108 Brays Island Ln · World Golf Village, FL 32092

$299,500

3 bd · 2.0 ba · 1,126 sqft · SingleFamily public records · 48 Days on market

Built 2007 5,227 sqft lot $266/sqft · at area comps Est $310k · at est. $71/mo HOA · 3% of rent

---

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 +9.3/30.0
• ARV discount +9.0/15.0
• Schools +6.4/10.0
• Livability +3.9/5.0
• DSCR +2.6/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 3/2 in popular Samara Lakes. Freshly painted a neutral gray throughout, with gleaming wood floors in all main areas. Great space for grilling on the back patio and enjoy a green space for your animals! Appliances inside convey. 1 Car garage with driveway space for additional cars on quiet cul-de-sac street.

Key facts

• Wood flooring
• Backyard green space
• 1-car garage

Tags

• CUL-DE-SAC
• SAMARA LAKES COMMUNITY
• WOOD FLOORING
• REAR PATIO
• BACKYARD GREEN SPACE
• 1-CAR GARAGE

Property features AI

Finance

• Other: Directions: From SR-16 East: Turn left onto Pacetti Rd, then left onto Samara Lakes Pkwy, right onto Buck Run Way, left on Brays Island; home is on the left.
• HOA & community: HOA fee $71 per month; Community clubhouse, exercise facility, and unheated pool

Exterior

• Utilities: Central heating and cooling
• Home design: Single-level entry; Located in Samara Lakes
• Exterior features: Lot approximately 47 x 115; Less than 1/4 acre (0.12 acres); Located in the Samara Lakes subdivision

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ground-level entry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (24.8% below list).
• Recommended offer: $225k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $2k of loan paydown is wiped out by about $9k 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 48 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $237k; 26% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,369 (24.8% 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 48 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.16%
• DSCR: 0.86
• GRM: 11.1

CMA / ARV

• ARV (median comp): $310,164
• List price: $299,500
• Delta: -3.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Brookfall Dr	0.13mi	3/2.0	1,112 (-1%)	2mo	$292,000	$263	90
120 Brays Island Ln	0.02mi	3/2.0	1,191 (+6%)	0mo	$292,500	$246	89
152 Brays Island Ln	0.06mi	3/2.0	1,126 (0%)	13mo	$297,000	$264	86
173 Brookfall Dr	0.05mi	3/2.0	1,186 (+5%)	5mo	$300,000	$253	85
930 Wynfield Cir	0.32mi	3/2.0	1,126 (0%)	4mo	$250,000	$222	82
799 Wynfield Cir	0.21mi	3/2.0	1,191 (+6%)	1mo	$281,000	$236	80
823 Wynfield Cir	0.26mi	3/2.0	1,126 (0%)	13mo	$290,000	$258	77
941 Wynfield Cir	0.29mi	3/2.0	1,191 (+6%)	1mo	$289,000	$243	76
287 Buck Run Way	0.22mi	3/2.0	1,220 (+8%)	9mo	$279,750	$229	68
Dairy Barn Rd	0.59mi	3/2.0	1,211 (+8%)	5mo	$309,900	$256	56
907 Wynfield Cir	0.33mi	2/2.0 (-1)	991 (-12%)	5mo	$250,000	$252	55
1005 Enon Ct	0.37mi	2/2.0 (-1)	991 (-12%)	5mo	$255,000	$257	54

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: -24.8%
• Equity multiple: 0.18×
• Total profit: $-69,055
• Equity at exit: $44,656

10-year hold

• IRR: -31.9%
• Equity multiple: -0.23×
• Total profit: $-103,199
• Equity at exit: $25,895

Cash invested: $83,860 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,254 high
• Mortgage (P&I): −$1,571
• Tax from tax record: −$235 /mo · $2,821/yr
• Insurance: −$125
• HOA: −$71
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-221

Break-even live

Break-even rent $2,534

Max offer price $260,443

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-136	+0% $-221	+5% $-306	+10% $-391
Rent	-10% $-399	-5% $-310	+0% $-221	+5% $-132	+10% $-43
Rate	-1.0pp $-70	-0.5pp $-145	base $-221	+0.5pp $-299	+1.0pp $-378

