60 Pinewoods St · Nocatee, FL 32081

$5,000

5 bd · 4.0 ba · 3,635 sqft · SingleFamily public records · 8 Days on market

Built 2014

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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
• Appreciation +4.8/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Cash flow +1.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

New Construction by the award winning CORNERSTONE HOMES. A ''Five'' Time Winner of The Golden Service Award. This beautiful 3634sf, 5 Bedroom / 3.5 Bath with Loft and Bonus Room is sure to please the most discriminate buyer. Located in Nocatee ''Ranked 6th Best-Selling Community in America''. This home features a 8' x 4’ floating island in kitchen with oversized pantry that opens to the Large Family Room. The home features arched openings, crown molding, a 10x20 rear covered porch and pavers on the front porch and sidewalk to add to the exterior Aesthetics. The garage features a 6 foot bump forward to create a workshop space for the Home Owner.

Key facts

• 2 garage spots
• Listed 8 days

Property features AI

Exterior

• Parking: Two-car garage
• Home design: Residential property; Two-story home
• Exterior features: Lot approximately 0.18 acres; Zoned SFR (single-family residential)

Interior

• Bathrooms: Three full bathrooms; One half bathroom
• Interior features: Directions available to property: Take US 1 South to east on 210 (at gate station), follow to right into Austin Park, left on Pinewoods; home is on the right

🏗️ New construction. The $5,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $919,655.

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-4k ($-46k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $5k).
• Cap rate 1.3% vs local median 2.5% in Nocatee — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 70/100 on livability (#425 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Valley Ridge Academy (math 87% / reading 81%, grade A+, #55 of 2,144 statewide, top 3%, 1,306 students, 14% 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 (+1.1%/yr); 648 active listings in the ZIP; high-income renter base; 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($6k loan paydown + $-4k appreciation (-0.5% local appreciation)).
• St. Johns County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

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

• Watch-outs: property tax is 275.9% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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. 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.35% ✗
• Cap rate: 1.32%
• Cash-on-cash: -17.75%
• DSCR: 0.21
• GRM: 23.8

CMA / ARV

• ARV (on-the-fly): $919,655
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Puritan Rd	0.12mi	5/4.0	3,185 (-12%)	7mo	$725,000	$228	68
70 Glenalby Pl	0.25mi	5/3.5	3,421 (-6%)	12mo	$770,000	$225	67
186 Citrus Ridge Dr	0.30mi	4/3.5 (-1)	3,485 (-4%)	10mo	$880,000	$253	63
165 Citrus Ridge Dr	0.33mi	4/3.5 (-1)	3,263 (-10%)	2mo	$945,000	$290	59
90 Wild Elm Ave	0.32mi	5/4.0	3,251 (-11%)	13mo	$792,000	$244	57
212 Cornwall Dr	0.32mi	6/3.5 (+1)	3,905 (+7%)	13mo	$875,000	$224	55
180 Cross Ridge Dr	0.54mi	5/4.5	3,207 (-12%)	3mo	$879,000	$274	51
56 Wild Elm Ave	0.35mi	5/4.0	3,274 (-10%)	23mo	$950,000	$290	48
10680 Quail Ridge Dr	0.74mi	4/4.0 (-1)	3,558 (-2%)	19mo	$1,800,000	$506	41
1820 Falbridge Ln	0.32mi	4/4.0 (-1)	3,091 (-15%)	17mo	$620,000	$201	41
170 Carrier Dr	0.70mi	4/4.0 (-1)	3,189 (-12%)	6mo	$710,000	$223	37
290 Woodland Greens Dr	0.63mi	4/3.5 (-1)	3,165 (-13%)	20mo	$950,000	$300	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.49% appreciation · 1.13% rent growth · sell at horizon

5-year hold

• IRR: -26.6%
• Equity multiple: -0.15×
• Total profit: $-296,338
• Equity at exit: $244,773

10-year hold

• IRR: -21.1%
• Equity multiple: -0.93×
• Total profit: $-496,244
• Equity at exit: $277,000

Cash invested: $257,503 (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 32081

• Home prices YoY: -0.3%
• Rents YoY: 1.1%
• Active inventory: 648
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,223 medium
• Mortgage (P&I): −$4,823
• Tax est. 1.5%: −$1,150 /mo · $13,795/yr
• Insurance: −$383
• HOA: −$0
• Vacancy / Maint / Mgmt: −$677
• Net cashflow: $-3,809

Break-even live

Break-even rent $8,045

Max offer price $368,483

Occupancy floor —

Sensitivity live

Price	-10% $-3,173	-5% $-3,491	+0% $-3,809	+5% $-4,127	+10% $-4,445
Rent	-10% $-4,064	-5% $-3,936	+0% $-3,809	+5% $-3,682	+10% $-3,554
Rate	-1.0pp $-3,346	-0.5pp $-3,575	base $-3,809	+0.5pp $-4,047	+1.0pp $-4,290

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: $229,914
• Closing costs: $27,590
• Reserves months: —
• Total cash needed: —

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 292-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 5/10 Major
• 🌡 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,681
• − Mortgage interest: −$51,515
• − Property taxes: −$13,795
• − Insurance: −$4,598
• − Repairs & maintenance: −$3,094
• − Management: −$3,094
• − Depreciation: −$26,754
• Taxable loss: −$64,170
• Est. tax savings @ 24.0%: +$15,401
• After-tax cash flow: $-30,308/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 — Nocatee

• Score: 70/100
• State rank: #425
• US rank: #7550

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nocatee, FL
• County: Saint Johns County · 301,599 people
• City population: 27,365
• Metro: Jacksonville, FL
• Population (ZIP): 29,784
• Household income: $131,624
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 729.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 7% Asian 5% Black 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1%
• Common ancestry: Lithuanian 5% Romanian 3% Portuguese 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 3% Other Asian/Pacific 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: ▼ -0.49%
• Current HPI: 145.8421
• Rent YoY: ▲ 1.13%
• 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

-98.8% since first listed

4 events — show timeline

• 2026-06-10 Listed $5,000 NFMLS
• 2025-09-02 Listed $5,000 NFMLS
• 2014-07-28 Sold (MLS) $382,000 realMLS
• 2013-12-22 Listed $400,000 realMLS

Property tax history

+12.9%/yr

Latest (2025): $11,038 · +10.8% YoY. Source: county tax records.