264 Vintage Oak Cir · Green Cove Springs, FL 32092

$125,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 13 Days on market

Built 2002 7,405 sqft lot Est $226k · 45% under $21/mo HOA · 1% of rent

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bartram Oaks is a charming mobile home community conveniently located in St. Johns County. Come enjoy an affordable lifestyle near the St. Johns River. Public boat ramps are nearby and there is room in the side yard to store your boat. St. Johns County schools consistently rate as tops in Florida and the zoning for this property is to choice schools. This home offers large front porch along with huge covered screen porch in back. There are several storage sheds, one is insulated and has window unit air conditioning. Kitchen includes dining area and breakfast bar. Roof is three years old per previous owner. HVAC updated in July 2019. Connected storage sheds & carport sit atop paved driveway. Covered parking and wheelchair ramp. (See survey under documents tab.)

Key facts

• Eating-space kitchen
• Screened rear patio
• Walk-in closets

Tags

• SPLIT-BEDROOM FLOORPLAN
• WALK-IN CLOSETS
• EATING-SPACE KITCHEN
• INDOOR LAUNDRY ROOM
• REAR DECK
• SCREENED REAR PATIO

Property features AI

Finance

• HOA & community: Has homeowners association (Bartram Oaks HOA); HOA fee $21 monthly

Exterior

• Parking: Attached carport; 1 carport space
• Security: Smoke detectors
• Utilities: Public sewer; Electricity connected; Water connected
• Home design: Double wide mobile home; Manufactured residential use
• Construction: Vinyl siding; Shingle roof
• Exterior features: Front porch; Porch; Screened porch; Wood fencing in back yard; Shed(s); Workshop

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast nook; Ceiling fans; Eat-in kitchen; Kitchen island; Split bedroom floorplan; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 14.3% vs local median 4.2% in Green Cove Springs — 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 75/100 on livability (#245 in FL, #3,868 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety 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); Bartram Trail High School (math 68% / reading 75%, grade B+, #49 of 667 statewide, top 8%, 2,493 students, 4% FRL).
• Market conditions: Rents flat; 1335 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

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 17y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.81% ✓
• Cap rate: 14.25%
• Cash-on-cash: 28.42%
• DSCR: 2.26
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $225,504
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 Vintage Oak Cir	0.01mi	3/2.0	1,296 (0%)	10mo	$225,000	$174	91
229 Vintage Oak Cir	0.09mi	3/2.0	1,152 (-11%)	13mo	$205,000	$178	66
8745 Batten Rd	0.23mi	3/2.0	1,344 (+4%)	23mo	$200,000	$149	64

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: 19.2%
• Equity multiple: 1.75×
• Total profit: $26,182
• Equity at exit: $18,638

10-year hold

• IRR: 25.3%
• Equity multiple: 2.89×
• Total profit: $66,197
• Equity at exit: $10,808

Cash invested: $35,000 (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: 4.6×

Monthly cashflow live

• Estimated rent: $2,257 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$226 /mo · $2,711/yr
• Insurance: −$52
• HOA: −$21
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $829

Break-even live

Break-even rent $1,208

Max offer price $125,000

Occupancy floor 58%

Sensitivity live

Price	-10% $900	-5% $864	+0% $829	+5% $794	+10% $758
Rent	-10% $651	-5% $740	+0% $829	+5% $918	+10% $1,007
Rate	-1.0pp $892	-0.5pp $861	base $829	+0.5pp $796	+1.0pp $764

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 40 events

1. 2026-05-19
   status Pending
2. 2026-05-14
   historical Active Under Contract
3. 2026-05-06
   listed $125,000 Active
4. 2022-10-31
   soldstatus $230,000
5. 2022-10-28
   soldstatus $230,000 Sold 778-char remark

   Show marketing remark (778 chars)

   Bartram Oaks is a charming mobile home community conveniently located in St. Johns County. Come enjoy an affordable lifestyle near the St. Johns River. Public boat ramps are nearby and there is room in the side yard to store your boat. St. Johns County schools consistently rate as tops in Florida and the zoning for this property is to choice schools. This home offers large front porch along with huge covered screen porch in back. There are several storage sheds, one is insulated and has window unit air conditioning. Kitchen includes dining area and breakfast bar. Roof is three years old per previous owner. HVAC updated in July 2019. Connected storage sheds & carport sit atop paved driveway. Covered parking and wheelchair ramp. (See survey under documents tab.)

6. 2022-10-17
   status Pending 778-char remark

   Show marketing remark (778 chars)

   Bartram Oaks is a charming mobile home community conveniently located in St. Johns County. Come enjoy an affordable lifestyle near the St. Johns River. Public boat ramps are nearby and there is room in the side yard to store your boat. St. Johns County schools consistently rate as tops in Florida and the zoning for this property is to choice schools. This home offers large front porch along with huge covered screen porch in back. There are several storage sheds, one is insulated and has window unit air conditioning. Kitchen includes dining area and breakfast bar. Roof is three years old per previous owner. HVAC updated in July 2019. Connected storage sheds & carport sit atop paved driveway. Covered parking and wheelchair ramp. (See survey under documents tab.)

