Liberty Plan · World Golf Village, FL 32092

$386,990

4 bd · 2.5 ba · 2,125 sqft · MultiFamily · 159 Days on market

Fair condition

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

The Liberty Villa is a spacious and elegant home designed for comfort and style. Featuring a large primary suite on the first floor, it offers convenience and privacy for the homeowners. The first floor also includes a half bath, perfect for guests. Upstairs, you will find three additional bedrooms, providing ample space for family or guests, along with a versatile loft area that can be used as a playroom, office, or additional living space. The second floor also includes a well-appointed bathroom, ensuring convenience for all occupants. * Photos are representative of the Liberty floor plan.

Key facts

• 2 garage spots
• Listed 158 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath multifamily listed at $387k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $387k).
• Recommended offer: $341k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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: schools A+, crime A+, employment 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.
• Market conditions: Rents flat; 1336 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).
• At $5,989/mo this rent would consume 55% of the median local household income ($131k/yr) (locally 706% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 $108k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($341k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $340,551 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.55% ✓
• Cap rate: 12.67%
• Cash-on-cash: 22.78%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.08% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.47×
• Total profit: $51,290
• Equity at exit: $57,701

10-year hold

• IRR: 18.9%
• Equity multiple: 2.36×
• Total profit: $147,544
• Equity at exit: $33,460

Cash invested: $108,357 (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: 1336
• Price-to-rent: 21.5×

Monthly cashflow live

• Estimated rent: $5,989 medium
• Mortgage (P&I): −$2,029
• Tax est. 1.5%: −$484 /mo · $5,805/yr
• Insurance: −$161
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,258
• Net cashflow: $2,057

Break-even live

Break-even rent $3,385

Max offer price $386,990

Occupancy floor 61%

Sensitivity live

Price	-10% $2,324	-5% $2,191	+0% $2,057	+5% $1,923	+10% $1,789
Rent	-10% $1,584	-5% $1,820	+0% $2,057	+5% $2,293	+10% $2,530
Rate	-1.0pp $2,252	-0.5pp $2,155	base $2,057	+0.5pp $1,957	+1.0pp $1,855

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$5,988
Total (4 units)			$5,989

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: $96,748
• Closing costs: $11,610
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Temple Dr Saint Augustine, FL	3.0	2.5	1502	$2,200	$1.46	24d	1	0.79mi
279 Bismarck Palm Rd Saint Augustine, FL	4.0	3.5	2900	$4,595	$1.58	13d	1	0.82mi
323 Coastline Way Saint Augustine, FL	3.0	2.5	1502	$2,100	$1.40	24d	1	0.86mi
600 Coastline Way Saint Augustine, FL	3.0	2.5	1722	$2,200	$1.28	24d	1	0.90mi
124 Java Ln Saint Augustine, FL	3.0	2.5	1502	$1,875	$1.25	24d	1	0.93mi
59 Coastline Way Saint Augustine, FL	3.0	2.5	1722	$2,200	$1.28	24d	1	1.08mi
96 Bellaire Isle Saint Augustine, FL	4.0	3.5	2663	$2,950	$1.11	12d	1	1.29mi
207 Hubbard Bnd St. Augustine, FL	3.0	2.5	1750	$2,000	$1.14	24d	1	1.30mi
157 Hubbard Bnd Unit 157 St. Augustine, FL	3.0	3.0	1707	$2,400	$1.41	18d	1	1.33mi
61 Pinebury Ln Saint Augustine, FL	3.0	2.5	1438	$1,950	$1.36	22d	1	1.45mi
118 Pinebury Ln Saint Augustine, FL	3.0	2.5	1572	$2,195	$1.40	24d	1	1.47mi
136 Pinebury Ln Saint Augustine, FL	3.0	2.5	1438	$1,925	$1.34	24d	1	1.48mi

