Ortega Plan · World Golf Village, FL 32092

$360,990

3 bd · 2.0 ba · 1,622 sqft · SingleFamily · 393 Days on market

↓ 7% since listing

---

Why this score? — see what drove the F 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 +7.5/15.0
• Schools +6.4/10.0
• Cash flow +5.8/30.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Ortega home plan is a charming single-story residence, offering 1,613 square feet of well-utilized living space. Featuring three spacious bedrooms and two bathrooms, this home is designed to accommodate both comfort and functionality for residents and guests alike. The open floor plan seamlessly integrates the kitchen, dining, and living areas, creating a warm and inviting atmosphere perfect for daily living and entertaining. Thoughtful design elements and quality finishes throughout add to the home's appeal and practicality. With two garage spaces, the Ortega plan provides convenient parking and storage options, making it an excellent choice for modern family living. * * Photos are representative of the Ortega floor plan.

Key facts

• 2 garage spots
• Listed 393 days

🏗️ New construction. The $360,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $440,104.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $361k.

Deal economics

• At list price, monthly cash flow is $-879 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (24.2% below list).
• Recommended offer: $274k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 3.0% in World Golf Village — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Mill Creek Academy (math 73% / reading 69%, grade A-, #320 of 2,144 statewide, top 15%, 1,893 students, 18% 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 flat; 1335 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $13k 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 393 days — a 12% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $273,767 (24.2% 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 393 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.62% ✗
• Cap rate: 3.90%
• Cash-on-cash: -8.56%
• DSCR: 0.62
• GRM: 13.4

CMA / ARV

• ARV (median comp): $440,104
• List price: $360,990
• Delta: -17.98%
• 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
41 Seasons Ct	0.15mi	4/2.0 (+1)	1,811 (+12%)	0mo	$380,000	$210	68
442 Farmfield Dr	0.60mi	3/2.0	1,622 (0%)	5mo	$384,646	$237	68
172 Bluegrass Way	0.67mi	3/2.0	1,622 (0%)	2mo	$367,000	$226	67
573 Farmfield Dr	0.70mi	3/2.0	1,622 (0%)	3mo	$352,500	$217	64
191 Bluegrass Way	0.69mi	3/2.0	1,622 (0%)	6mo	$379,990	$234	63
584 Farmfield Dr	0.73mi	3/2.0	1,622 (0%)	4mo	$372,000	$229	63
22 Mosaic Park Ave	0.39mi	3/2.0	1,837 (+13%)	5mo	$364,000	$198	56
513 White Rabbit Run	0.68mi	3/3.0	1,700 (+5%)	5mo	$344,741	$203	52
476 Farmfield Dr	0.62mi	3/2.0	1,860 (+15%)	3mo	$395,000	$212	44
164 Bluegrass Way	0.67mi	3/2.0	1,860 (+15%)	4mo	$388,990	$209	41
560 Farmfield Dr	0.71mi	3/2.0	1,848 (+14%)	6mo	$403,000	$218	39
59 Grassmere Ct	0.74mi	3/2.0	1,864 (+15%)	6mo	$435,821	$234	35

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: -34.7%
• Equity multiple: -0.10×
• Total profit: $-135,055
• Equity at exit: $65,621

10-year hold

• IRR: -66.9%
• Equity multiple: -0.78×
• Total profit: $-219,750
• Equity at exit: $38,052

Cash invested: $123,229 (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: 1335
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,738 high
• Mortgage (P&I): −$2,308
• Tax est. 1.5%: −$550 /mo · $6,602/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $-879

Break-even live

Break-even rent $3,850

Max offer price $312,955

Occupancy floor —

Sensitivity live

Price	-10% $-575	-5% $-727	+0% $-879	+5% $-1,031	+10% $-1,183
Rent	-10% $-1,095	-5% $-987	+0% $-879	+5% $-771	+10% $-662
Rate	-1.0pp $-657	-0.5pp $-767	base $-879	+0.5pp $-993	+1.0pp $-1,109

