2113 Golden Lake Loop · St. Augustine, FL 32084

$199,000

2 bd · 2.0 ba · 1,004 sqft · Condo public records · 24 Days on market

Built 2017 $299/mo HOA · 17% 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).

• Cash flow +9.3/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• 1% rule +3.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-In Ready - 2/2 Townhome with Garage, Pool, Gym & 2024 Updates! Welcome to 2113 Golden Lake Loop - a freshly updated 2-bedroom, 2-bathroom townhome in the desirable Lofts at Sebastian Cove. Original owners have lovingly maintained this home and never rented it - a rare find. Perfect for first-time buyers, downsizers, or investors looking for a low-maintenance, high-value property in St. Augustine. Fresh 2024 Updates Include: New luxury vinyl plank flooring throughout, including threaded stair caps Entire condo painted with 2 coats - including baseboards Both bathrooms upgraded with glass sliding shower doors Stainless steel appliances in kitchen Community & Building Feat

Key facts

• Move-in ready
• Freshly updated
• Access to gym

Tags

• MOVE-IN READY
• FRESHLY UPDATED
• GLASS SLIDING SHOWER DOORS
• STAINLESS STEEL APPLIANCES
• ACCESS TO COMMUNITY POOL
• ACCESS TO GYM

Property features AI

Finance

• Financial info: Unfurnished unit
• HOA & community: Community has an association; Monthly association fee of $299; Association amenities include fitness center and full-time management; Association fee covers grounds maintenance, structure maintenance, and trash

Exterior

• Parking: Attached garage; 1-car garage; 220V outlet in garage
• Security: Fire sprinkler system; Fire alarm; Smoke and carbon monoxide detectors
• Utilities: Public sewer; Electricity connected; Water connected; Cable available
• Home design: Condominium; Property is attached; 2 stories; Entry level: 1; Faces west
• Construction: Frame and stucco construction
• Exterior features: Community pool (not private); Paved road access; Carbon monoxide detector(s); Fire alarm; Fire sprinkler system; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Eat-in kitchen; Pantry; Primary bathroom with shower (no tub); Walk-in closet(s)
• Laundry & utility: Washer and dryer included; Laundry located in lower level / in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (12.2% below list).
• Recommended offer: $173k (12.9% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 3.1% in St. Augustine — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Crookshank Elementary School (math 64% / reading 62%, grade B, #582 of 2,144 statewide, top 28%, 704 students, 64% FRL); R J Murray Middle School (math 54% / reading 54%, grade B-, #196 of 571 statewide, top 36%, 695 students, 50% FRL); St. Augustine High School (math 54% / reading 62%, grade C, #120 of 667 statewide, top 18%, 1,784 students, 38% FRL) — zoned schools average 50% FRL vs 20% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 58% at this address vs 74% district-wide (-16 pts) — the specific schools serving this property underperform the St. Johns average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 635 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 24 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $173,387 (12.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.25% rent growth · sell at horizon

5-year hold

• IRR: -24.9%
• Equity multiple: 0.17×
• Total profit: $-46,070
• Equity at exit: $29,672

10-year hold

• IRR: -33.8%
• Equity multiple: -0.25×
• Total profit: $-69,807
• Equity at exit: $17,206

Cash invested: $55,720 (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 32084

• Rents YoY: 0.2%
• Active inventory: 635
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$101 /mo · $1,206/yr
• Insurance: −$83
• HOA: −$299
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-145

Break-even live

Break-even rent $1,932

Max offer price $173,387

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-89	+0% $-145	+5% $-201	+10% $-258
Rent	-10% $-283	-5% $-214	+0% $-145	+5% $-76	+10% $-7
Rate	-1.0pp $-45	-0.5pp $-94	base $-145	+0.5pp $-197	+1.0pp $-249

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2851 Golden Lake Loop Unit 2851 St. Augustine, FL	2.0	2.0	920	$1,595	$1.73	25d	1	0.13mi
319 Golden Lake Loop St. Augustine, FL	3.0	2.0	1354	$1,900	$1.40	25d	1	0.19mi
817 Golden Lake Loop Saint Augustine, FL	2.0	2.0	1147	$1,595	$1.39	4d	1	0.20mi
121 Oxmoor Rd St. Augustine, FL	1.0–3.0	1.0–2.0	1105	$2,045	$1.85	8d	23	0.72mi
105 Shields Ct Saint Augustine, FL	3.0	1.0–2.0	984	$1,998	$2.03	4d	22	1.07mi
728 Cabernet Pl Saint Augustine, FL	2.0	2.5	1304	$1,750	$1.34	25d	1	1.21mi
740 Cabernet Pl Saint Augustine, FL	3.0	2.5	1245	$1,750	$1.41	13d	1	1.22mi
1329 Truman Dr Saint Augustine, FL	3.0	2.0	1229	$2,030	$1.65	25d	1	1.29mi
127 Crete Ct Unit Ct St. Augustine, FL	2.0	3.0	1350	$1,800	$1.33	8d	1	1.31mi
480 Cabernet Pl Saint Augustine, FL	2.0	2.5	1082	$1,675	$1.55	8d	1	1.35mi
131 Merlot Way Saint Augustine, FL	3.0	2.0	1204	$1,850	$1.54	17d	1	1.47mi
131 Merlot Way Saint Augustine, FL	3.0	2.5	1204	$1,750	$1.45	25d	1	1.47mi

HOA detail condo

• Monthly dues: $299 · $3,588/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $199,000 Active 24 DOM
2. 2026-06-18
   days on market $199,000 Active 21 DOM
3. 2026-06-17
   days on market $199,000 Active 20 DOM
4. 2026-06-16
   days on market $199,000 Active 19 DOM
5. 2026-06-15
   days on market $199,000 Active 18 DOM
6. 2026-06-13
   days on market $199,000 Active 16 DOM
7. 2026-06-13
   days on market $199,000 Active 15 DOM
8. 2026-06-10
   days on market $199,000 Active 12 DOM
9. 2026-06-08
   days on market $199,000 Active 11 DOM
10. 2026-06-07
    days on market $199,000 Active 10 DOM
11. 2026-06-03
    days on market $199,000 Active 6 DOM
12. 2026-06-02
    days on market $199,000 Active 5 DOM
13. 2026-06-01
    days on market $199,000 Active 4 DOM
14. 2026-05-31
    days on market $199,000 Active 3 DOM
15. 2026-05-28
    listed $199,000 Active

ⓘ 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: $1,206 · $101/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$446/yr (+$37/mo · 37.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $20,977
• − Mortgage interest: −$11,147
• − Property taxes: −$1,206
• − Insurance: −$995
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − HOA: −$3,588
• − Depreciation: −$5,789
• Taxable loss: −$5,104
• Est. tax savings @ 24.0%: +$1,225
• After-tax cash flow: $-515/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 — St. Augustine

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Saint Johns County · 301,599 people
• Metro: Jacksonville, FL
• Population (ZIP): 37,291
• Household income: $73,837
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1748.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 12% Black 11% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 1%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 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: ▼ -287.02%
• Current HPI: 330.9505
• Rent YoY: ▲ 0.25%
• 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

1 event — show timeline

• 2026-05-28 Listed $199,000 realMLS

Property tax history

-4.6%/yr

Latest (2025): $1,206 · +12.8% YoY. Source: county tax records.