324 Silver Glen Ave · World Golf Village, FL 32092

$390,000

4 bd · 3.0 ba · 2,500 sqft · SingleFamily public records · 55 Days on market

Built 2010 4,791 sqft lot $156/sqft · 13% below area Est $476k · 18% under $11/mo HOA

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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 +6.5/30.0
• Schools +6.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOW HOA! Preferred lender offering up to 1% toward closing costs plus a $600 appraisal credit with accepted offer. Move in ready home in Heritage Landing, located in desirable St Johns County, one of the top relocation destinations in Northeast Florida. Features new flooring throughout and fresh interior paint for a clean, updated feel. Situated on a private preserve lot with no rear neighbors, offering peaceful views and added privacy. Open and functional floor plan with flexible living space ideal for work from home and entertaining. Enjoy Camp Heritage with resort style pools, three story water slide, fitness center, sports courts, and playground. Minutes to World Golf Village, Publix, shopping, and dining. Easy access to I-95 for commuting to Jacksonville, St Augustine, beaches, and major employers. Zoned for top rated St Johns County schools.Major Systems in GREAT SHAPE! Roof (8 years old) HVAC ( 5 years old) Water Heater (Sept. 2025)

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-654 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (29.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (28.7% below list).
• Recommended offer: $274k (29.6% below list) — sets the bar for cash-flow.
• Cap rate 4.3% 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; 6 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 55 days — a 3% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 3 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 $289k; 35% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $274,445 (29.6% 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 55 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.71% ✗
• Cap rate: 4.28%
• Cash-on-cash: -7.19%
• DSCR: 0.68
• GRM: 11.7

CMA / ARV

• ARV (median comp): $476,049
• List price: $390,000
• Delta: -18.08%
• 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
1013 Welaka Way	0.44mi	4/3.0	2,311 (-8%)	0mo	$474,900	$205	66
91 Irish Rose Rd	0.34mi	4/2.0	2,655 (+6%)	5mo	$725,000	$273	66
800 Marjories Way	0.61mi	4/2.5	2,492 (-0%)	6mo	$426,000	$171	64
1700 Windover Pl	0.49mi	5/3.0 (+1)	2,609 (+4%)	4mo	$500,000	$192	61
7945 County Road 13 N	0.73mi	4/3.0	2,432 (-3%)	0mo	$495,000	$204	61
334 Athens Dr	0.55mi	4/2.0	2,377 (-5%)	2mo	$539,700	$227	61
281 Vivian James Dr	0.60mi	4/2.0	2,372 (-5%)	8mo	$540,000	$228	53
1012 Welaka Way	0.41mi	5/3.0 (+1)	2,202 (-12%)	6mo	$428,000	$194	52
270 Athens Dr	0.56mi	4/3.0	2,266 (-9%)	9mo	$444,900	$196	50
760 Flowers St	0.52mi	4/2.5	2,875 (+15%)	2mo	$440,000	$153	47
331 Athens Dr	0.52mi	4/2.0	2,135 (-15%)	6mo	$512,500	$240	42
724 Waterlily Way	0.67mi	4/3.0	2,127 (-15%)	8mo	$485,000	$228	37

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: -32.3%
• Equity multiple: -0.03×
• Total profit: $-112,656
• Equity at exit: $58,150

10-year hold

• IRR: -60.1%
• Equity multiple: -0.67×
• Total profit: $-181,898
• Equity at exit: $33,720

Cash invested: $109,200 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,779 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$631 /mo · $7,572/yr
• Insurance: −$162
• HOA: −$11
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $-654

Break-even live

Break-even rent $3,607

Max offer price $274,445

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1579 Tawny Marsh Ct Saint Augustine, FL	3.0	2.0	1828	$2,310	$1.26	7d	1	0.03mi
1136 Hyacinth St Saint Augustine, FL	3.0	2.0	1979	$2,600	$1.31	23d	1	0.30mi
112 Laterra Links Cir #202 Saint Augustine, FL	3.0	3.0	2783	$2,950	$1.06	3d	1	0.78mi
2439 Woodstork Ct Saint Augustine, FL	4.0	2.0	2311	$2,200	$0.95	23d	1	0.84mi
3817 Paddington Pl Saint Augustine, FL	4.0	3.0	2369	$3,650	$1.54	23d	1	1.33mi
95 Silver Myrtle Ct Saint Augustine, FL	3.0	2.5	1994	$2,395	$1.20	23d	1	1.43mi

