908 Hazeltine Ct · World Golf Village, FL 32092

$285,000

2 bd · 2.0 ba · 1,625 sqft · SingleFamily public records · 47 Days on market

Built 2012 6,098 sqft lot $175/sqft · 22% below area Est $367k · 22% under $420/mo HOA · 16% 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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• Schools +6.4/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great floor plan has 2 bedroom, 2 full baths and den. Master suite has 2 very large walk in closets and very roomy master bathroom. Kitchen has an abundance of cabinetry, granite counters and tile flooring. There is a breakfast dining area in kitchen and all appliances are included. The Cascades community has so many events, sports and activities that it offers to its' members. Large clubhouse, fitness center, tennis courts, pickleball courts, pools (indoor & outdoor), amenity center, card rooms, art/pottery room, croquet court, putting green, library, and more. HOA includes lawn service, lawn irrigation, mulching, garbage & recycling. This home needs a little polishing. Interior could use some fresh paint, Seller says you can pick your own color. Carpeted bedrooms & den in need of new flooring, you can choose your own type of flooring. Screened in lanai is a refreshing room to relax and enjoy your morning coffee. Great location and neighborhood. Close to all shopping needs. Home is being sold, as-is.

Key facts

• Fitness center
• Pickleball courts
• Tennis courts

Tags

• RESORT STYLE AMENITIES
• FITNESS CENTER
• TENNIS COURTS
• PICKLEBALL COURTS
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Finance

• HOA & community: Homeowners association (Cascades at World Golf Village); Quarterly HOA fee; Quarterly fee amount: $1,260; Community amenities: clubhouse, fitness center, pickleball, tennis courts; Senior community

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public sewer; Other utilities
• Home design: Single-family residence; One story
• Construction: Frame and stucco construction
• Exterior features: Patio; Porch; Rear porch; Asphalt road access

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast nook; Ceiling fans; Entrance foyer; Primary bathroom with shower (no tub)
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-516 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (32.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (10.0% below list).
• Recommended offer: $194k (32.0% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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: 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 47 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $22k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $213k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,800 (32.0% 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 47 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.88%
• DSCR: 0.74
• GRM: 9.3

CMA / ARV

• ARV (median comp): $367,216
• List price: $285,000
• Delta: -22.39%
• 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
783 Copperhead Cir	0.04mi	3/2.0 (+1)	1,617 (-0%)	2mo	$280,000	$173	91
900 Hazeltine Ct	0.02mi	2/2.0	1,633 (+0%)	9mo	$345,000	$211	91
814 Copperhead Cir	0.08mi	3/2.0 (+1)	1,613 (-1%)	4mo	$320,000	$198	87
777 Copperhead Cir	0.03mi	2/2.0	1,771 (+9%)	1mo	$353,000	$199	83
720 Copperhead Cir	0.09mi	2/2.0	1,763 (+8%)	2mo	$337,000	$191	80
727 Copperhead Cir	0.06mi	3/2.0 (+1)	1,763 (+8%)	7mo	$387,000	$220	72
501 Olympic Cir	0.33mi	3/2.0 (+1)	1,631 (+0%)	9mo	$365,000	$224	72
1201 Coghill Cir	0.34mi	2/2.0	1,768 (+9%)	7mo	$350,000	$198	64
513 N Legacy Trl	0.60mi	3/2.0 (+1)	1,638 (+1%)	4mo	$347,000	$212	62
608 Copperhead Cir	0.24mi	3/2.0 (+1)	1,866 (+15%)	2mo	$369,500	$198	57
128 Dovetail Cir	0.71mi	3/2.0 (+1)	1,604 (-1%)	3mo	$355,000	$221	57
1200 Coghill Cir	0.37mi	2/2.0	1,387 (-15%)	5mo	$285,000	$205	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: -34.3%
• Equity multiple: -0.08×
• Total profit: $-85,996
• Equity at exit: $42,494

10-year hold

• IRR: -75.1%
• Equity multiple: -0.80×
• Total profit: $-143,983
• Equity at exit: $24,642

Cash invested: $79,800 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,566 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$385 /mo · $4,614/yr
• Insurance: −$119
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$420
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-516