7. 2022-09-16
   historical Active - Contingent 778-char remark

   Show marketing remark (778 chars)

   Bartram Oaks is a charming mobile home community conveniently located in St. Johns County. Come enjoy an affordable lifestyle near the St. Johns River. Public boat ramps are nearby and there is room in the side yard to store your boat. St. Johns County schools consistently rate as tops in Florida and the zoning for this property is to choice schools. This home offers large front porch along with huge covered screen porch in back. There are several storage sheds, one is insulated and has window unit air conditioning. Kitchen includes dining area and breakfast bar. Roof is three years old per previous owner. HVAC updated in July 2019. Connected storage sheds & carport sit atop paved driveway. Covered parking and wheelchair ramp. (See survey under documents tab.)

8. 2022-09-11
   price $230,000 778-char remark

   Show marketing remark (778 chars)

   Bartram Oaks is a charming mobile home community conveniently located in St. Johns County. Come enjoy an affordable lifestyle near the St. Johns River. Public boat ramps are nearby and there is room in the side yard to store your boat. St. Johns County schools consistently rate as tops in Florida and the zoning for this property is to choice schools. This home offers large front porch along with huge covered screen porch in back. There are several storage sheds, one is insulated and has window unit air conditioning. Kitchen includes dining area and breakfast bar. Roof is three years old per previous owner. HVAC updated in July 2019. Connected storage sheds & carport sit atop paved driveway. Covered parking and wheelchair ramp. (See survey under documents tab.)

9. 2022-08-23
   listed $250,000 Active 778-char remark

   Show marketing remark (778 chars)

   Bartram Oaks is a charming mobile home community conveniently located in St. Johns County. Come enjoy an affordable lifestyle near the St. Johns River. Public boat ramps are nearby and there is room in the side yard to store your boat. St. Johns County schools consistently rate as tops in Florida and the zoning for this property is to choice schools. This home offers large front porch along with huge covered screen porch in back. There are several storage sheds, one is insulated and has window unit air conditioning. Kitchen includes dining area and breakfast bar. Roof is three years old per previous owner. HVAC updated in July 2019. Connected storage sheds & carport sit atop paved driveway. Covered parking and wheelchair ramp. (See survey under documents tab.)

10. 2022-01-03
    historical 741-char remark

    Show marketing remark (741 chars)

    Bartram Oaks is a charming mobile home community conveniently located in St. Johns County. Come enjoy an affordable lifestyle near the St. Johns River. Public boat ramps are nearby and there is room in the side yard to store your boat. St. Johns County schools consistently rate as tops in Florida and the zoning for this property is to choice schools. This home offers large front porch along with huge covered screen porch in back. There are several storage sheds, one is insulated and has window unit air conditioning. Kitchen includes dining area and breakfast bar. Roof is three years old per previous owner. HVAC updated in July 2019. Connected storage sheds & carport sit atop paved driveway. (See survey under documents tab.)

11. 2022-01-03
    status Pending 741-char remark

    Show marketing remark (741 chars)

    Bartram Oaks is a charming mobile home community conveniently located in St. Johns County. Come enjoy an affordable lifestyle near the St. Johns River. Public boat ramps are nearby and there is room in the side yard to store your boat. St. Johns County schools consistently rate as tops in Florida and the zoning for this property is to choice schools. This home offers large front porch along with huge covered screen porch in back. There are several storage sheds, one is insulated and has window unit air conditioning. Kitchen includes dining area and breakfast bar. Roof is three years old per previous owner. HVAC updated in July 2019. Connected storage sheds & carport sit atop paved driveway. (See survey under documents tab.)

12. 2021-12-12
    historical Active - Contingent 741-char remark

    Show marketing remark (741 chars)

    Bartram Oaks is a charming mobile home community conveniently located in St. Johns County. Come enjoy an affordable lifestyle near the St. Johns River. Public boat ramps are nearby and there is room in the side yard to store your boat. St. Johns County schools consistently rate as tops in Florida and the zoning for this property is to choice schools. This home offers large front porch along with huge covered screen porch in back. There are several storage sheds, one is insulated and has window unit air conditioning. Kitchen includes dining area and breakfast bar. Roof is three years old per previous owner. HVAC updated in July 2019. Connected storage sheds & carport sit atop paved driveway. (See survey under documents tab.)