HOA detail

• Monthly dues: $11 · $132/yr
• Likely covers: waterpoolgym

Listing history 22 events

1. 2026-06-18
   days on market $390,000 Active 55 DOM
2. 2026-06-17
   days on market $390,000 Active 54 DOM
3. 2026-06-16
   days on market $390,000 Active 53 DOM
4. 2026-06-15
   days on market $390,000 Active 52 DOM
5. 2026-06-13
   days on market $390,000 Active 50 DOM
6. 2026-06-13
   statusdays on market $390,000 Active 49 DOM
7. 2026-06-10
   days on market $390,000 Active Under Contract 46 DOM
8. 2026-06-08
   days on market $390,000 Active Under Contract 45 DOM
9. 2026-06-07
   days on market $390,000 Active Under Contract 44 DOM
10. 2026-06-03
    days on market $390,000 Active Under Contract 40 DOM
11. 2026-06-02
    statusdays on market $390,000 Active Under Contract 39 DOM
12. 2026-06-01
    days on market $390,000 Active 38 DOM
13. 2026-05-31
    days on market $390,000 Active 37 DOM
14. 2026-04-24
    listed $395,000 Active 955-char remark

    Show marketing remark (955 chars)

    LOW HOA! Preferred lender offering up to 1% toward closing costs plus a $600 appraisal credit with accepted offer. Move in ready home in Heritage Landing, located in desirable St Johns County, one of the top relocation destinations in Northeast Florida. Features new flooring throughout and fresh interior paint for a clean, updated feel. Situated on a private preserve lot with no rear neighbors, offering peaceful views and added privacy. Open and functional floor plan with flexible living space ideal for work from home and entertaining. Enjoy Camp Heritage with resort style pools, three story water slide, fitness center, sports courts, and playground. Minutes to World Golf Village, Publix, shopping, and dining. Easy access to I-95 for commuting to Jacksonville, St Augustine, beaches, and major employers. Zoned for top rated St Johns County schools.Major Systems in GREAT SHAPE! Roof (8 years old) HVAC ( 5 years old) Water Heater (Sept. 2025)

15. 2020-03-04
    soldstatus $289,000
16. 2020-02-28
    soldstatus $289,000 Sold 1399-char remark

    Show marketing remark (1399 chars)

    We all want to live in an HGTV worthy farmhouse, but don't want the work to get it there! This Heritage Landing home is your opportunity to move right in to one, and enjoy the fruits of the seller's labor. Built in shelving, tons of storage, park like backyard and personal touches throughout should put this original owner home at the top of your list! Over 2500 SF (including 3 seasons room) with BRAND NEW ROOF! All bedrooms upstairs so you can be close to your kids, at the end of the neighborhood to have very little traffic in front of your home. Not a ton of landscaping upkeep with the newly planted Zoysia grass that requires little watering in the warm months, but you also get the benefit of backing up to a 100' buffer of land and private property with no home looking at you! Zoned for A rated St Johns County schools, close to shopping and the highway. Tucked in Heritage Landing with world class amenities including Olympic sized swimming pool, splash pad, three story water slide, tennis courts, basketball courts, RV and boat parking (additional fee required), nature walking paths, playground, club house, large outdoor fire pit, sand volleyball courts, soccer and flex fields. Food truck Fridays are a favorite in the neighborhood and crafting, yoga, painting, and kids classes are offered regularly. Be as involved as you like, there are a million activities you can choose from!

17. 2020-02-28
    soldstatus $289,000

    Show marketing remark (1399 chars)

    We all want to live in an HGTV worthy farmhouse, but don't want the work to get it there! This Heritage Landing home is your opportunity to move right in to one, and enjoy the fruits of the seller's labor. Built in shelving, tons of storage, park like backyard and personal touches throughout should put this original owner home at the top of your list! Over 2500 SF (including 3 seasons room) with BRAND NEW ROOF! All bedrooms upstairs so you can be close to your kids, at the end of the neighborhood to have very little traffic in front of your home. Not a ton of landscaping upkeep with the newly planted Zoysia grass that requires little watering in the warm months, but you also get the benefit of backing up to a 100' buffer of land and private property with no home looking at you! Zoned for A rated St Johns County schools, close to shopping and the highway. Tucked in Heritage Landing with world class amenities including Olympic sized swimming pool, splash pad, three story water slide, tennis courts, basketball courts, RV and boat parking (additional fee required), nature walking paths, playground, club house, large outdoor fire pit, sand volleyball courts, soccer and flex fields. Food truck Fridays are a favorite in the neighborhood and crafting, yoga, painting, and kids classes are offered regularly. Be as involved as you like, there are a million activities you can choose from!

