 Shady Oak Cir	0.18mi	3/2.0	1,668 (-12%)	10mo	$200,000	$120	62
364 Shady Oak Cir	0.14mi	3/2.0	1,680 (-12%)	15mo	$249,900	$149	61
220 Vintage Oak Cir	0.08mi	3/2.0	1,620 (-15%)	21mo	$255,000	$157	54

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 · 0.08% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-10,699
• Equity at exit: $34,294

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $6,156
• Equity at exit: $19,886

Cash invested: $64,400 (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 32092

• Home prices YoY: -32.2%
• Rents YoY: 0.1%
• Active inventory: 1323
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,527 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$142 /mo · $1,710/yr
• Insurance: −$96
• HOA: −$21
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $531

Break-even live

Break-even rent $1,855

Max offer price $229,999

Occupancy floor 74%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Ren Way Saint Johns, FL	4.0	2.5	2360	$2,800	$1.19	14d	1	1.40mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 25 events

1. 2026-06-18
   days on market $229,999 Active 84 DOM
2. 2026-06-17
   days on market $229,999 Active 83 DOM
3. 2026-06-16
   days on market $229,999 Active 82 DOM
4. 2026-06-15
   days on market $229,999 Active 81 DOM
5. 2026-06-13
   days on market $229,999 Active 79 DOM
6. 2026-06-13
   days on market $229,999 Active 78 DOM
7. 2026-06-03
   days on market $229,999 Active 76 DOM
8. 2026-06-02
   days on market $229,999 Active 75 DOM
9. 2026-06-01
   days on market $229,999 Active 74 DOM
10. 2026-05-31
    days on market $229,999 Active 73 DOM
11. 2026-05-08
    price $229,999 732-char remark

    Show marketing remark (732 chars)

    Price reduction. Motivated seller! Easy living in this well maintained home with newer AC, flooring and kitchen appliances. The master bath has been fully updated and sports a large walk in shower! This 3 bedroom home also offers a relaxing retreat entering the main bedroom that can be used as a den, sitting room, or even an office. Enjoy the open floor concept with vaulted ceilings and the split bedroom design. The spacious kitchen features newer appliances, abundant cabinet and drawer space, plenty of countertop space and features a large eat at 2-step island. The washer and dryer in the indoor utility room convey. The backyard is completely fenced in and very private. Both sheds also convey. Don't miss out on this one!

12. 2026-04-28
    price $239,999 732-char remark

    Show marketing remark (732 chars)

    Price reduction. Motivated seller! Easy living in this well maintained home with newer AC, flooring and kitchen appliances. The master bath has been fully updated and sports a large walk in shower! This 3 bedroom home also offers a relaxing retreat entering the main bedroom that can be used as a den, sitting room, or even an office. Enjoy the open floor concept with vaulted ceilings and the split bedroom design. The spacious kitchen features newer appliances, abundant cabinet and drawer space, plenty of countertop space and features a large eat at 2-step island. The washer and dryer in the indoor utility room convey. The backyard is completely fenced in and very private. Both sheds also convey. Don't miss out on this one!

13. 2026-03-19
    listed $260,000 Active 732-char remark

    Show marketing remark (732 chars)

    Price reduction. Motivated seller! Easy living in this well maintained home with newer AC, flooring and kitchen appliances. The master bath has been fully updated and sports a large walk in shower! This 3 bedroom home also offers a relaxing retreat entering the main bedroom that can be used as a den, sitting room, or even an office. Enjoy the open floor concept with vaulted ceilings and the split bedroom design. The spacious kitchen features newer appliances, abundant cabinet and drawer space, plenty of countertop space and features a large eat at 2-step island. The washer and dryer in the indoor utility room convey. The backyard is completely fenced in and very private. Both sheds also convey. Don't miss out on this one!

14. 2020-01-28
    soldstatus $150,000
15. 2020-01-03
    soldstatus $150,000 Sold 797-char remark

    Show marketing remark (797 chars)

    Cozy 3/2 with Open Floor plan, Over 1900 sq ft! Features a Huge Gathering Room, Dining area, Kitchen with tons of cabinets, Kitchen has Island with seating, Breakfast Bar, All appliances convey, Master has separate sitting Room To Huge Master Bedroom with Walk in Closet, Master Bath with Garden Tub and Separate Shower. Guest Rooms are spacious, Guest Bathroom has been renovated with new Flooring and Vanity! Laundry Room with Storage space. Outside has lots of Concrete sidewalks to Storage Shed, concrete pad for entertaining with a fire pit and lots of upgraded landscaping to Huge Driveway! Newer A/C, and Water Softener with Reverse osmosis is a Plus! Home has been freshly painted inside, New Floors in Main Living, New Carpet in Bedrooms, Perfect for First time home buyer or Downsizing.