Break-even live

Break-even rent $3,219

Max offer price $193,800

Occupancy floor —

Sensitivity live

Price	-10% $-355	-5% $-436	+0% $-516	+5% $-597	+10% $-678
Rent	-10% $-719	-5% $-618	+0% $-516	+5% $-415	+10% $-314
Rate	-1.0pp $-373	-0.5pp $-444	base $-516	+0.5pp $-590	+1.0pp $-665

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Ventures Dr St. Augustine, FL	1.0–3.0	1.0–2.0	1012	$1,734	$1.71	3d	20	0.99mi
50 Wexford Way St. Augustine, FL	1.0–3.0	1.0–2.0	977	$2,056	$2.10	5d	53	1.37mi
212 Island Green Dr Saint Augustine, FL	3.0	3.5	2013	$3,995	$1.98	25d	1	1.37mi
59 Bluejack Ln Saint Augustine, FL	3.0	2.0	1540	$2,850	$1.85	3d	1	1.40mi

HOA detail

• Monthly dues: $420 · $5,040/yr
• Likely covers: trashpool

Listing history 21 events

1. 2026-06-18
   status $285,000 Pending 47 DOM
2. 2026-06-18
   days on market $285,000 Active 47 DOM
3. 2026-06-17
   days on market $285,000 Active 46 DOM
4. 2026-06-16
   days on market $285,000 Active 45 DOM
5. 2026-06-15
   days on market $285,000 Active 44 DOM
6. 2026-06-13
   days on market $285,000 Active 42 DOM
7. 2026-06-13
   pricedays on market $285,000 Active 41 DOM
8. 2026-06-10
   days on market $307,000 Active 38 DOM
9. 2026-06-08
   days on market $307,000 Active 37 DOM
10. 2026-06-07
    days on market $307,000 Active 36 DOM
11. 2026-06-03
    days on market $307,000 Active 32 DOM
12. 2026-06-02
    days on market $307,000 Active 31 DOM
13. 2026-06-01
    days on market $307,000 Active 30 DOM
14. 2026-05-31
    days on market $307,000 Active 29 DOM
15. 2026-05-02
    listed $307,000 Active 854-char remark
16. 2024-09-30
    historical 1039-char remark

    Show marketing remark (1039 chars)

    Great floor plan has 2 bedroom, 2 full baths and den. Master suite has 2 very large walk in closets and very roomy master bathroom. Kitchen has an abundance of cabinetry, granite counters and tile flooring. There is a breakfast dining area in kitchen and all appliances are included. The Cascades community has so many events, sports and activities that it offers to its' members. Large clubhouse, fitness center, tennis courts, pickleball courts, pools (indoor & outdoor), amenity center, card rooms, art/pottery room, croquet court, putting green, library, and more. HOA includes lawn service, lawn irrigation, mulching, garbage & recycling. This home needs a little polishing. Interior could use some fresh paint, Seller says you can pick your own color. Carpeted bedrooms & den in need of new flooring, you can choose your own type of flooring. Screened in lanai is a refreshing room to relax and enjoy your morning coffee. Great location and neighborhood. Close to all shopping needs. Home is being sold, as-is.

17. 2024-08-01
    price $379,990 1039-char remark

    Show marketing remark (1039 chars)

    Great floor plan has 2 bedroom, 2 full baths and den. Master suite has 2 very large walk in closets and very roomy master bathroom. Kitchen has an abundance of cabinetry, granite counters and tile flooring. There is a breakfast dining area in kitchen and all appliances are included. The Cascades community has so many events, sports and activities that it offers to its' members. Large clubhouse, fitness center, tennis courts, pickleball courts, pools (indoor & outdoor), amenity center, card rooms, art/pottery room, croquet court, putting green, library, and more. HOA includes lawn service, lawn irrigation, mulching, garbage & recycling. This home needs a little polishing. Interior could use some fresh paint, Seller says you can pick your own color. Carpeted bedrooms & den in need of new flooring, you can choose your own type of flooring. Screened in lanai is a refreshing room to relax and enjoy your morning coffee. Great location and neighborhood. Close to all shopping needs. Home is being sold, as-is.

