92 Hubbard Bnd · World Golf Village, FL 32092

$317,494

3 bd · 2.5 ba · 1,707 sqft · Land · 54 Days on market

Built 2026 2,178 sqft lot $285/mo HOA · 12% of rent ↓ 12% since listing

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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).

• Cash flow +8.8/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +3.9/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The first level of this two-story townhome features an open-concept design, allowing seamless transition between the gathering room, kitchen and nook. A covered lanai offers convenient indoor-outdoor dining and entertaining, while three bedrooms and a loft occupy the second floor.

Key facts

• Pre screened lanai
• Top rated schools
• Quartz vanities

Tags

• WHITE QUARTZ COUNTERTOPS
• CERAMIC WOOD LOOK TILE
• QUARTZ VANITIES
• PRE SCREENED LANAI
• FULL SPRINKLER SYSTEM
• TOP RATED SCHOOLS

Property features AI

Finance

• Other: Community pool (association amenity; not private); Not a senior community; Property currently used for residential multi-family
• HOA & community: Homeowners association with monthly fee; Association amenities include clubhouse, fitness center, jogging path, playground, tennis courts, and trash service; Association fee: $285/month

Exterior

• Parking: Attached garage with garage door opener (1-car garage)
• Utilities: Public sewer; Electricity connected; Water connected; Energy-efficient windows
• Home design: Townhouse; Two levels; Attached property
• Construction: Fiber cement and frame construction; Shingle roof
• Exterior features: Patio with screened area; Pond on the property; Front and rear sprinklers; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Electric range; Microwave; Refrigerator; Ice maker
• Bedrooms: 3 bedrooms (primary and two additional bedrooms located on the second level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning (electric)
• Interior features: Breakfast bar and breakfast nook; Eat-in kitchen with pantry; Primary bath with shower (no tub); Split bedroom floorplan; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $317k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (24.0% below list).
• Recommended offer: $241k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Timberlin Creek Elementary School (math 81% / reading 85%, grade A+, #65 of 2,144 statewide, top 3%, 1,311 students, 9% FRL); Switzerland Point Middle School (math 80% / reading 72%, grade A, #34 of 571 statewide, top 6%, 1,430 students, 5% 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; 1336 active listings in the ZIP; 19 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 54 days — a 3% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $23k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $241,448 (24.0% 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 54 days. Have you received any prior offers? Is the seller open to a 24% 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. 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. 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 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: 0.76% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 11.0

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: -25.4%
• Equity multiple: 0.16×
• Total profit: $-74,816
• Equity at exit: $47,339

10-year hold

• IRR: -34.1%
• Equity multiple: -0.27×
• Total profit: $-112,990
• Equity at exit: $27,451

Cash invested: $88,898 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,414 high
• Mortgage (P&I): −$1,665
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$132
• HOA: −$285
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-259

Break-even live

Break-even rent $2,742

Max offer price $271,742

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-169	+0% $-259	+5% $-349	+10% $-439
Rent	-10% $-450	-5% $-354	+0% $-259	+5% $-164	+10% $-68
Rate	-1.0pp $-99	-0.5pp $-178	base $-259	+0.5pp $-341	+1.0pp $-425

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: $79,374
• Closing costs: $9,525
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
157 Hubbard Bnd Unit 157 St. Augustine, FL	3.0	3.0	1707	$2,400	$1.41	18d	1	0.10mi
207 Hubbard Bnd St. Augustine, FL	3.0	2.5	1750	$2,000	$1.14	24d	1	0.15mi
633 Superior Blvd Saint Augustine, FL	4.0	3.5	2024	$2,700	$1.33	8d	1	0.44mi
323 Coastline Way Saint Augustine, FL	3.0	2.5	1502	$2,100	$1.40	24d	1	0.95mi
21 Temple Dr Saint Augustine, FL	3.0	2.5	1502	$2,200	$1.46	24d	1	0.96mi
450 Coastline Way Saint Augustine, FL	2.0	2.5	1210	$1,825	$1.51	24d	1	1.03mi
64 Rose Dew Dr Saint Augustine, FL	3.0	2.0	1713	$2,695	$1.57	20d	1	1.04mi
73 Java Ln Saint Augustine, FL	2.0	2.5	1442	$1,899	$1.32	24d	1	1.04mi
124 Java Ln Saint Augustine, FL	3.0	2.5	1502	$1,875	$1.25	24d	1	1.08mi
59 Coastline Way Saint Augustine, FL	3.0	2.5	1722	$2,200	$1.28	24d	1	1.10mi
600 Coastline Way Saint Augustine, FL	3.0	2.5	1722	$2,200	$1.28	24d	1	1.12mi
105 Aspire Dr St. Augustine, FL	1.0–3.0	1.0–3.0	1110	$2,895	$2.61	2d	78	1.28mi
74 Newton Ln Saint Augustine, FL	4.0	2.5	2050	$2,649	$1.29	24d	1	1.32mi
100 Golden Fern Dr Saint Augustine, FL	4.0	2.5	2052	$2,545	$1.24	15d	1	1.37mi
100 Golden Fern Dr Unit 1 St. Augustine, FL	4.0	2.5	2100	$2,600	$1.24	24d	1	1.37mi
100 Golden Fern Dr Saint Augustine, FL	4.0	2.5	2052	$2,595	$1.26	24d	1	1.37mi
319 Greenway Ln Saint Augustine, FL	3.0	2.0	1948	$2,850	$1.46	4d	1	1.39mi
300 Brandon Lakes Dr Saint Augustine, FL	3.0	2.5	1434	$1,850	$1.29	24d	1	1.42mi
46 Fieldfare Ln Jacksonville, FL	3.0	2.5	1396	$1,995	$1.43	4d	1	1.47mi