16. 2019-10-16
    status Pending 797-char remark

    Show marketing remark (797 chars)

    Cozy 3/2 with Open Floor plan, Over 1900 sq ft! Features a Huge Gathering Room, Dining area, Kitchen with tons of cabinets, Kitchen has Island with seating, Breakfast Bar, All appliances convey, Master has separate sitting Room To Huge Master Bedroom with Walk in Closet, Master Bath with Garden Tub and Separate Shower. Guest Rooms are spacious, Guest Bathroom has been renovated with new Flooring and Vanity! Laundry Room with Storage space. Outside has lots of Concrete sidewalks to Storage Shed, concrete pad for entertaining with a fire pit and lots of upgraded landscaping to Huge Driveway! Newer A/C, and Water Softener with Reverse osmosis is a Plus! Home has been freshly painted inside, New Floors in Main Living, New Carpet in Bedrooms, Perfect for First time home buyer or Downsizing.

17. 2019-09-22
    historical Active - First Right of Refusal 797-char remark

    Show marketing remark (797 chars)

    Cozy 3/2 with Open Floor plan, Over 1900 sq ft! Features a Huge Gathering Room, Dining area, Kitchen with tons of cabinets, Kitchen has Island with seating, Breakfast Bar, All appliances convey, Master has separate sitting Room To Huge Master Bedroom with Walk in Closet, Master Bath with Garden Tub and Separate Shower. Guest Rooms are spacious, Guest Bathroom has been renovated with new Flooring and Vanity! Laundry Room with Storage space. Outside has lots of Concrete sidewalks to Storage Shed, concrete pad for entertaining with a fire pit and lots of upgraded landscaping to Huge Driveway! Newer A/C, and Water Softener with Reverse osmosis is a Plus! Home has been freshly painted inside, New Floors in Main Living, New Carpet in Bedrooms, Perfect for First time home buyer or Downsizing.

18. 2019-09-15
    listed $159,900 Active 797-char remark

    Show marketing remark (797 chars)

    Cozy 3/2 with Open Floor plan, Over 1900 sq ft! Features a Huge Gathering Room, Dining area, Kitchen with tons of cabinets, Kitchen has Island with seating, Breakfast Bar, All appliances convey, Master has separate sitting Room To Huge Master Bedroom with Walk in Closet, Master Bath with Garden Tub and Separate Shower. Guest Rooms are spacious, Guest Bathroom has been renovated with new Flooring and Vanity! Laundry Room with Storage space. Outside has lots of Concrete sidewalks to Storage Shed, concrete pad for entertaining with a fire pit and lots of upgraded landscaping to Huge Driveway! Newer A/C, and Water Softener with Reverse osmosis is a Plus! Home has been freshly painted inside, New Floors in Main Living, New Carpet in Bedrooms, Perfect for First time home buyer or Downsizing.

19. 2016-09-08
    soldstatus $115,000
20. 2016-09-05
    soldstatus $115,000 Sold
21. 2016-07-21
    status Pending
22. 2016-07-20
    listed $115,000 Active
23. 2014-05-07
    listed $88,000
24. 2014-04-29
    historical
25. 2013-09-25
    listed $89,500

ⓘ 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: $1,710 · $142/mo
• Projected year-2 tax: $1,909 · $159/mo
• Expected delta: +$199/yr (+$17/mo · 11.6%)

ⓘ 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 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,327
• − Mortgage interest: −$12,884
• − Property taxes: −$1,710
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,426
• − Management: −$2,426
• − HOA: −$252
• − Depreciation: −$6,691
• Taxable income: $2,788
• Est. tax owed @ 24.0%: −$669
• After-tax cash flow: $5,703/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 — Green Cove Springs

• Score: 75/100
• State rank: #245
• US rank: #3868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Johns County · 301,599 people
• City population: 34,562
• Metro: Jacksonville, FL
• Population (ZIP): 53,071
• Household income: $131,020
• Rent vs Own: 12.8% rent · 87.2% own
• Severe rent burden: 706.0

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% Two or more races 11% Hispanic / Latino 9% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 3% Scotch-Irish 3% Slovak 3%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 6% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -123.26%
• Current HPI: 259.732
• Rent YoY: ▲ 0.08%
• 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

+157.0% since first listed

15 events — show timeline

• 2026-05-08 Price Changed $229,999 realMLS
• 2026-04-28 Price Changed $239,999 realMLS
• 2026-03-19 Listed $260,000 realMLS
• 2020-01-28 Sold (Public Records) $150,000 Public Records
• 2020-01-03 Sold (MLS) $150,000 realMLS
• 2019-10-16 Pending — realMLS
• 2019-09-22 Contingent — realMLS
• 2019-09-15 Listed $159,900 realMLS
• 2016-09-08 Sold (Public Records) $115,000 Public Records
• 2016-09-05 Sold (MLS) $115,000 realMLS
• 2016-07-21 Pending — realMLS
• 2016-07-20 Listed $115,000 realMLS
• 2014-05-07 Listed $88,000 realMLS
• 2014-04-29 Listing Removed — realMLS
• 2013-09-25 Listed $89,500 realMLS

Property tax history

+3.2%/yr

Latest (2025): $1,710 · +16.0% YoY. Source: county tax records.