1017 Golden Lake Loop · St. Augustine, FL 32084

$210,000

2 bd · 2.0 ba · 1,147 sqft · Condo public records · 37 Days on market

Built 2015 $183/sqft · 9% below area Est $231k · 9% under $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).

• ARV discount +11.6/15.0
• Cash flow +7.9/30.0
• Schools +6.4/10.0
• 1% rule +3.4/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just what you have been waiting for. An immaculate condo that qualifies for VA and USDA loans. Zero down mtg programs. Centrally located between I-95, US1, the historic district, shopping and numerous restaurants. This 2 story condo features 2 bedrooms, 2 full baths and a huge great room with 10ft ceilings, open concept kitchen with granite counter tops, 42" cabinets, and an attached garage. Close to the pool, spa, gym and playground. This is your new home. Simply move in, unpack and relax.

Key facts

• Open floor plan
• Stainless appliances
• Large pantry

Tags

• OPEN FLOOR PLAN
• VAULTED CEILINGS
• 42 INCH CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS APPLIANCES
• LARGE PANTRY

Property features AI

Finance

• Other: Directions available via listing; community amenities include exercise facilities
• Financial info: Minimum lease term (if applicable): 1 year
• HOA & community: Homeowners association with monthly fee of $299; Condo fees cover community maintenance, exterior maintenance, master policy, and trash collection; Association managed off-site part-time

Exterior

• Parking: 1-car garage
• Utilities: City water; Sewer
• Home design: Second-story entry; Frame and Hardie Board construction; Condo unit (subject to condo restrictions and docs)
• Construction: Frame construction with Hardie Board siding; Shingle roof; Slab foundation
• Exterior features: Shingle roof; Slab substructure

Interior

• Kitchen: Includes dishwasher, range, microwave, refrigerator
• Bedrooms: Primary bedroom located on the 2nd story
• Flooring: Carpet; Tile
• Bathrooms: Two bathrooms total; Primary bathroom with shower only
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Carpet and tile flooring; Dining area is a combo layout
• Laundry & utility: Washer and dryer included; Garage door opener listed as personal property

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (16.4% below list).
• Recommended offer: $171k (18.6% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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; 636 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 37 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $159k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $170,895 (18.6% 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 37 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.84% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.52%
• DSCR: 0.80
• GRM: 10.0

CMA / ARV

• ARV (median comp): $231,261
• List price: $210,000
• Delta: -9.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -27.4%
• Equity multiple: 0.10×
• Total profit: $-52,734
• Equity at exit: $31,312

10-year hold

• IRR: -41.8%
• Equity multiple: -0.39×
• Total profit: $-81,942
• Equity at exit: $18,157

Cash invested: $58,800 (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 32084

• Rents YoY: 0.2%
• Active inventory: 636
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,756 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$121 /mo · $1,452/yr
• Insurance: −$88
• HOA: −$299
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-221

Break-even live

Break-even rent $2,036

Max offer price $170,895

Occupancy floor —

Sensitivity live

Price	-10% $-102	-5% $-162	+0% $-221	+5% $-281	+10% $-340
Rent	-10% $-360	-5% $-291	+0% $-221	+5% $-152	+10% $-83
Rate	-1.0pp $-116	-0.5pp $-168	base $-221	+0.5pp $-276	+1.0pp $-331

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
817 Golden Lake Loop Saint Augustine, FL	2.0	2.0	1147	$1,595	$1.39	5d	1	0.07mi
319 Golden Lake Loop St. Augustine, FL	3.0	2.0	1354	$1,900	$1.40	25d	1	0.10mi
2851 Golden Lake Loop Unit 2851 St. Augustine, FL	2.0	2.0	920	$1,595	$1.73	25d	1	0.16mi
121 Oxmoor Rd St. Augustine, FL	1.0–3.0	1.0–2.0	1105	$2,045	$1.85	9d	23	0.72mi
728 Cabernet Pl Saint Augustine, FL	2.0	2.5	1304	$1,750	$1.34	25d	1	1.12mi
740 Cabernet Pl Saint Augustine, FL	3.0	2.5	1245	$1,750	$1.41	13d	1	1.12mi
105 Shields Ct Saint Augustine, FL	3.0	1.0–2.0	984	$1,998	$2.03	4d	22	1.17mi
127 Crete Ct Unit Ct St. Augustine, FL	2.0	3.0	1350	$1,800	$1.33	9d	1	1.22mi
480 Cabernet Pl Saint Augustine, FL	2.0	2.5	1082	$1,675	$1.55	9d	1	1.27mi
1329 Truman Dr Saint Augustine, FL	3.0	2.0	1229	$2,030	$1.65	25d	1	1.31mi
131 Merlot Way Saint Augustine, FL	3.0	2.0	1204	$1,850	$1.54	18d	1	1.38mi
131 Merlot Way Saint Augustine, FL	3.0	2.5	1204	$1,750	$1.45	25d	1	1.38mi
20 Mars Way St. Augustine, FL	1.0–3.0	1.0–2.0	1029	$1,896	$1.84	9d	35	1.50mi

HOA detail condo

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

Listing history 23 events

1. 2026-06-21
   days on market $210,000 Active 37 DOM
2. 2026-06-18
   days on market $210,000 Active 34 DOM
3. 2026-06-17
   days on market $210,000 Active 33 DOM
4. 2026-06-16
   days on market $210,000 Active 32 DOM
5. 2026-06-15
   days on market $210,000 Active 31 DOM
6. 2026-06-13
   days on market $210,000 Active 29 DOM
7. 2026-06-13
   days on market $210,000 Active 28 DOM
8. 2026-06-10
   days on market $210,000 Active 25 DOM
9. 2026-06-08
   days on market $210,000 Active 24 DOM
10. 2026-06-07
    pricedays on market $210,000 Active 23 DOM
11. 2026-06-03
    days on market $225,000 Active 19 DOM
12. 2026-06-02
    days on market $225,000 Active 18 DOM
13. 2026-06-01
    days on market $225,000 Active 17 DOM
14. 2026-05-31
    days on market $225,000 Active 16 DOM
15. 2026-05-15
    listed $225,000 Active 996-char remark
16. 2020-10-28
    soldstatus $159,000 Closed 500-char remark