Listing history 23 events

1. 2026-06-21
   days on market $386,990 Active 159 DOM
2. 2026-06-18
   days on market $386,990 Active 156 DOM
3. 2026-06-17
   days on market $386,990 Active 155 DOM
4. 2026-06-16
   days on market $386,990 Active 154 DOM
5. 2026-06-15
   days on market $386,990 Active 153 DOM
6. 2026-06-13
   days on market $386,990 Active 151 DOM
7. 2026-06-13
   days on market $386,990 Active 150 DOM
8. 2026-06-10
   days on market $386,990 Active 147 DOM
9. 2026-06-08
   days on market $386,990 Active 146 DOM
10. 2026-06-07
    days on market $386,990 Active 145 DOM
11. 2026-06-03
    days on market $386,990 Active 141 DOM
12. 2026-06-02
    days on market $386,990 Active 140 DOM
13. 2026-06-01
    days on market $386,990 Active 139 DOM
14. 2026-05-31
    days on market $386,990 Active 138 DOM
15. 2026-05-15
    price $386,990 598-char remark

    Show marketing remark (598 chars)

    The Liberty Villa is a spacious and elegant home designed for comfort and style. Featuring a large primary suite on the first floor, it offers convenience and privacy for the homeowners. The first floor also includes a half bath, perfect for guests. Upstairs, you will find three additional bedrooms, providing ample space for family or guests, along with a versatile loft area that can be used as a playroom, office, or additional living space. The second floor also includes a well-appointed bathroom, ensuring convenience for all occupants. * Photos are representative of the Liberty floor plan.

16. 2026-04-29
    price $384,990 598-char remark

    Show marketing remark (598 chars)

    The Liberty Villa is a spacious and elegant home designed for comfort and style. Featuring a large primary suite on the first floor, it offers convenience and privacy for the homeowners. The first floor also includes a half bath, perfect for guests. Upstairs, you will find three additional bedrooms, providing ample space for family or guests, along with a versatile loft area that can be used as a playroom, office, or additional living space. The second floor also includes a well-appointed bathroom, ensuring convenience for all occupants. * Photos are representative of the Liberty floor plan.

17. 2026-04-24
    price $380,990 598-char remark

    Show marketing remark (598 chars)

    The Liberty Villa is a spacious and elegant home designed for comfort and style. Featuring a large primary suite on the first floor, it offers convenience and privacy for the homeowners. The first floor also includes a half bath, perfect for guests. Upstairs, you will find three additional bedrooms, providing ample space for family or guests, along with a versatile loft area that can be used as a playroom, office, or additional living space. The second floor also includes a well-appointed bathroom, ensuring convenience for all occupants. * Photos are representative of the Liberty floor plan.

18. 2026-03-30
    price $378,990 598-char remark

    Show marketing remark (598 chars)

    The Liberty Villa is a spacious and elegant home designed for comfort and style. Featuring a large primary suite on the first floor, it offers convenience and privacy for the homeowners. The first floor also includes a half bath, perfect for guests. Upstairs, you will find three additional bedrooms, providing ample space for family or guests, along with a versatile loft area that can be used as a playroom, office, or additional living space. The second floor also includes a well-appointed bathroom, ensuring convenience for all occupants. * Photos are representative of the Liberty floor plan.

19. 2026-02-27
    price $376,990 598-char remark

    Show marketing remark (598 chars)

    The Liberty Villa is a spacious and elegant home designed for comfort and style. Featuring a large primary suite on the first floor, it offers convenience and privacy for the homeowners. The first floor also includes a half bath, perfect for guests. Upstairs, you will find three additional bedrooms, providing ample space for family or guests, along with a versatile loft area that can be used as a playroom, office, or additional living space. The second floor also includes a well-appointed bathroom, ensuring convenience for all occupants. * Photos are representative of the Liberty floor plan.

