88 Wilgrove Pl · World Golf Village, FL 32092

$389,900

3 bd · 2.0 ba · 1,864 sqft · SingleFamily · 66 Days on market

Built 2022 $209/sqft · 12% below area Est $443k · 12% under $8/mo HOA

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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 +12.9/15.0
• Cash flow +6.5/30.0
• Schools +6.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A beautifult three-year-old home for sale in Grade A school district Saint johns/St Augustine area. Amazing home near to Cul-de-sac with a spacious 3 bed, and 2-bathroom house in Trailmark Community, Saint Augustine, Florida. Amenities & Appliances included: Refrigerator, Washer & dryer, dishwasher, Stainless Steel Gas Range Stove with Oven and Built-In Microwave, kitchen Cabinets & Pantry for additional storage, An Island Kitchen Sink with Cabinets, Central Air conditioning system, Central heat, Stainless steel appliances, upgraded kitchen, upgraded bathrooms, Spacious Main bath includes a separate His and Her Closets. Clubhouse, Community club pool, Hot Tub/Spa, Children's Pool, Fitness Center, basketball courts, pickle ball courts, beach volleyball court, beautiful trails.

Key facts

• Washer and dryer
• Trailmark community
• Dishwasher

Tags

• GRADE A SCHOOL DISTRICT
• CUL-DE-SAC
• TRAILMARK COMMUNITY
• REFRIGERATOR
• WASHER AND DRYER
• DISHWASHER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-664 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (30.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (29.4% below list).
• Recommended offer: $273k (30.1% below list) — sets the bar for cash-flow.
• Cap rate 4.2% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($367k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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; moderate wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,524 (30.1% 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 66 days. Have you received any prior offers? Is the seller open to a 30% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.71% ✗
• Cap rate: 4.25%
• Cash-on-cash: -7.30%
• DSCR: 0.68
• GRM: 11.8

CMA / ARV

• ARV (median comp): $443,258
• List price: $389,900
• Delta: -12.04%
• 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
41 Seasons Ct	0.14mi	4/2.0 (+1)	1,811 (-3%)	0mo	$380,000	$210	83
476 Farmfield Dr	0.61mi	3/2.0	1,860 (-0%)	3mo	$395,000	$212	69
177 Clarys Run	0.64mi	3/2.0	1,875 (+1%)	3mo	$335,512	$179	67
169 Clarys Run	0.64mi	3/2.5	1,957 (+5%)	2mo	$390,000	$199	58
182 Wrensong Pl	0.65mi	4/3.0 (+1)	1,943 (+4%)	2mo	$431,880	$222	52
610 Farmfield Dr	0.74mi	4/2.5 (+1)	1,968 (+6%)	2mo	$405,000	$206	47
172 Bluegrass Way	0.67mi	3/2.0	1,622 (-13%)	2mo	$367,000	$226	46
112 Wrensong Pl	0.61mi	4/2.0 (+1)	2,106 (+13%)	1mo	$440,085	$209	44
573 Farmfield Dr	0.69mi	3/2.0	1,622 (-13%)	3mo	$352,500	$217	43
618 Farmfield Dr	0.75mi	3/2.0	1,626 (-13%)	2mo	$385,000	$237	42
168 Wrensong Pl	0.64mi	4/2.0 (+1)	2,106 (+13%)	3mo	$389,985	$185	41
316 Wrensong Pl	0.74mi	4/3.0 (+1)	2,070 (+11%)	2mo	$465,000	$225	37

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: -32.5%
• Equity multiple: -0.04×
• Total profit: $-113,223
• Equity at exit: $58,135

10-year hold

• IRR: -60.7%
• Equity multiple: -0.68×
• Total profit: $-182,954
• Equity at exit: $33,711

Cash invested: $109,172 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,751 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$622 /mo · $7,470/yr
• Insurance: −$162
• HOA: −$8
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-664

Break-even live

Break-even rent $3,592

Max offer price $272,524

Occupancy floor —

Sensitivity live

Price	-10% $-444	-5% $-554	+0% $-664	+5% $-775	+10% $-885
Rent	-10% $-882	-5% $-773	+0% $-664	+5% $-556	+10% $-447
Rate	-1.0pp $-468	-0.5pp $-565	base $-664	+0.5pp $-765	+1.0pp $-868

