1433 Blue Spring Ct · World Golf Village, FL 32092

$500,000

5 bd · 3.0 ba · 3,410 sqft · SingleFamily public records · 7 Days on market

Built 2006 6,969 sqft lot Est $580k · 14% under $135/mo HOA · 3% 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).

• ARV discount +13.7/15.0
• Cash flow +10.8/30.0
• Schools +6.4/10.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HOME IS NOW A BANK APPROVED SHORT SALE! IF YOU NEED SPACE, THIS IS THE HOME FOR YOU!!! WITH THIS HOME BEING PRICED UNDER $80 PER SQ FT, YOU ARE GETTING SO MUCH HOME FOR THE MONEY! HERITAGE LANDING IS LOCATED IN THE ''A'' RATED SCHOOL DISTRICT OF ST JOHNS COUNTY.THIS 5BR/3BA/BONUS ROOM HOME IS LOCATED AT THE END OF A ''CUL DE SAC''. A FULLY FENCED YARD OVERLOOKS A SPARKLING LAKE. THIS LARGE HOME INCLUDES A LR/DR.THE OPEN ''EAT IN'' KITCHEN HAS AN ISLAND AND WALK IN PANTRY. THE FAMILY ROOM HAS A GAS FIREPLACE. THE FIRST FLOOR BEDROOM AND BATH WOULD BE PERFECT FOR INLAWS OR GUESTS.THE MASTER BEDROOM INCLUDES A LARGE WALK IN CLOSET. THE MASTER BATH HAS BEAUTIFUL TILE WITH GLASS MOSAIC INSERTS. THE BONUS ROOM MEASURES 20 X 1

Key facts

• Open floor plan
• First-floor bedroom
• Quiet cul-de-sac

Tags

• QUIET CUL-DE-SAC
• OPEN FLOOR PLAN
• GAS FIREPLACE
• EAT-IN KITCHEN
• WALK-IN PANTRY
• FIRST-FLOOR BEDROOM

Property features AI

Finance

• HOA & community: Community association with monthly fee ($135); Community amenities include basketball court, children's pool, fitness center, jogging path, playground, RV/boat storage, and tennis courts; CDD fee applies

Exterior

• Parking: 2-car garage
• Security: Smoke detectors
• Utilities: Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; Two stories
• Construction: Frame and stucco construction; Shingle roof
• Exterior features: Patio (screened); Wood and wrought iron fencing; Pond on the property; Lot on a cul-de-sac; Front and rear sprinkler system; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Microwave; Kitchen island; Pantry; Breakfast bar / eat-in kitchen
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Eat-in kitchen; Entrance foyer; Kitchen island; Open floorplan; Pantry; Primary bathroom with tub and separate shower; Walk-in closets; Gas fireplace (1 total)
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $460k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $407k (18.7% below list).
• Recommended offer: $407k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% of the median local income ($131k/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 $15k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 19y 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 $255k; list at $500k implies a 96% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $406,639 (18.7% 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: 0.81% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $579,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1147 Hyacinth St	0.20mi	5/3.0	3,408 (-0%)	4mo	$440,000	$129	87
163 Silver Glen Ave	0.22mi	5/3.0	3,410 (0%)	13mo	$520,000	$152	79
765 Flowers St	0.37mi	5/3.0	3,408 (-0%)	13mo	$500,000	$147	72
1333 Wekiva Way	0.13mi	5/3.0	3,012 (-12%)	8mo	$505,000	$168	68
225 St Lucie Way	0.56mi	5/3.5	3,426 (+0%)	5mo	$560,000	$163	67
717 Flowers St	0.46mi	6/3.0 (+1)	3,408 (-0%)	10mo	$580,000	$170	65
1140 Hyacinth St	0.18mi	5/3.0	3,044 (-11%)	14mo	$525,000	$172	62
1430 River OF May St	0.30mi	5/3.5	3,084 (-10%)	8mo	$540,000	$175	62
2454 Woodstork Ct	0.68mi	5/3.5	3,538 (+4%)	0mo	$450,000	$127	60
2435 Den St	0.57mi	4/3.0 (-1)	3,230 (-5%)	11mo	$980,000	$303	50
1083 Three Forks Ct	0.40mi	5/2.5	2,966 (-13%)	9mo	$569,900	$192	50
2472 Den St	0.65mi	4/3.5 (-1)	3,802 (+12%)	7mo	$930,000	$245	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 · 0.08% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.23×
• Total profit: $-107,131
• Equity at exit: $74,552