20. 2026-02-23
    status Active 598-char remark

    Show marketing remark (598 chars)

    The Liberty Villa is a spacious and elegant home designed for comfort and style. Featuring a large primary suite on the first floor, it offers convenience and privacy for the homeowners. The first floor also includes a half bath, perfect for guests. Upstairs, you will find three additional bedrooms, providing ample space for family or guests, along with a versatile loft area that can be used as a playroom, office, or additional living space. The second floor also includes a well-appointed bathroom, ensuring convenience for all occupants. * Photos are representative of the Liberty floor plan.

21. 2026-02-23
    historical 598-char remark

    Show marketing remark (598 chars)

    The Liberty Villa is a spacious and elegant home designed for comfort and style. Featuring a large primary suite on the first floor, it offers convenience and privacy for the homeowners. The first floor also includes a half bath, perfect for guests. Upstairs, you will find three additional bedrooms, providing ample space for family or guests, along with a versatile loft area that can be used as a playroom, office, or additional living space. The second floor also includes a well-appointed bathroom, ensuring convenience for all occupants. * Photos are representative of the Liberty floor plan.

22. 2026-01-21
    price $374,990 598-char remark

    Show marketing remark (598 chars)

    The Liberty Villa is a spacious and elegant home designed for comfort and style. Featuring a large primary suite on the first floor, it offers convenience and privacy for the homeowners. The first floor also includes a half bath, perfect for guests. Upstairs, you will find three additional bedrooms, providing ample space for family or guests, along with a versatile loft area that can be used as a playroom, office, or additional living space. The second floor also includes a well-appointed bathroom, ensuring convenience for all occupants. * Photos are representative of the Liberty floor plan.

23. 2026-01-13
    listed $371,990 Active 598-char remark

    Show marketing remark (598 chars)

    The Liberty Villa is a spacious and elegant home designed for comfort and style. Featuring a large primary suite on the first floor, it offers convenience and privacy for the homeowners. The first floor also includes a half bath, perfect for guests. Upstairs, you will find three additional bedrooms, providing ample space for family or guests, along with a versatile loft area that can be used as a playroom, office, or additional living space. The second floor also includes a well-appointed bathroom, ensuring convenience for all occupants. * Photos are representative of the Liberty floor plan.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $71,868
• − Mortgage interest: −$21,677
• − Property taxes: −$5,805
• − Insurance: −$1,935
• − Repairs & maintenance: −$5,749
• − Management: −$5,749
• − Depreciation: −$11,258
• Taxable income: $19,694
• Est. tax owed @ 24.0%: −$4,727
• After-tax cash flow: $19,956/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.

Condition & rehab AI · 0 photos

Fair 45/100 Moderate rehab

The Liberty Villa is a spacious home in fair condition with moderate repairs needed. Upgrading the interior paint, flooring, and landscaping would significantly enhance its value.

Repairs flagged

• Minor kitchen cabinets — Light wear and tear
• Minor bathroom fixtures — Faded paint and slight wear
• Minor hardwood floors — Visible wear and tear
• Minor interior paint — Faded paint in some areas

Value-add opportunities

• Both Painting interior walls and cabinets — Fresh paint enhances curb appeal and interior aesthetics
• Both Replacing worn-out flooring — New flooring improves the home's appearance and functionality
• Both Landscaping improvements — Enhances curb appeal and adds value to the property

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Light wear and tear	Minor	$500–3,000
bathroom fixtures · Faded paint and slight wear	Minor	$500–3,000
hardwood floors · Visible wear and tear	Minor	$500–3,000
interior paint · Faded paint in some areas	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Painting interior walls and cabinets — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replacing worn-out flooring — New flooring improves the home's appearance and functionality ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

+4.0% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $386,990 Zillow
• 2026-04-29 Price Changed $384,990 Zillow
• 2026-04-24 Price Changed $380,990 Zillow
• 2026-03-30 Price Changed $378,990 Zillow
• 2026-02-27 Price Changed $376,990 Zillow
• 2026-02-23 Relisted — Zillow
• 2026-02-23 Delisted — Zillow
• 2026-01-21 Price Changed $374,990 Zillow
• 2026-01-13 Listed $371,990 Zillow