89 Yellowfin Dr · World Golf Village, FL 32095

$384,000

4 bd · 2.0 ba · 1,653 sqft · SingleFamily public records · 34 Days on market

Built 2021 6,534 sqft lot $232/sqft · 11% below area Est $432k · 11% under $37/mo HOA · 1% 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 +12.5/15.0
• Cash flow +7.1/30.0
• Schools +6.4/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 89 Yellowfin Dr in St. Augustine! This move-in ready home offers an open-concept layout perfect for modern living and entertaining with a beautiful view of the water in the backyard. The spacious living area flows seamlessly into a well-appointed kitchen with ample cabinetry and counter space. The primary suite provides a private retreat with an en-suite bath and generous closet space, while additional bedrooms offer flexibility for guests or a home office. Enjoy relaxing or entertaining outdoors in the Florida sunshine or the shaded back porch. Conveniently located just minutes from historic downtown St. Augustine, beautiful beaches, shopping, dining, and with easy access to Jacksonville. Don't miss this opportunity to own in one of Northeast Florida's most desirable areas!

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 2021

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $384k.

Deal economics

• At list price, monthly cash flow is $-550 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (25.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (25.9% below list).
• Recommended offer: $284k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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: crime A+, employment A+, housing 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.
• Zoned schools: Palencia Elementary School (math 82% / reading 80%, grade A+, #95 of 2,144 statewide, top 5%, 781 students, 15% FRL); Pacetti Bay Middle School (math 77% / reading 72%, grade A, #40 of 571 statewide, top 7%, 1,443 students, 18% FRL); Allen D Nease Senior High School (math 72% / reading 78%, grade A-, #40 of 667 statewide, top 6%, 2,214 students, 4% FRL).
• Market conditions: Rents rising (+1.8%/yr); 461 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 34 days — a 3% lower offer ($372k) is reasonable based on typical stale-listing flexibility.

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 $284,468 (25.9% 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 34 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.14%
• DSCR: 0.73
• GRM: 11.2

CMA / ARV

• ARV (median comp): $432,145
• List price: $384,000
• Delta: -11.14%
• 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
219 Bluejack Ln	0.17mi	3/2.0 (-1)	1,648 (-0%)	3mo	$342,000	$208	84
208 River Mist Dr	0.14mi	3/2.5 (-1)	1,710 (+3%)	2mo	$345,000	$202	79
134 Blind Oak Cir	0.19mi	4/2.0	1,775 (+7%)	1mo	$434,000	$245	78
68 Ash Breeze Cv	0.20mi	3/2.0 (-1)	1,716 (+4%)	3mo	$410,000	$239	77
226 Blind Oak Cir	0.23mi	3/2.5 (-1)	1,720 (+4%)	1mo	$395,980	$230	75
45 Blind Oak Cir	0.23mi	3/2.5 (-1)	1,720 (+4%)	5mo	$399,930	$233	71
348 Blind Oak Cir	0.34mi	4/2.0	1,509 (-9%)	4mo	$355,000	$235	66
382 Blind Oak Cir	0.37mi	4/2.0	1,510 (-9%)	5mo	$377,930	$250	64
120 Dove Tree Ln	0.53mi	3/2.0 (-1)	1,604 (-3%)	2mo	$475,000	$296	64
114 Eagles Landing Ln	0.66mi	3/2.0 (-1)	1,604 (-3%)	3mo	$372,500	$232	57
128 Dovetail Cir	0.67mi	3/2.0 (-1)	1,604 (-3%)	3mo	$355,000	$221	56
136 Eagles Landing Ln	0.66mi	3/2.0 (-1)	1,604 (-3%)	5mo	$365,000	$228	55

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 · 1.77% rent growth · sell at horizon

5-year hold

• IRR: -28.3%
• Equity multiple: 0.06×
• Total profit: $-100,626
• Equity at exit: $57,256

10-year hold

• IRR: -33.1%
• Equity multiple: -0.36×
• Total profit: $-146,152
• Equity at exit: $33,201

Cash invested: $107,520 (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 32095

• Home prices YoY: -18.4%
• Rents YoY: 1.8%
• Active inventory: 461
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,845 medium
• Mortgage (P&I): −$2,014
• Tax from tax record: −$587 /mo · $7,043/yr
• Insurance: −$160
• HOA: −$37
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $-550

Break-even live

Break-even rent $3,541

Max offer price $286,770

Occupancy floor —

Sensitivity live

Price	-10% $-333	-5% $-442	+0% $-550	+5% $-659	+10% $-768
Rent	-10% $-775	-5% $-663	+0% $-550	+5% $-438	+10% $-326
Rate	-1.0pp $-357	-0.5pp $-453	base $-550	+0.5pp $-650	+1.0pp $-751