13. 2021-12-03
    listed $212,000 Active 741-char remark

    Show marketing remark (741 chars)

    Bartram Oaks is a charming mobile home community conveniently located in St. Johns County. Come enjoy an affordable lifestyle near the St. Johns River. Public boat ramps are nearby and there is room in the side yard to store your boat. St. Johns County schools consistently rate as tops in Florida and the zoning for this property is to choice schools. This home offers large front porch along with huge covered screen porch in back. There are several storage sheds, one is insulated and has window unit air conditioning. Kitchen includes dining area and breakfast bar. Roof is three years old per previous owner. HVAC updated in July 2019. Connected storage sheds & carport sit atop paved driveway. (See survey under documents tab.)

14. 2021-10-04
    soldstatus $205,000
15. 2021-10-01
    soldstatus $205,000 Sold
16. 2021-09-04
    status Pending
17. 2021-09-03
    historical Active - Contingent
18. 2021-08-19
    listed $220,000 Active
19. 2018-11-16
    soldstatus $128,000
20. 2018-11-09
    soldstatus $128,000 Sold
21. 2018-11-09
    soldstatus $128,000 Closed
22. 2018-11-02
    status Pending
23. 2018-10-05
    historical Contingent- Accepting Backups
24. 2018-10-05
    historical Active - Contingent
25. 2018-09-25
    listed $129,900 Active
26. 2018-09-24
    listed $129,900 Active
27. 2018-09-21
    historical
28. 2018-09-14
    price $129,900
29. 2018-07-27
    listed $135,900 Active
30. 2018-07-16
    historical
31. 2018-06-29
    price $139,500
32. 2018-06-29
    price $138,500
33. 2018-06-21
    listed $139,500 Active
34. 2015-07-15
    soldstatus $67,000
35. 2015-06-10
    soldstatus $67,000 Sold
36. 2015-05-04
    status Pending
37. 2015-04-20
    listed $69,900 Active
38. 2011-02-16
    soldstatus $75,000
39. 2011-01-24
    soldstatus $75,000
40. 2009-07-30
    listed $89,900

ⓘ 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: $2,711 · $226/mo
• Projected year-2 tax: $2,711 · $226/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,090
• − Mortgage interest: −$7,002
• − Property taxes: −$2,711
• − Insurance: −$625
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − HOA: −$252
• − Depreciation: −$3,636
• Taxable income: $8,529
• Est. tax owed @ 24.0%: −$2,047
• After-tax cash flow: $7,900/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 — Green Cove Springs

• Score: 75/100
• State rank: #245
• US rank: #3868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Johns County · 301,599 people
• City population: 34,562
• 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

+39.0% since first listed

40 events — show timeline

• 2026-05-19 Pending — realMLS
• 2026-05-14 Contingent — realMLS
• 2026-05-06 Listed $125,000 realMLS
• 2022-10-31 Sold (Public Records) $230,000 Public Records
• 2022-10-28 Sold (MLS) $230,000 realMLS
• 2022-10-17 Pending — realMLS
• 2022-09-16 Contingent — realMLS
• 2022-09-11 Price Changed $230,000 realMLS
• 2022-08-23 Listed $250,000 realMLS
• 2022-01-03 Listing Removed — realMLS
• 2022-01-03 Pending — realMLS
• 2021-12-12 Contingent — realMLS
• 2021-12-03 Listed $212,000 realMLS
• 2021-10-04 Sold (Public Records) $205,000 Public Records
• 2021-10-01 Sold (MLS) $205,000 realMLS
• 2021-09-04 Pending — realMLS
• 2021-09-03 Contingent — realMLS
• 2021-08-19 Listed $220,000 realMLS
• 2018-11-16 Sold (Public Records) $128,000 Public Records
• 2018-11-09 Sold (MLS) $128,000 St. Augustine and St. Johns County Board of REALTORS®
• 2018-11-09 Sold (MLS) $128,000 realMLS
• 2018-11-02 Pending — realMLS
• 2018-10-05 Contingent — St. Augustine and St. Johns County Board of REALTORS®
• 2018-10-05 Contingent — realMLS
• 2018-09-25 Listed $129,900 St. Augustine and St. Johns County Board of REALTORS®
• 2018-09-24 Listed $129,900 realMLS
• 2018-09-21 Listing Removed — realMLS
• 2018-09-14 Price Changed $129,900 realMLS
• 2018-07-27 Listed $135,900 realMLS
• 2018-07-16 Listing Removed — realMLS
• 2018-06-29 Price Changed $139,500 realMLS
• 2018-06-29 Price Changed $138,500 realMLS
• 2018-06-21 Listed $139,500 realMLS
• 2015-07-15 Sold (Public Records) $67,000 Public Records
• 2015-06-10 Sold (MLS) $67,000 realMLS
• 2015-05-04 Pending — realMLS
• 2015-04-20 Listed $69,900 realMLS
• 2011-02-16 Sold (Public Records) $75,000 Public Records
• 2011-01-24 Sold (MLS) $75,000 realMLS
• 2009-07-30 Listed $89,900 realMLS

Property tax history

+13.7%/yr

Latest (2025): $2,711 · +12.3% YoY. Source: county tax records.