18. 2024-06-22
    price $387,900 1039-char remark

    Show marketing remark (1039 chars)

    Great floor plan has 2 bedroom, 2 full baths and den. Master suite has 2 very large walk in closets and very roomy master bathroom. Kitchen has an abundance of cabinetry, granite counters and tile flooring. There is a breakfast dining area in kitchen and all appliances are included. The Cascades community has so many events, sports and activities that it offers to its' members. Large clubhouse, fitness center, tennis courts, pickleball courts, pools (indoor & outdoor), amenity center, card rooms, art/pottery room, croquet court, putting green, library, and more. HOA includes lawn service, lawn irrigation, mulching, garbage & recycling. This home needs a little polishing. Interior could use some fresh paint, Seller says you can pick your own color. Carpeted bedrooms & den in need of new flooring, you can choose your own type of flooring. Screened in lanai is a refreshing room to relax and enjoy your morning coffee. Great location and neighborhood. Close to all shopping needs. Home is being sold, as-is.

19. 2024-05-01
    listed $399,999 Active 1039-char remark

    Show marketing remark (1039 chars)

    Great floor plan has 2 bedroom, 2 full baths and den. Master suite has 2 very large walk in closets and very roomy master bathroom. Kitchen has an abundance of cabinetry, granite counters and tile flooring. There is a breakfast dining area in kitchen and all appliances are included. The Cascades community has so many events, sports and activities that it offers to its' members. Large clubhouse, fitness center, tennis courts, pickleball courts, pools (indoor & outdoor), amenity center, card rooms, art/pottery room, croquet court, putting green, library, and more. HOA includes lawn service, lawn irrigation, mulching, garbage & recycling. This home needs a little polishing. Interior could use some fresh paint, Seller says you can pick your own color. Carpeted bedrooms & den in need of new flooring, you can choose your own type of flooring. Screened in lanai is a refreshing room to relax and enjoy your morning coffee. Great location and neighborhood. Close to all shopping needs. Home is being sold, as-is.

20. 2012-02-08
    soldstatus $213,215

    Show marketing remark (395 chars)

    Included in this gated community is a 38,000 sq ft Grand Clubhouse and Sports Complex for homeowners exclusive use. It features an Indoor heated pool and State-of-the-Art fitness room, card room and separate poker room, billiards rrom, art studio, library, full time activities director. Lawn care, sprinkler system, irrigation water, 70 channels of TV, gated entry and more for $280.00 a month.

21. 2011-10-03
    listed $217,400

    Show marketing remark (395 chars)

    Included in this gated community is a 38,000 sq ft Grand Clubhouse and Sports Complex for homeowners exclusive use. It features an Indoor heated pool and State-of-the-Art fitness room, card room and separate poker room, billiards rrom, art studio, library, full time activities director. Lawn care, sprinkler system, irrigation water, 70 channels of TV, gated entry and more for $280.00 a month.

ⓘ 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: $4,614 · $385/mo
• Projected year-2 tax: $4,614 · $385/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 22 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: $30,787
• − Mortgage interest: −$15,964
• − Property taxes: −$4,614
• − Insurance: −$2,928
• − Repairs & maintenance: −$2,463
• − Management: −$2,463
• − HOA: −$5,040
• − Depreciation: −$8,291
• Taxable loss: −$10,976
• Est. tax savings @ 24.0%: +$2,634
• After-tax cash flow: $-3,561/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

+31.1% since first listed

9 events — show timeline

• 2026-06-18 Pending — realMLS
• 2026-06-10 Price Changed $285,000 realMLS
• 2026-05-02 Listed $307,000 realMLS
• 2024-09-30 Listing Removed — realMLS
• 2024-08-01 Price Changed $379,990 realMLS
• 2024-06-22 Price Changed $387,900 realMLS
• 2024-05-01 Listed $399,999 realMLS
• 2012-02-08 Sold (MLS) $213,215 St. Augustine and St. Johns County Board of REALTORS®
• 2011-10-03 Listed $217,400 St. Augustine and St. Johns County Board of REALTORS®

Property tax history

+7.2%/yr

Latest (2025): $4,614 · +106.8% YoY. Source: county tax records.