10-year hold

• IRR: -27.2%
• Equity multiple: -0.12×
• Total profit: $-156,748
• Equity at exit: $43,231

Cash invested: $140,000 (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: 10.2×

Monthly cashflow live

• Estimated rent: $4,066 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$476 /mo · $5,707/yr
• Insurance: −$208
• HOA: −$135
• Vacancy / Maint / Mgmt: −$854
• Net cashflow: $-229

Break-even live

Break-even rent $4,356

Max offer price $459,633

Occupancy floor —

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2456 Den St Saint Augustine, FL	5.0	4.5	4508	$6,195	$1.37	3d	1	0.61mi
2439 Woodstork Ct Saint Augustine, FL	4.0	2.0	2311	$2,200	$0.95	23d	1	0.70mi
3817 Paddington Pl Saint Augustine, FL	4.0	3.0	2369	$3,650	$1.54	23d	1	1.24mi
5104 Foliage Way Saint Augustine, FL	4.0	3.0	2863	$3,500	$1.22	14d	1	1.45mi

HOA detail

• Monthly dues: $135 · $1,620/yr
• Likely covers: gas

Listing history 7 events

1. 2026-06-18
   days on market $500,000 Active 7 DOM
2. 2026-06-17
   days on market $500,000 Active 6 DOM
3. 2026-06-16
   days on market $500,000 Active 5 DOM
4. 2026-06-15
   days on market $500,000 Active 4 DOM
5. 2026-06-13
   days on market $500,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $500,000 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: $5,707 · $476/mo
• Projected year-2 tax: $5,707 · $476/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 4/10 Moderate
• 🌡 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: $48,797
• − Mortgage interest: −$28,008
• − Property taxes: −$5,707
• − Insurance: −$2,500
• − Repairs & maintenance: −$3,904
• − Management: −$3,904
• − HOA: −$1,620
• − Depreciation: −$14,545
• Taxable loss: −$11,391
• Est. tax savings @ 24.0%: +$2,734
• After-tax cash flow: $-8/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

+61.3% since first listed

20 events — show timeline

• 2026-06-11 Listed $500,000 realMLS
• 2018-03-16 Sold (Public Records) $255,000 Public Records
• 2018-03-14 Sold (MLS) $255,000 realMLS
• 2017-12-21 Pending — realMLS
• 2017-11-30 Price Changed $267,500 realMLS
• 2017-11-13 Price Changed $268,500 realMLS
• 2017-11-01 Price Changed $269,500 realMLS
• 2017-10-10 Price Changed $269,900 realMLS
• 2017-10-10 Relisted — realMLS
• 2017-08-29 Pending — realMLS
• 2017-08-28 Contingent — realMLS
• 2017-08-16 Price Changed $269,000 realMLS
• 2017-08-07 Price Changed $279,000 realMLS
• 2017-07-29 Listed $289,000 realMLS
• 2016-08-16 Listing Removed — realMLS
• 2016-07-29 Listed $265,000 realMLS
• 2013-07-01 Listed $260,000 realMLS
• 2007-05-01 Listing Removed — realMLS
• 2007-04-20 Sold (MLS) $304,900 realMLS
• 2007-03-19 Listed $309,900 realMLS

Property tax history

+0.4%/yr

Latest (2025): $5,707 · +9.3% YoY. Source: county tax records.