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
280 Field Flower Way Saint Augustine, FL	4.0	3.0	1810	$2,650	$1.46	17d	1	0.25mi
154 Farmfield Dr Saint Augustine, FL	4.0	2.5	2100	$2,900	$1.38	9d	1	0.37mi
104 Charmer Trce Saint Augustine, FL	4.0	3.0	2500	$2,700	$1.08	25d	1	0.51mi
46 Osprey Mills Ln Saint Augustine, FL	4.0	2.5	2385	$2,500	$1.05	25d	1	0.51mi
244 Patina Pl Saint Augustine, FL	3.0	2.5	2081	$2,995	$1.44	17d	1	0.52mi
312 Clarys Run Saint Augustine, FL	3.0	2.0	1864	$2,300	$1.23	25d	1	0.58mi
253 Clarys Run Saint Augustine, FL	4.0	2.5	1957	$2,600	$1.33	22d	1	0.60mi
112 Wrensong Pl Saint Augustine, FL	4.0	2.0	2106	$2,800	$1.33	25d	1	0.63mi
1417 Heather Ct Saint Augustine, FL	3.0	2.0	2251	$2,500	$1.11	4d	1	1.47mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: gaspoolgym

Listing history 19 events

1. 2026-06-21
   days on market $389,900 Active 66 DOM
2. 2026-06-18
   days on market $389,900 Active 63 DOM
3. 2026-06-17
   days on market $389,900 Active 62 DOM
4. 2026-06-16
   days on market $389,900 Active 61 DOM
5. 2026-06-15
   days on market $389,900 Active 60 DOM
6. 2026-06-13
   days on market $389,900 Active 58 DOM
7. 2026-06-13
   days on market $389,900 Active 57 DOM
8. 2026-06-10
   days on market $389,900 Active 54 DOM
9. 2026-06-08
   days on market $389,900 Active 53 DOM
10. 2026-06-07
    days on market $389,900 Active 52 DOM
11. 2026-06-03
    days on market $389,900 Active 48 DOM
12. 2026-06-02
    days on market $389,900 Active 47 DOM
13. 2026-06-01
    days on market $389,900 Active 46 DOM
14. 2026-05-31
    days on market $389,900 Active 45 DOM
15. 2026-05-17
    price $389,900 799-char remark

    Show marketing remark (799 chars)

    A beautifult three-year-old home for sale in Grade A school district Saint johns/St Augustine area. Amazing home near to Cul-de-sac with a spacious 3 bed, and 2-bathroom house in Trailmark Community, Saint Augustine, Florida. Amenities & Appliances included: Refrigerator, Washer & dryer, dishwasher, Stainless Steel Gas Range Stove with Oven and Built-In Microwave, kitchen Cabinets & Pantry for additional storage, An Island Kitchen Sink with Cabinets, Central Air conditioning system, Central heat, Stainless steel appliances, upgraded kitchen, upgraded bathrooms, Spacious Main bath includes a separate His and Her Closets. Clubhouse, Community club pool, Hot Tub/Spa, Children's Pool, Fitness Center, basketball courts, pickle ball courts, beach volleyball court, beautiful trails.

16. 2026-04-14
    listed $395,000 Active 799-char remark

    Show marketing remark (799 chars)

    A beautifult three-year-old home for sale in Grade A school district Saint johns/St Augustine area. Amazing home near to Cul-de-sac with a spacious 3 bed, and 2-bathroom house in Trailmark Community, Saint Augustine, Florida. Amenities & Appliances included: Refrigerator, Washer & dryer, dishwasher, Stainless Steel Gas Range Stove with Oven and Built-In Microwave, kitchen Cabinets & Pantry for additional storage, An Island Kitchen Sink with Cabinets, Central Air conditioning system, Central heat, Stainless steel appliances, upgraded kitchen, upgraded bathrooms, Spacious Main bath includes a separate His and Her Closets. Clubhouse, Community club pool, Hot Tub/Spa, Children's Pool, Fitness Center, basketball courts, pickle ball courts, beach volleyball court, beautiful trails.

17. 2025-09-11
    historical $2,345
18. 2025-07-28
    price $2,345
19. 2025-07-18
    listed $2,445

ⓘ 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: $7,470 · $622/mo
• Projected year-2 tax: $7,470 · $622/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 18 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: $33,010
• − Mortgage interest: −$21,840
• − Property taxes: −$7,470
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,641
• − Management: −$2,641
• − HOA: −$96
• − Depreciation: −$11,343
• Taxable loss: −$14,970
• Est. tax savings @ 24.0%: +$3,593
• After-tax cash flow: $-4,381/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

+15846.8% since first listed

5 events — show timeline

• 2026-05-17 Price Changed $389,900 realMLS
• 2026-04-14 Listed $395,000 realMLS
• 2025-09-11 Rental Removed $2,345 NEFLMLS
• 2025-07-28 Price Changed $2,345 NEFLMLS
• 2025-07-18 Listed for Rent $2,445 NEFLMLS

Property tax history

+36.7%/yr

Latest (2025): $7,470 · +4.2% YoY. Source: county tax records.