174 Yellowstone Dr · Fruit Cove, FL 32259

$369,990

3 bd · 2.5 ba · 1,813 sqft · SingleFamily · 46 Days on market

Built 2026 $204/sqft · 22% below area Est $472k · 22% under

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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 +15.0/15.0
• Cash flow +6.8/30.0
• Schools +6.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This end unit features an open and light filled floorplan with a spacious kitchen and great room downstairs. The loft area is the perfect extra space for a home office or additional living area. The 2-car garage provides all the storage space you need.

Key facts

• 2 parking spots
• Built 2026
• Listed 45 days

Property features AI

Finance

• Financial info: List price $374,990

Exterior

• Parking: 2 parking spaces
• Home design: Single-family, spec new construction (Hampton plan)
• Exterior features: Living area of 1813

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec-built Hampton plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-580 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (32.4% below list).
• Recommended offer: $250k (32.4% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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: Timberlin Creek Elementary School (math 81% / reading 85%, grade A+, #65 of 2,144 statewide, top 3%, 1,311 students, 9% FRL); Switzerland Point Middle School (math 80% / reading 72%, grade A, #34 of 571 statewide, top 6%, 1,430 students, 5% FRL); Bartram Trail High School (math 68% / reading 75%, grade B+, #49 of 667 statewide, top 8%, 2,493 students, 4% FRL).
• Market conditions: Rents flat; 766 active listings in the ZIP; 7 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 46 days — a 3% lower offer ($359k) is reasonable based on typical stale-listing flexibility.

Recommended offer $250,196 (32.4% 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. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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: 0.68% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.72%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $471,835
• List price: $369,990
• Delta: -21.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
251 Windswept Way	0.56mi	3/2.0	1,790 (-1%)	2mo	$340,000	$190	68
237 Windswept Way	0.57mi	3/2.0	1,790 (-1%)	4mo	$420,000	$235	66
52 Smokerise Dr	0.34mi	4/3.0 (+1)	1,943 (+7%)	1mo	$496,485	$256	64
47 Buffalo Ct	0.62mi	4/2.0 (+1)	1,798 (-1%)	1mo	$441,990	$246	62
26 Gilchrist Way	0.70mi	3/2.0	1,800 (-1%)	4mo	$390,000	$217	61
56 Gilchrist Way	0.70mi	3/2.0	1,752 (-3%)	4mo	$390,000	$223	56
758 Kingbird Dr	0.52mi	4/3.0 (+1)	1,943 (+7%)	4mo	$450,000	$232	54
745 Kingbird Dr	0.52mi	4/3.0 (+1)	1,943 (+7%)	4mo	$481,480	$248	53
73 Bluebonnet Way	0.68mi	3/2.0	1,660 (-8%)	0mo	$352,500	$212	52
100 Alston Dr	0.68mi	3/2.0	1,675 (-8%)	2mo	$380,000	$227	52
31 Tower Ct	0.67mi	4/2.5 (+1)	1,968 (+8%)	0mo	$447,500	$227	49
39 Gilchrist Way	0.73mi	3/2.0	1,675 (-8%)	6mo	$375,000	$224	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -31.3%
• Equity multiple: -0.01×
• Total profit: $-104,213
• Equity at exit: $55,167

10-year hold

• IRR: -55.3%
• Equity multiple: -0.61×
• Total profit: $-166,527
• Equity at exit: $31,990

Cash invested: $103,597 (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: 12.3×

Monthly cashflow live

• Estimated rent: $2,502 high
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,550/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-580

Break-even live

Break-even rent $3,237

Max offer price $286,010

Occupancy floor —

Sensitivity live

Price	-10% $-325	-5% $-453	+0% $-580	+5% $-708	+10% $-836
Rent	-10% $-778	-5% $-679	+0% $-580	+5% $-482	+10% $-383
Rate	-1.0pp $-394	-0.5pp $-486	base $-580	+0.5pp $-676	+1.0pp $-774

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: $92,498
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78 Gaston Ct Saint Augustine, FL	3.0	2.5	1635	$2,250	$1.38	25d	1	0.12mi
72 Ben Ct Saint Augustine, FL	4.0	3.0	2289	$2,875	$1.26	22d	1	0.36mi
380 Belfort Ct Saint Augustine, FL	3.0	2.5	1782	$2,500	$1.40	25d	1	0.58mi
413 Rosemont Dr Saint Augustine, FL	3.0	2.5	1782	$2,125	$1.19	25d	1	0.60mi
36 Viceroy Ct Saint Augustine, FL	3.0	2.5	1631	$2,850	$1.75	19d	1	0.76mi
98 Neighbor CIR St Augustine, FL	4.0	2.5	2299	$2,400	$1.04	25d	1	0.76mi
18 Longtail Dr Saint Augustine, FL	2.0–3.0	2.0–2.5	1714	$3,142	$1.83	3d	9	0.90mi

Listing history 15 events

1. 2026-06-21
   days on market $369,990 Active 46 DOM
2. 2026-06-18
   days on market $369,990 Active 43 DOM
3. 2026-06-17
   days on market $369,990 Active 42 DOM
4. 2026-06-16
   days on market $369,990 Active 41 DOM
5. 2026-06-15
   days on market $369,990 Active 40 DOM
6. 2026-06-13
   days on market $369,990 Active 38 DOM
7. 2026-06-13
   days on market $369,990 Active 37 DOM
8. 2026-06-10
   days on market $369,990 Active 34 DOM
9. 2026-06-08
   days on market $369,990 Active 33 DOM
10. 2026-06-07
    days on market $369,990 Active 32 DOM
11. 2026-06-03
    days on market $369,990 Active 28 DOM
12. 2026-06-02
    days on market $369,990 Active 27 DOM
13. 2026-06-01
    days on market $369,990 Active 26 DOM
14. 2026-05-31
    days on market $369,990 Active 25 DOM
15. 2026-05-07
    listed $374,990 Active 252-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,024
• − Mortgage interest: −$20,725
• − Property taxes: −$5,550
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,402
• − Management: −$2,402
• − Depreciation: −$10,763
• Taxable loss: −$13,669
• Est. tax savings @ 24.0%: +$3,280
• After-tax cash flow: $-3,684/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

• 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