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Brookfall Dr Saint Augustine, FL	3.0	2.0	1191	$2,000	$1.68	8d	1	0.04mi
137 Brays Island Ln Saint Augustine, FL	3.0	2.0	1191	$1,869	$1.57	3d	1	0.09mi
234 Buck Run Way St. Augustine, FL	3.0	2.0	1280	$2,200	$1.72	13d	1	0.15mi
796 Wynfield Cir Saint Augustine, FL	2.0	1.0	991	$1,695	$1.71	11d	1	0.23mi
801 Mackenzie Cir Saint Augustine, FL	3.0	2.0	1412	$1,974	$1.40	4d	1	1.07mi
801 Mackenzie Cir Saint Augustine, FL	3.0	2.0	1412	$1,974	$1.40	24d	1	1.07mi
25 Cenote Cir St. Augustine, FL	3.0	1.0–2.0	995	$2,255	$2.27	2d	30	1.36mi
50 Palma Vista Way St. Augustine, FL	1.0–3.0	1.0–2.0	1002	$2,218	$2.21	2d	9	1.36mi

HOA detail

• Monthly dues: $71 · $852/yr

Listing history 20 events

1. 2026-06-18
   days on market $299,500 Active 48 DOM
2. 2026-06-17
   days on market $299,500 Active 47 DOM
3. 2026-06-16
   days on market $299,500 Active 46 DOM
4. 2026-06-15
   days on market $299,500 Active 45 DOM
5. 2026-06-13
   days on market $299,500 Active 43 DOM
6. 2026-06-13
   statusdays on market $299,500 Active 42 DOM
7. 2026-06-10
   days on market $299,500 Contingent- Accepting Backups 39 DOM
8. 2026-06-08
   days on market $299,500 Contingent- Accepting Backups 38 DOM
9. 2026-06-07
   statusdays on market $299,500 Contingent- Accepting Backups 37 DOM
10. 2026-06-03
    days on market $299,500 Active 33 DOM
11. 2026-06-02
    days on market $299,500 Active 32 DOM
12. 2026-06-01
    days on market $299,500 Active 31 DOM
13. 2026-05-31
    days on market $299,500 Active 30 DOM
14. 2026-05-01
    listed $299,500 Active 1002-char remark
15. 2021-05-26
    soldstatus $237,000
16. 2021-05-21
    soldstatus $237,000 Sold 321-char remark

    Show marketing remark (321 chars)

    Adorable 3/2 in popular Samara Lakes. Freshly painted a neutral gray throughout, with gleaming wood floors in all main areas. Great space for grilling on the back patio and enjoy a green space for your animals! Appliances inside convey. 1 Car garage with driveway space for additional cars on quiet cul-de-sac street.

17. 2021-04-24
    status Pending 321-char remark

    Show marketing remark (321 chars)

    Adorable 3/2 in popular Samara Lakes. Freshly painted a neutral gray throughout, with gleaming wood floors in all main areas. Great space for grilling on the back patio and enjoy a green space for your animals! Appliances inside convey. 1 Car garage with driveway space for additional cars on quiet cul-de-sac street.

18. 2021-04-03
    historical Active - Contingent 321-char remark

    Show marketing remark (321 chars)

    Adorable 3/2 in popular Samara Lakes. Freshly painted a neutral gray throughout, with gleaming wood floors in all main areas. Great space for grilling on the back patio and enjoy a green space for your animals! Appliances inside convey. 1 Car garage with driveway space for additional cars on quiet cul-de-sac street.

19. 2021-03-31
    listed $233,000 Active 321-char remark

    Show marketing remark (321 chars)

    Adorable 3/2 in popular Samara Lakes. Freshly painted a neutral gray throughout, with gleaming wood floors in all main areas. Great space for grilling on the back patio and enjoy a green space for your animals! Appliances inside convey. 1 Car garage with driveway space for additional cars on quiet cul-de-sac street.

20. 2007-03-23
    soldstatus $202,000

ⓘ 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: $2,821 · $235/mo
• Projected year-2 tax: $2,821 · $235/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 · 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: $27,044
• − Mortgage interest: −$16,777
• − Property taxes: −$2,821
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,164
• − Management: −$2,164
• − HOA: −$852
• − Depreciation: −$8,713
• Taxable loss: −$7,943
• Est. tax savings @ 24.0%: +$1,906
• After-tax cash flow: $-747/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

+48.3% since first listed

9 events — show timeline

• 2026-06-11 Relisted — St. Augustine and St. Johns County Board of REALTORS®
• 2026-06-06 Contingent — St. Augustine and St. Johns County Board of REALTORS®
• 2026-05-01 Listed $299,500 St. Augustine and St. Johns County Board of REALTORS®
• 2021-05-26 Sold (Public Records) $237,000 Public Records
• 2021-05-21 Sold (MLS) $237,000 realMLS
• 2021-04-24 Pending — realMLS
• 2021-04-03 Contingent — realMLS
• 2021-03-31 Listed $233,000 realMLS
• 2007-03-23 Sold (Public Records) $202,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $2,821 · +1.5% YoY. Source: county tax records.