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: $110,026
• Closing costs: $13,203
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
280 Field Flower Way Saint Augustine, FL	4.0	3.0	1810	$2,650	$1.46	18d	1	0.27mi
154 Farmfield Dr Saint Augustine, FL	4.0	2.5	2100	$2,900	$1.38	9d	1	0.35mi
244 Patina Pl Saint Augustine, FL	3.0	2.5	2081	$2,995	$1.44	18d	1	0.47mi
312 Clarys Run Saint Augustine, FL	3.0	2.0	1864	$2,300	$1.23	25d	1	0.54mi
253 Clarys Run Saint Augustine, FL	4.0	2.5	1957	$2,600	$1.33	23d	1	0.55mi
112 Wrensong Pl Saint Augustine, FL	4.0	2.0	2106	$2,800	$1.33	25d	1	0.59mi
1306 Ardmore St Saint Augustine, FL	4.0	2.0	1853	$2,280	$1.23	5d	1	1.50mi
1302 Ardmore St Saint Augustine, FL	4.0	2.0	1884	$2,110	$1.12	25d	1	1.50mi

Listing history 23 events

1. 2026-06-21
   days on market $360,990 Active 393 DOM
2. 2026-06-18
   days on market $360,990 Active 390 DOM
3. 2026-06-17
   days on market $360,990 Active 389 DOM
4. 2026-06-16
   days on market $360,990 Active 388 DOM
5. 2026-06-15
   days on market $360,990 Active 387 DOM
6. 2026-06-13
   days on market $360,990 Active 385 DOM
7. 2026-06-13
   days on market $360,990 Active 384 DOM
8. 2026-06-10
   pricedays on market $360,990 Active 381 DOM
9. 2026-06-08
   days on market $358,990 Active 380 DOM
10. 2026-06-07
    days on market $358,990 Active 379 DOM
11. 2026-06-03
    days on market $358,990 Active 375 DOM
12. 2026-06-02
    days on market $358,990 Active 374 DOM
13. 2026-06-01
    days on market $358,990 Active 373 DOM
14. 2026-05-31
    days on market $358,990 Active 372 DOM
15. 2026-05-20
    price $358,990 737-char remark

    Show marketing remark (737 chars)

    The Ortega home plan is a charming single-story residence, offering 1,613 square feet of well-utilized living space. Featuring three spacious bedrooms and two bathrooms, this home is designed to accommodate both comfort and functionality for residents and guests alike. The open floor plan seamlessly integrates the kitchen, dining, and living areas, creating a warm and inviting atmosphere perfect for daily living and entertaining. Thoughtful design elements and quality finishes throughout add to the home's appeal and practicality. With two garage spaces, the Ortega plan provides convenient parking and storage options, making it an excellent choice for modern family living. * * Photos are representative of the Ortega floor plan.

16. 2026-04-29
    price $356,990 737-char remark

    Show marketing remark (737 chars)

    The Ortega home plan is a charming single-story residence, offering 1,613 square feet of well-utilized living space. Featuring three spacious bedrooms and two bathrooms, this home is designed to accommodate both comfort and functionality for residents and guests alike. The open floor plan seamlessly integrates the kitchen, dining, and living areas, creating a warm and inviting atmosphere perfect for daily living and entertaining. Thoughtful design elements and quality finishes throughout add to the home's appeal and practicality. With two garage spaces, the Ortega plan provides convenient parking and storage options, making it an excellent choice for modern family living. * * Photos are representative of the Ortega floor plan.

17. 2026-04-25
    price $354,990 737-char remark

    Show marketing remark (737 chars)

    The Ortega home plan is a charming single-story residence, offering 1,613 square feet of well-utilized living space. Featuring three spacious bedrooms and two bathrooms, this home is designed to accommodate both comfort and functionality for residents and guests alike. The open floor plan seamlessly integrates the kitchen, dining, and living areas, creating a warm and inviting atmosphere perfect for daily living and entertaining. Thoughtful design elements and quality finishes throughout add to the home's appeal and practicality. With two garage spaces, the Ortega plan provides convenient parking and storage options, making it an excellent choice for modern family living. * * Photos are representative of the Ortega floor plan.

18. 2026-02-23
    status Active 737-char remark

    Show marketing remark (737 chars)

    The Ortega home plan is a charming single-story residence, offering 1,613 square feet of well-utilized living space. Featuring three spacious bedrooms and two bathrooms, this home is designed to accommodate both comfort and functionality for residents and guests alike. The open floor plan seamlessly integrates the kitchen, dining, and living areas, creating a warm and inviting atmosphere perfect for daily living and entertaining. Thoughtful design elements and quality finishes throughout add to the home's appeal and practicality. With two garage spaces, the Ortega plan provides convenient parking and storage options, making it an excellent choice for modern family living. * * Photos are representative of the Ortega floor plan.