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: $96,000
• Closing costs: $11,520
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Bluejack Ln Saint Augustine, FL	3.0	2.0	1540	$2,850	$1.85	3d	1	0.23mi
50 Wexford Way St. Augustine, FL	1.0–3.0	1.0–2.0	977	$2,592	$2.65	5d	53	0.39mi
50 Ventures Dr St. Augustine, FL	1.0–3.0	1.0–2.0	1012	$2,020	$2.00	3d	20	0.62mi

HOA detail

• Monthly dues: $37 · $444/yr
• Likely covers: water

Listing history 11 events

1. 2026-06-13
   statusdays on market $384,000 Pending 34 DOM
2. 2026-06-10
   days on market $384,000 Active Under Contract 32 DOM
3. 2026-06-08
   days on market $384,000 Active Under Contract 31 DOM
4. 2026-06-07
   days on market $384,000 Active Under Contract 30 DOM
5. 2026-06-03
   days on market $384,000 Active Under Contract 26 DOM
6. 2026-06-02
   days on market $384,000 Active Under Contract 25 DOM
7. 2026-06-01
   days on market $384,000 Active Under Contract 24 DOM
8. 2026-05-31
   days on market $384,000 Active Under Contract 23 DOM
9. 2026-05-17
   historical Active Under Contract 796-char remark

   Show marketing remark (796 chars)

   Welcome to 89 Yellowfin Dr in St. Augustine! This move-in ready home offers an open-concept layout perfect for modern living and entertaining with a beautiful view of the water in the backyard. The spacious living area flows seamlessly into a well-appointed kitchen with ample cabinetry and counter space. The primary suite provides a private retreat with an en-suite bath and generous closet space, while additional bedrooms offer flexibility for guests or a home office. Enjoy relaxing or entertaining outdoors in the Florida sunshine or the shaded back porch. Conveniently located just minutes from historic downtown St. Augustine, beautiful beaches, shopping, dining, and with easy access to Jacksonville. Don't miss this opportunity to own in one of Northeast Florida's most desirable areas!

10. 2026-05-08
    listed $384,000 Active 796-char remark

    Show marketing remark (796 chars)

    Welcome to 89 Yellowfin Dr in St. Augustine! This move-in ready home offers an open-concept layout perfect for modern living and entertaining with a beautiful view of the water in the backyard. The spacious living area flows seamlessly into a well-appointed kitchen with ample cabinetry and counter space. The primary suite provides a private retreat with an en-suite bath and generous closet space, while additional bedrooms offer flexibility for guests or a home office. Enjoy relaxing or entertaining outdoors in the Florida sunshine or the shaded back porch. Conveniently located just minutes from historic downtown St. Augustine, beautiful beaches, shopping, dining, and with easy access to Jacksonville. Don't miss this opportunity to own in one of Northeast Florida's most desirable areas!

11. 2026-05-01
    price $384,000 796-char remark

    Show marketing remark (796 chars)

    Welcome to 89 Yellowfin Dr in St. Augustine! This move-in ready home offers an open-concept layout perfect for modern living and entertaining with a beautiful view of the water in the backyard. The spacious living area flows seamlessly into a well-appointed kitchen with ample cabinetry and counter space. The primary suite provides a private retreat with an en-suite bath and generous closet space, while additional bedrooms offer flexibility for guests or a home office. Enjoy relaxing or entertaining outdoors in the Florida sunshine or the shaded back porch. Conveniently located just minutes from historic downtown St. Augustine, beautiful beaches, shopping, dining, and with easy access to Jacksonville. Don't miss this opportunity to own in one of Northeast Florida's most desirable areas!

ⓘ 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: $7,043 · $587/mo
• Projected year-2 tax: $7,043 · $587/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 7/10 Severe
• 🌡 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,136
• − Mortgage interest: −$21,510
• − Property taxes: −$7,043
• − Insurance: −$1,920
• − Repairs & maintenance: −$2,731
• − Management: −$2,731
• − HOA: −$444
• − Depreciation: −$11,171
• Taxable loss: −$13,414
• Est. tax savings @ 24.0%: +$3,219
• After-tax cash flow: $-3,385/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): 21,399
• Household income: $136,038
• Rent vs Own: 8.0% rent · 92.0% own
• Severe rent burden: 101.0

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% Hispanic / Latino 11% Asian 6% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 1% Cuban 3% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -55.44%
• Current HPI: 246.0743
• Rent YoY: ▲ 1.77%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-17 Contingent — realMLS
• 2026-05-08 Listed $384,000 realMLS
• 2026-05-01 Price Changed $384,000 realMLS

Property tax history

+13.4%/yr

Latest (2025): $7,043 · +9.8% YoY. Source: county tax records.