18. 2020-02-05
    status Pending 1399-char remark

    Show marketing remark (1399 chars)

    We all want to live in an HGTV worthy farmhouse, but don't want the work to get it there! This Heritage Landing home is your opportunity to move right in to one, and enjoy the fruits of the seller's labor. Built in shelving, tons of storage, park like backyard and personal touches throughout should put this original owner home at the top of your list! Over 2500 SF (including 3 seasons room) with BRAND NEW ROOF! All bedrooms upstairs so you can be close to your kids, at the end of the neighborhood to have very little traffic in front of your home. Not a ton of landscaping upkeep with the newly planted Zoysia grass that requires little watering in the warm months, but you also get the benefit of backing up to a 100' buffer of land and private property with no home looking at you! Zoned for A rated St Johns County schools, close to shopping and the highway. Tucked in Heritage Landing with world class amenities including Olympic sized swimming pool, splash pad, three story water slide, tennis courts, basketball courts, RV and boat parking (additional fee required), nature walking paths, playground, club house, large outdoor fire pit, sand volleyball courts, soccer and flex fields. Food truck Fridays are a favorite in the neighborhood and crafting, yoga, painting, and kids classes are offered regularly. Be as involved as you like, there are a million activities you can choose from!

19. 2020-02-05
    listed $284,900 Active 1399-char remark

    Show marketing remark (1399 chars)

    We all want to live in an HGTV worthy farmhouse, but don't want the work to get it there! This Heritage Landing home is your opportunity to move right in to one, and enjoy the fruits of the seller's labor. Built in shelving, tons of storage, park like backyard and personal touches throughout should put this original owner home at the top of your list! Over 2500 SF (including 3 seasons room) with BRAND NEW ROOF! All bedrooms upstairs so you can be close to your kids, at the end of the neighborhood to have very little traffic in front of your home. Not a ton of landscaping upkeep with the newly planted Zoysia grass that requires little watering in the warm months, but you also get the benefit of backing up to a 100' buffer of land and private property with no home looking at you! Zoned for A rated St Johns County schools, close to shopping and the highway. Tucked in Heritage Landing with world class amenities including Olympic sized swimming pool, splash pad, three story water slide, tennis courts, basketball courts, RV and boat parking (additional fee required), nature walking paths, playground, club house, large outdoor fire pit, sand volleyball courts, soccer and flex fields. Food truck Fridays are a favorite in the neighborhood and crafting, yoga, painting, and kids classes are offered regularly. Be as involved as you like, there are a million activities you can choose from!

20. 2020-02-05
    listed $284,900

    Show marketing remark (1399 chars)

    We all want to live in an HGTV worthy farmhouse, but don't want the work to get it there! This Heritage Landing home is your opportunity to move right in to one, and enjoy the fruits of the seller's labor. Built in shelving, tons of storage, park like backyard and personal touches throughout should put this original owner home at the top of your list! Over 2500 SF (including 3 seasons room) with BRAND NEW ROOF! All bedrooms upstairs so you can be close to your kids, at the end of the neighborhood to have very little traffic in front of your home. Not a ton of landscaping upkeep with the newly planted Zoysia grass that requires little watering in the warm months, but you also get the benefit of backing up to a 100' buffer of land and private property with no home looking at you! Zoned for A rated St Johns County schools, close to shopping and the highway. Tucked in Heritage Landing with world class amenities including Olympic sized swimming pool, splash pad, three story water slide, tennis courts, basketball courts, RV and boat parking (additional fee required), nature walking paths, playground, club house, large outdoor fire pit, sand volleyball courts, soccer and flex fields. Food truck Fridays are a favorite in the neighborhood and crafting, yoga, painting, and kids classes are offered regularly. Be as involved as you like, there are a million activities you can choose from!

21. 2010-06-28
    soldstatus $180,000
22. 2005-07-12
    soldstatus $4,009,500

ⓘ 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: $7,572 · $631/mo
• Projected year-2 tax: $7,572 · $631/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 22 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: $33,351
• − Mortgage interest: −$21,846
• − Property taxes: −$7,572
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,668
• − Management: −$2,668
• − HOA: −$132
• − Depreciation: −$11,345
• Taxable loss: −$14,831
• Est. tax savings @ 24.0%: +$3,559
• After-tax cash flow: $-4,290/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

-90.1% since first listed

9 events — show timeline

• 2026-04-24 Listed $395,000 realMLS
• 2020-03-04 Sold (Public Records) $289,000 Public Records
• 2020-02-28 Sold (MLS) $289,000 St. Augustine and St. Johns County Board of REALTORS®
• 2020-02-28 Sold (MLS) $289,000 realMLS
• 2020-02-05 Pending — realMLS
• 2020-02-05 Listed $284,900 St. Augustine and St. Johns County Board of REALTORS®
• 2020-02-05 Listed $284,900 realMLS
• 2010-06-28 Sold (Public Records) $180,000 Public Records
• 2005-07-12 Sold (Public Records) $4,009,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $7,572 · +10.0% YoY. Source: county tax records.