225 Presidents Cup Way · World Golf Village, FL 32092

$175,500

2 bd · 2.0 ba · 1,055 sqft · Condo · 17 Days on market

Built 2004 ↓ 22% 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).

• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• 1% rule +5.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Convenient Living with all the amenities!! World Golf Area close to shopping beaches and downtown St Augustine. Gated complex close to best golf courses in St Aug. This unit has remodeled Kitchen in July of 2016. Granite counter, upgraded 42'' new cabinets, stainless appliances, amazing lighting, Crown Molding. Washer(new 12/16) & dryer. Vaulted Ceiling and bathrooms freshly painted. 2nd bedroom with spacious walk in closet. Garden tub and shower combo in master. Screen porch with storage. 2nd floor unit w/ no one above. home warranty included, Condo building is super close to necessities, just few steps to garbage drop, mailbox, pool and club house. Tennis courts directly across from building. Adequate parking with plenty of extra space for guest. Facility has Club house, exercise room, 2 pools and putting green! Community recently completed $5M in renovations. All this just 3 min to interstate 95. Come home and play!

Key facts

• Short walk to pool
• Ground floor unit
• Fairly new hvac

Tags

• GROUND FLOOR UNIT
• SHORT WALK TO POOL
• SHORT WALK TO GYM
• ONE CAR DETACHED GARAGE
• FAIRLY NEW APPLIANCES
• FAIRLY NEW HVAC

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $176k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $173k (1.5% below list) — sets the bar for market timing.
• Cap rate 4.8% vs local median 3.0% in World Golf Village — 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 78/100 on livability (#168 in FL, #2,512 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 17% of the median local income ($131k/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 $5k 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 17 days — a 2% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $119k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• 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 $172,867 (1.5% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 4.84%
• Cash-on-cash: -5.18%
• DSCR: 0.77
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.08% rent growth · sell at horizon

5-year hold

• IRR: -29.8%
• Equity multiple: 0.04×
• Total profit: $-47,018
• Equity at exit: $26,168

10-year hold

• IRR: -62.0%
• Equity multiple: -0.58×
• Total profit: $-77,863
• Equity at exit: $15,174

Cash invested: $49,140 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$920
• Tax est. 1.5%: −$219 /mo · $2,632/yr
• Insurance: −$73
• HOA est. from 2 same-building comps: −$490
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-212

Break-even live

Break-even rent $2,155

Max offer price $144,777

Occupancy floor —

Sensitivity live

Price	-10% $-91	-5% $-152	+0% $-212	+5% $-273	+10% $-334
Rent	-10% $-361	-5% $-287	+0% $-212	+5% $-138	+10% $-63
Rate	-1.0pp $-124	-0.5pp $-168	base $-212	+0.5pp $-258	+1.0pp $-304

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: $43,875
• Closing costs: $5,265
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Ryder Cup Cir #301 Saint Augustine, FL	1.0	1.0	896	$1,395	$1.56	17d	1	0.08mi
115 Legendary Dr #211 Saint Augustine, FL	2.0	2.0	1235	$1,950	$1.58	24d	1	0.08mi
144 Paradas Pl Saint Augustine, FL	3.0	2.5	1477	$2,000	$1.35	24d	1	0.47mi
50 Palma Vista Way St. Augustine, FL	1.0–3.0	1.0–2.0	1002	$1,790	$1.79	2d	9	0.68mi
25 Cenote Cir St. Augustine, FL	3.0	1.0–2.0	995	$1,968	$1.98	2d	30	0.93mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: trashpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $175,500 Active 17 DOM
2. 2026-06-17
   days on market $175,500 Active 16 DOM
3. 2026-06-16
   days on market $175,500 Active 15 DOM
4. 2026-06-15
   days on market $175,500 Active 14 DOM
5. 2026-06-13
   days on market $175,500 Active 12 DOM
6. 2026-06-13
   days on market $175,500 Active 11 DOM
7. 2026-06-10
   days on market $175,500 Active 8 DOM
8. 2026-06-08
   days on market $175,500 Active 7 DOM
9. 2026-06-07
   days on market $175,500 Active 6 DOM
10. 2026-06-03
    days on market $175,500 Active 2 DOM
11. 2026-06-02
    remarks 528-char remark
12. 2026-06-02
    listed $175,500 Active 1 DOM

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

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 · 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: $22,641
• − Mortgage interest: −$9,831
• − Property taxes: −$2,632
• − Insurance: −$878
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − HOA: −$5,880
• − Depreciation: −$5,105
• Taxable loss: −$5,308
• Est. tax savings @ 24.0%: +$1,274
• After-tax cash flow: $-1,274/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 — World Golf Village

• Score: 78/100
• State rank: #168
• US rank: #2512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: World Golf Village, FL
• County: Saint Johns County · 301,599 people
• City population: 48,288
• 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

-22.0% since first listed

9 events — show timeline

• 2026-06-02 Listed $175,500 FSBO.com
• 2023-08-29 Rental Removed $1,750 BUILDIUM
• 2023-07-29 Price Changed $1,750 BUILDIUM
• 2023-07-21 Price Changed $1,850 BUILDIUM
• 2017-05-30 Sold (MLS) $119,000 realMLS
• 2017-03-10 Pending — realMLS
• 2017-03-06 Listed $119,900 realMLS
• 2006-06-27 Listing Removed — realMLS
• 2006-06-01 Listed $225,000 realMLS