19. 2026-02-23
    historical 737-char remark

    Show marketing remark (737 chars)

    The Ortega home plan is a charming single-story residence, offering 1,613 square feet of well-utilized living space. Featuring three spacious bedrooms and two bathrooms, this home is designed to accommodate both comfort and functionality for residents and guests alike. The open floor plan seamlessly integrates the kitchen, dining, and living areas, creating a warm and inviting atmosphere perfect for daily living and entertaining. Thoughtful design elements and quality finishes throughout add to the home's appeal and practicality. With two garage spaces, the Ortega plan provides convenient parking and storage options, making it an excellent choice for modern family living. * * Photos are representative of the Ortega floor plan.

20. 2026-02-21
    price $352,990 737-char remark

    Show marketing remark (737 chars)

    The Ortega home plan is a charming single-story residence, offering 1,613 square feet of well-utilized living space. Featuring three spacious bedrooms and two bathrooms, this home is designed to accommodate both comfort and functionality for residents and guests alike. The open floor plan seamlessly integrates the kitchen, dining, and living areas, creating a warm and inviting atmosphere perfect for daily living and entertaining. Thoughtful design elements and quality finishes throughout add to the home's appeal and practicality. With two garage spaces, the Ortega plan provides convenient parking and storage options, making it an excellent choice for modern family living. * * Photos are representative of the Ortega floor plan.

21. 2026-01-21
    price $350,990 737-char remark

    Show marketing remark (737 chars)

    The Ortega home plan is a charming single-story residence, offering 1,613 square feet of well-utilized living space. Featuring three spacious bedrooms and two bathrooms, this home is designed to accommodate both comfort and functionality for residents and guests alike. The open floor plan seamlessly integrates the kitchen, dining, and living areas, creating a warm and inviting atmosphere perfect for daily living and entertaining. Thoughtful design elements and quality finishes throughout add to the home's appeal and practicality. With two garage spaces, the Ortega plan provides convenient parking and storage options, making it an excellent choice for modern family living. * * Photos are representative of the Ortega floor plan.

22. 2025-06-13
    price $349,990 737-char remark

    Show marketing remark (737 chars)

    The Ortega home plan is a charming single-story residence, offering 1,613 square feet of well-utilized living space. Featuring three spacious bedrooms and two bathrooms, this home is designed to accommodate both comfort and functionality for residents and guests alike. The open floor plan seamlessly integrates the kitchen, dining, and living areas, creating a warm and inviting atmosphere perfect for daily living and entertaining. Thoughtful design elements and quality finishes throughout add to the home's appeal and practicality. With two garage spaces, the Ortega plan provides convenient parking and storage options, making it an excellent choice for modern family living. * * Photos are representative of the Ortega floor plan.

23. 2025-05-24
    listed $386,990 Active 737-char remark

    Show marketing remark (737 chars)

    The Ortega home plan is a charming single-story residence, offering 1,613 square feet of well-utilized living space. Featuring three spacious bedrooms and two bathrooms, this home is designed to accommodate both comfort and functionality for residents and guests alike. The open floor plan seamlessly integrates the kitchen, dining, and living areas, creating a warm and inviting atmosphere perfect for daily living and entertaining. Thoughtful design elements and quality finishes throughout add to the home's appeal and practicality. With two garage spaces, the Ortega plan provides convenient parking and storage options, making it an excellent choice for modern family living. * * Photos are representative of the Ortega floor plan.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 18 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: $32,852
• − Mortgage interest: −$24,653
• − Property taxes: −$6,602
• − Insurance: −$2,201
• − Repairs & maintenance: −$2,628
• − Management: −$2,628
• − Depreciation: −$12,803
• Taxable loss: −$18,662
• Est. tax savings @ 24.0%: +$4,479
• After-tax cash flow: $-6,066/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

-7.2% since first listed

9 events — show timeline

• 2026-05-20 Price Changed $358,990 Zillow
• 2026-04-29 Price Changed $356,990 Zillow
• 2026-04-25 Price Changed $354,990 Zillow
• 2026-02-23 Relisted — Zillow
• 2026-02-23 Delisted — Zillow
• 2026-02-21 Price Changed $352,990 Zillow
• 2026-01-21 Price Changed $350,990 Zillow
• 2025-06-13 Price Changed $349,990 Zillow
• 2025-05-24 Listed $386,990 Zillow