    Show marketing remark (500 chars)

    Just what you have been waiting for. An immaculate condo that qualifies for VA and USDA loans. Zero down mtg programs. Centrally located between I-95, US1, the historic district, shopping and numerous restaurants. This 2 story condo features 2 bedrooms, 2 full baths and a huge great room with 10ft ceilings, open concept kitchen with granite counter tops, 42" cabinets, and an attached garage. Close to the pool, spa, gym and playground. This is your new home. Simply move in, unpack and relax.

17. 2020-10-28
    soldstatus $159,000

    Show marketing remark (500 chars)

    Just what you have been waiting for. An immaculate condo that qualifies for VA and USDA loans. Zero down mtg programs. Centrally located between I-95, US1, the historic district, shopping and numerous restaurants. This 2 story condo features 2 bedrooms, 2 full baths and a huge great room with 10ft ceilings, open concept kitchen with granite counter tops, 42" cabinets, and an attached garage. Close to the pool, spa, gym and playground. This is your new home. Simply move in, unpack and relax.

18. 2020-10-06
    historical Contingent 500-char remark

    Show marketing remark (500 chars)

    Just what you have been waiting for. An immaculate condo that qualifies for VA and USDA loans. Zero down mtg programs. Centrally located between I-95, US1, the historic district, shopping and numerous restaurants. This 2 story condo features 2 bedrooms, 2 full baths and a huge great room with 10ft ceilings, open concept kitchen with granite counter tops, 42" cabinets, and an attached garage. Close to the pool, spa, gym and playground. This is your new home. Simply move in, unpack and relax.

19. 2020-09-16
    price $159,000 500-char remark

    Show marketing remark (500 chars)

    Just what you have been waiting for. An immaculate condo that qualifies for VA and USDA loans. Zero down mtg programs. Centrally located between I-95, US1, the historic district, shopping and numerous restaurants. This 2 story condo features 2 bedrooms, 2 full baths and a huge great room with 10ft ceilings, open concept kitchen with granite counter tops, 42" cabinets, and an attached garage. Close to the pool, spa, gym and playground. This is your new home. Simply move in, unpack and relax.

20. 2020-05-31
    listed $165,000 Active 500-char remark

    Show marketing remark (500 chars)

    Just what you have been waiting for. An immaculate condo that qualifies for VA and USDA loans. Zero down mtg programs. Centrally located between I-95, US1, the historic district, shopping and numerous restaurants. This 2 story condo features 2 bedrooms, 2 full baths and a huge great room with 10ft ceilings, open concept kitchen with granite counter tops, 42" cabinets, and an attached garage. Close to the pool, spa, gym and playground. This is your new home. Simply move in, unpack and relax.

21. 2015-12-23
    soldstatus $133,990 Sold

    Show marketing remark (328 chars)

    No stairs to climb in this ground level new home! You’ll love the 10’ ceilings as well as the covered lanai. The kitchen has a pantry, granite counters, tile floors and stainless steel appliances. You’ll love the attached 1 car garage with laundry area. This is an exceptional value in a sought after location!

22. 2015-08-05
    status Pending

    Show marketing remark (328 chars)

    No stairs to climb in this ground level new home! You’ll love the 10’ ceilings as well as the covered lanai. The kitchen has a pantry, granite counters, tile floors and stainless steel appliances. You’ll love the attached 1 car garage with laundry area. This is an exceptional value in a sought after location!

23. 2015-07-09
    listed $135,990 Active

    Show marketing remark (328 chars)

    No stairs to climb in this ground level new home! You’ll love the 10’ ceilings as well as the covered lanai. The kitchen has a pantry, granite counters, tile floors and stainless steel appliances. You’ll love the attached 1 car garage with laundry area. This is an exceptional value in a sought after location!

ⓘ 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: $1,452 · $121/mo
• Projected year-2 tax: $1,743 · $145/mo
• Expected delta: +$291/yr (+$24/mo · 20.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 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: $21,075
• − Mortgage interest: −$11,763
• − Property taxes: −$1,452
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − HOA: −$3,588
• − Depreciation: −$6,109
• Taxable loss: −$6,260
• Est. tax savings @ 24.0%: +$1,502
• After-tax cash flow: $-1,154/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

+54.4% since first listed

10 events — show timeline

• 2026-06-04 Price Changed $210,000 St. Augustine and St. Johns County Board of REALTORS®
• 2026-05-15 Listed $225,000 St. Augustine and St. Johns County Board of REALTORS®
• 2020-10-28 Sold (Public Records) $159,000 Public Records
• 2020-10-28 Sold (MLS) $159,000 St. Augustine and St. Johns County Board of REALTORS®
• 2020-10-06 Contingent — St. Augustine and St. Johns County Board of REALTORS®
• 2020-09-16 Price Changed $159,000 St. Augustine and St. Johns County Board of REALTORS®
• 2020-05-31 Listed $165,000 St. Augustine and St. Johns County Board of REALTORS®
• 2015-12-23 Sold (MLS) $133,990 realMLS
• 2015-08-05 Pending — realMLS
• 2015-07-09 Listed $135,990 realMLS

Property tax history

+3.9%/yr

Latest (2025): $1,452 · +12.4% YoY. Source: county tax records.