392 Coastline Way · World Golf Village, FL 32092

$5,000

2 bd · 2.5 ba · 1,210 sqft · SingleFamily · 8 Days on market

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

Listing remarks MLS

QUICK MOVE-IN - Ready to Close! This 2022 townhome features 2 large bedrooms, 2.5 baths with a little over 1,200 square feet of living space. Your golf cart community awaits!

Key facts

• Garage
• Listed 8 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Detached or attached garage with 1 parking space
• Security:
• Utilities:
• Home design: Residential property; One story
• Construction:
• Exterior features: Small lot (approx. 0.05 acre); Zoned MF (multi-family)

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling:
• Interior features: Single-story layout
• Laundry & utility:

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Cap rate 374.8% 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; 1336 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $35 of loan paydown is wiped out by about $150 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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 4y 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.

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 $5,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 39.75% ✓
• Cap rate: 374.78%
• Cash-on-cash: 1316.04%
• DSCR: 59.56
• GRM: 0.2

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: —
• Equity multiple: 66.24×
• Total profit: $91,336
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 132.15×
• Total profit: $183,616
• Equity at exit: $432

Cash invested: $1,400 (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: 1336
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $1,987 medium
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $1,535

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 18%

Sensitivity live

Price	-10% $1,539	-5% $1,537	+0% $1,535	+5% $1,534	+10% $1,532
Rent	-10% $1,378	-5% $1,457	+0% $1,535	+5% $1,614	+10% $1,692
Rate	-1.0pp $1,538	-0.5pp $1,537	base $1,535	+0.5pp $1,534	+1.0pp $1,533

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
450 Coastline Way Saint Augustine, FL	2.0	2.5	1210	$1,825	$1.51	24d	1	0.06mi
73 Java Ln Saint Augustine, FL	2.0	2.5	1442	$1,899	$1.32	24d	1	0.13mi
136 Pinebury Ln Saint Augustine, FL	3.0	2.5	1438	$1,925	$1.34	24d	1	0.87mi
61 Pinebury Ln Saint Augustine, FL	3.0	2.5	1438	$1,950	$1.36	22d	1	0.88mi

Listing history 7 events

1. 2026-06-18
   days on market $5,000 Active 8 DOM
2. 2026-06-17
   days on market $5,000 Active 7 DOM
3. 2026-06-16
   days on market $5,000 Active 6 DOM
4. 2026-06-15
   days on market $5,000 Active 5 DOM
5. 2026-06-13
   days on market $5,000 Active 3 DOM
6. 2026-06-13
   remarks 296-char remark
7. 2026-06-13
   listed $5,000 Active 2 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 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: $23,847
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$145
• Taxable income: $19,506
• Est. tax owed @ 24.0%: −$4,681
• After-tax cash flow: $13,743/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

• County: Saint Johns County · 301,599 people
• 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

-98.4% since first listed

42 events — show timeline

• 2026-06-10 Listed $5,000 NFMLS
• 2025-11-15 Pending — realMLS
• 2025-11-15 Price Changed $200,000 realMLS
• 2025-11-14 Listing Removed — realMLS
• 2025-11-06 Price Changed $209,000 realMLS
• 2025-10-29 Price Changed $225,000 realMLS
• 2025-10-23 Price Changed $245,000 realMLS
• 2025-10-16 Price Changed $265,000 realMLS
• 2025-10-09 Price Changed $280,000 realMLS
• 2025-10-02 Relisted — realMLS
• 2025-10-02 Price Changed $289,000 realMLS
• 2025-06-13 Pending — realMLS
• 2025-05-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-22 Listed $130,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-10 Listed $130,900 realMLS
• 2022-12-30 Sold (MLS) $294,990 St. Augustine and St. Johns County Board of REALTORS®
• 2022-12-30 Sold (MLS) $294,990 realMLS
• 2022-11-28 Pending — St. Augustine and St. Johns County Board of REALTORS®
• 2022-11-28 Pending — realMLS
• 2022-11-18 Relisted — St. Augustine and St. Johns County Board of REALTORS®
• 2022-11-18 Relisted — realMLS
• 2022-09-01 Pending — realMLS
• 2022-09-01 Pending — St. Augustine and St. Johns County Board of REALTORS®
• 2022-09-01 Price Changed $294,990 St. Augustine and St. Johns County Board of REALTORS®
• 2022-08-31 Price Changed $294,990 realMLS
• 2022-08-03 Price Changed $299,990 St. Augustine and St. Johns County Board of REALTORS®
• 2022-08-03 Price Changed $299,990 realMLS
• 2022-08-03 Relisted — realMLS
• 2022-07-08 Price Changed $309,990 St. Augustine and St. Johns County Board of REALTORS®
• 2022-07-07 Price Changed $309,990 realMLS
• 2022-07-07 Pending — realMLS
• 2022-07-07 Relisted — realMLS
• 2022-07-07 Relisted — St. Augustine and St. Johns County Board of REALTORS®
• 2022-04-28 Pending — realMLS
• 2022-04-28 Pending — St. Augustine and St. Johns County Board of REALTORS®
• 2022-04-25 Relisted — St. Augustine and St. Johns County Board of REALTORS®
• 2022-04-25 Relisted — realMLS
• 2022-04-18 Delisted — St. Augustine and St. Johns County Board of REALTORS®
• 2022-04-18 Listing Removed — realMLS
• 2022-03-23 Listed $319,990 St. Augustine and St. Johns County Board of REALTORS®
• 2022-03-15 Price Changed $319,990 realMLS
• 2022-03-09 Listed $314,990 realMLS

Property tax history

+70.4%/yr

Latest (2025): $3,544 · +31.0% YoY. Source: county tax records.