HOA detail

• Monthly dues: $285 · $3,420/yr

Listing history 21 events

1. 2026-06-21
   days on market $317,494 Active 54 DOM
2. 2026-06-18
   days on market $317,494 Active 51 DOM

   Show marketing remark (281 chars)

   The first level of this two-story townhome features an open-concept design, allowing seamless transition between the gathering room, kitchen and nook. A covered lanai offers convenient indoor-outdoor dining and entertaining, while three bedrooms and a loft occupy the second floor.

3. 2026-06-17
   price $317,494 Active 50 DOM
4. 2026-06-17
   days on market $323,494 Active 50 DOM
5. 2026-06-16
   days on market $323,494 Active 49 DOM
6. 2026-06-15
   days on market $323,494 Active 48 DOM
7. 2026-06-13
   days on market $323,494 Active 46 DOM
8. 2026-06-13
   days on market $323,494 Active 45 DOM
9. 2026-06-10
   days on market $323,494 Active 42 DOM
10. 2026-06-08
    days on market $323,494 Active 41 DOM
11. 2026-06-07
    days on market $323,494 Active 40 DOM
12. 2026-06-03
    days on market $323,494 Active 36 DOM
13. 2026-06-02
    days on market $323,494 Active 35 DOM
14. 2026-06-01
    days on market $323,494 Active 34 DOM
15. 2026-05-31
    days on market $323,494 Active 33 DOM
16. 2026-05-05
    price $323,494 959-char remark
17. 2026-05-03
    price $314,999 281-char remark

    Show marketing remark (281 chars)

    The first level of this two-story townhome features an open-concept design, allowing seamless transition between the gathering room, kitchen and nook. A covered lanai offers convenient indoor-outdoor dining and entertaining, while three bedrooms and a loft occupy the second floor.

18. 2026-05-02
    price $357,500 281-char remark

    Show marketing remark (281 chars)

    The first level of this two-story townhome features an open-concept design, allowing seamless transition between the gathering room, kitchen and nook. A covered lanai offers convenient indoor-outdoor dining and entertaining, while three bedrooms and a loft occupy the second floor.

19. 2026-04-30
    price $348,495 959-char remark
20. 2026-04-28
    listed $340,000 Active 281-char remark

    Show marketing remark (281 chars)

    The first level of this two-story townhome features an open-concept design, allowing seamless transition between the gathering room, kitchen and nook. A covered lanai offers convenient indoor-outdoor dining and entertaining, while three bedrooms and a loft occupy the second floor.

21. 2026-04-28
    listed $350,995 Active 959-char remark

    Show marketing remark (281 chars)

    The first level of this two-story townhome features an open-concept design, allowing seamless transition between the gathering room, kitchen and nook. A covered lanai offers convenient indoor-outdoor dining and entertaining, while three bedrooms and a loft occupy the second floor.

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $2,635 · $220/mo
• Expected delta: +$1,625/yr (+$135/mo · 160.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,974
• − Mortgage interest: −$17,785
• − Property taxes: −$1,010
• − Insurance: −$1,587
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − HOA: −$3,420
• − Depreciation: −$9,236
• Taxable loss: −$8,700
• Est. tax savings @ 24.0%: +$2,088
• After-tax cash flow: $-1,020/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

• 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

-12.0% since first listed

9 events — show timeline

• 2026-06-18 Price Changed $308,999 Zillow
• 2026-06-17 Price Changed $317,494 realMLS
• 2026-05-20 Sold (Public Records) $1,326,500 Public Records
• 2026-05-05 Price Changed $323,494 realMLS
• 2026-05-03 Price Changed $314,999 Zillow
• 2026-05-02 Price Changed $357,500 Zillow
• 2026-04-30 Price Changed $348,495 realMLS
• 2026-04-28 Listed $340,000 Zillow
• 2026-04-28 Listed $350,995 realMLS

Property tax history

+101.4%/yr

Latest (2025): $1,010 · +101.4% YoY. Source: county tax records.