81 Belfort Ct · Fruit Cove, FL 32092

$330,000

3 bd · 2.5 ba · 1,799 sqft · Townhouse · 39 Days on market

Built 2026 2,178 sqft lot $183/sqft · at area comps Est $331k · at est. $20/mo HOA · 1% of rent ↓ 53% 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 +11.1/30.0
• ARV discount +7.6/15.0
• Schools +6.4/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story townhome combines modern comfort and convenience. Upon entry is a cohesive open layout, showcasing a well-equipped kitchen framed by the dining room and living room in an excellent set-up for seamless living and entertaining. The second floor is occupied by the tranquil owner's suite with an attached full-sized bathroom, while down the hallway are two secondary bedrooms with a walk-in closet. Completing the home is a two-car garage to add versatile storage space.

Key facts

• Pavered driveway
• Wigeon floor plan
• Pre-screened lanai

Tags

• WIGEON FLOOR PLAN
• WHITE QUARTZ COUNTERTOPS
• CERAMIC WOOD-LOOK TILE
• PRE-SCREENED LANAI
• PAVERED DRIVEWAY

Property features AI

Finance

• HOA & community: Community association with annual fee; Association amenities include clubhouse, dog park, fitness center, jogging path, park, playground, tennis courts, trash service, and water; CDD fee applies

Exterior

• Parking: Attached garage with garage door opener; 2-car garage
• Utilities: Public sewer; Electricity connected; Water connected; Sewer connected; Energy-efficient windows
• Home design: Townhouse; One-story entry (levels listed as One); Property attached
• 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 (bedrooms 2 and 3 located on second level; primary on first level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning; Electric cooling
• Interior features: Breakfast bar; Eat-in kitchen; Pantry; Primary bathroom with shower (no tub); Split-bedroom layout; 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 townhouse listed at $330k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (22.2% below list).
• Recommended offer: $257k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.9% in Fruit Cove — 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 69/100 on livability (#469 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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; 1335 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 $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 39 days — a 3% lower offer ($320k) 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.

Recommended offer $256,753 (22.2% 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 39 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.76%
• DSCR: 0.92
• GRM: 10.7

CMA / ARV

• ARV (median comp): $330,723
• List price: $330,000
• Delta: -0.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Belfort Ct	0.02mi	3/2.5	1,799 (0%)	1mo	$322,500	$179	98
76 Belfort Ct	0.02mi	3/2.5	1,799 (0%)	1mo	$347,500	$193	98
113 Belfort Ct	0.03mi	3/2.5	1,799 (0%)	2mo	$317,500	$176	97
119 Hogan Ct	0.06mi	3/2.5	1,799 (0%)	1mo	$322,595	$179	96
29 Craig Ct	0.14mi	3/2.5	1,707 (-5%)	0mo	$285,000	$167	85
31 Craig Ct	0.13mi	3/2.5	1,707 (-5%)	1mo	$278,500	$163	84
225 Yellowstone Dr	0.38mi	3/2.5	1,813 (+1%)	1mo	$367,990	$203	80
170 Yellowstone Dr	0.42mi	3/2.5	1,813 (+1%)	1mo	$369,990	$204	79
162 Yellowstone Dr	0.42mi	3/2.5	1,813 (+1%)	1mo	$364,990	$201	78
90 Belfort Ct	0.02mi	4/2.5 (+1)	2,005 (+12%)	2mo	$387,500	$193	74
119 Belfort Ct	0.04mi	4/2.5 (+1)	2,005 (+12%)	2mo	$372,500	$186	73
16 Samantha Ct	0.16mi	4/2.5 (+1)	2,005 (+12%)	1mo	$383,000	$191	68

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: -22.4%
• Equity multiple: 0.25×
• Total profit: $-69,462
• Equity at exit: $49,204

10-year hold

• IRR: -25.5%
• Equity multiple: -0.08×
• Total profit: $-100,098
• Equity at exit: $28,532

Cash invested: $92,400 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,568 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$276 /mo · $3,309/yr
• Insurance: −$138
• HOA: −$20
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-135

Break-even live

Break-even rent $2,739

Max offer price $306,075

Occupancy floor —

Sensitivity live

Price	-10% $51	-5% $-42	+0% $-135	+5% $-229	+10% $-322
Rent	-10% $-338	-5% $-237	+0% $-135	+5% $-34	+10% $67
Rate	-1.0pp $31	-0.5pp $-51	base $-135	+0.5pp $-221	+1.0pp $-308

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 Craig Ct Saint Augustine, FL	3.0	2.5	1707	$2,100	$1.23	0d	1	0.15mi
380 Belfort Ct Saint Augustine, FL	3.0	2.5	1782	$2,500	$1.40	25d	1	0.19mi
413 Rosemont Dr Saint Augustine, FL	3.0	2.5	1782	$2,125	$1.19	25d	1	0.26mi
78 Gaston Ct Saint Augustine, FL	3.0	2.5	1635	$2,250	$1.38	25d	1	0.32mi
72 Ben Ct Saint Augustine, FL	4.0	3.0	2289	$2,875	$1.26	22d	1	0.33mi
73 Bluebonnet Way Saint Augustine, FL	3.0	2.0	1657	$2,900	$1.75	0d	1	0.54mi
98 Neighbor CIR St Augustine, FL	4.0	2.5	2299	$2,400	$1.04	25d	1	0.65mi
36 Viceroy Ct Saint Augustine, FL	3.0	2.5	1631	$2,850	$1.75	19d	1	0.74mi
18 Longtail Dr Saint Augustine, FL	2.0–3.0	2.0–2.5	1714	$3,091	$1.80	0d	10	0.84mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 17 events

1. 2026-06-21
   days on market $330,000 Active 39 DOM
2. 2026-06-18
   days on market $330,000 Active 36 DOM
3. 2026-06-17
   days on market $330,000 Active 35 DOM
4. 2026-06-16
   days on market $330,000 Active 34 DOM
5. 2026-06-15
   days on market $330,000 Active 33 DOM
6. 2026-06-13
   days on market $330,000 Active 31 DOM
7. 2026-06-13
   days on market $330,000 Active 30 DOM
8. 2026-06-10
   days on market $330,000 Active 27 DOM
9. 2026-06-08
   days on market $330,000 Active 26 DOM
10. 2026-06-07
    days on market $330,000 Active 25 DOM
11. 2026-06-03
    days on market $330,000 Active 21 DOM
12. 2026-06-02
    days on market $330,000 Active 20 DOM
13. 2026-06-01
    days on market $330,000 Active 19 DOM
14. 2026-05-31
    days on market $330,000 Active 18 DOM
15. 2026-05-14
    listed $330,000 Active 486-char remark

    Show marketing remark (486 chars)

    This new two-story townhome combines modern comfort and convenience. Upon entry is a cohesive open layout, showcasing a well-equipped kitchen framed by the dining room and living room in an excellent set-up for seamless living and entertaining. The second floor is occupied by the tranquil owner's suite with an attached full-sized bathroom, while down the hallway are two secondary bedrooms with a walk-in closet. Completing the home is a two-car garage to add versatile storage space.

16. 2026-05-13
    listed $330,000 Active 826-char remark
17. 2025-10-21
    soldstatus $708,100

ⓘ 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: $3,309 · $276/mo
• Projected year-2 tax: $3,309 · $276/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $30,810
• − Mortgage interest: −$18,485
• − Property taxes: −$3,309
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,465
• − Management: −$2,465
• − HOA: −$240
• − Depreciation: −$9,600
• Taxable loss: −$7,403
• Est. tax savings @ 24.0%: +$1,777
• After-tax cash flow: $152/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 — Fruit Cove

• Score: 69/100
• State rank: #469
• US rank: #8490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Johns County · 301,599 people
• 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

-53.4% since first listed

3 events — show timeline

• 2026-05-14 Listed $330,000 Zillow
• 2026-05-13 Listed $330,000 realMLS
• 2025-10-21 Sold (Public Records) $708,100 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,309 · +3.2% YoY. Source: county tax records.