673 MacKenzie Cir · World Golf Village, FL 32092

$345,000

3 bd · 2.0 ba · 1,716 sqft · SingleFamily public records · 75 Days on market

Built 2004 0.25 ac lot $201/sqft · 7% below area Est $372k · 7% under $27/mo HOA · 1% of rent

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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 +10.7/15.0
• Cash flow +8.7/30.0
• Schools +6.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this inviting 3-bedroom, 2-bathroom home with a 5-year-old roof & HVAC, wired for EV Charging, has front door ring camera- ideally located near top St. Johns schools, dining, shopping, and quick commute to the interstate. Step inside to a bright, open layout featuring a large front room perfect for gatherings and an open kitchen flowing seamlessly into the family room. Outside, enjoy a generous backyard perfect for entertaining, room for pets to roam, and kids plenty of room to play. Just minutes from Buc-ee's, Bass Pro, Costco, super Walmart, Home Depot and amazing World Golf Village Golf courses', King & Bear and Slammer and Squire- this home puts everything you need right at your fingertips. Don't miss the chance to live in comfort, convenience, and style!

Key facts

• 5 year old roof
• 5 year old hvac
• Generous backyard

Tags

• 5 YEAR OLD ROOF
• 5 YEAR OLD HVAC
• WIRED FOR EV CHARGING
• FRONT DOOR RING CAMERA
• GENEROUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-292 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (31.9% below list).
• Recommended offer: $235k (31.9% 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: 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 75 days — a 6% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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.
• Current owner paid $181k; list at $345k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $234,952 (31.9% 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 75 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.68% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.63%
• DSCR: 0.84
• GRM: 12.2

CMA / ARV

• ARV (median comp): $371,784
• List price: $345,000
• Delta: -7.20%
• 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
733 MacKenzie Cir	0.15mi	3/2.0	1,609 (-6%)	10mo	$324,000	$201	74
1420 Heather Ct	0.19mi	3/2.0	1,865 (+9%)	6mo	$324,900	$174	72
485 MacKenzie Cir	0.34mi	3/2.0	1,844 (+8%)	0mo	$330,000	$179	72
861 MacKenzie Cir	0.46mi	4/2.0 (+1)	1,660 (-3%)	3mo	$364,000	$219	66
1217 MacLaren St	0.37mi	4/2.0 (+1)	1,781 (+4%)	6mo	$350,000	$197	66
773 MacKenzie Cir	0.24mi	3/2.0	1,824 (+6%)	15mo	$380,000	$208	66
852 MacKenzie Cir	0.45mi	4/2.0 (+1)	1,660 (-3%)	4mo	$400,000	$241	66
1401 Heather Ct	0.26mi	4/2.0 (+1)	1,833 (+7%)	12mo	$372,500	$203	62
730 MacKenzie Cir	0.14mi	3/2.0	1,463 (-15%)	11mo	$328,000	$224	60
1213 MacLaren St	0.36mi	4/2.0 (+1)	1,836 (+7%)	12mo	$450,000	$245	56
1400 Heather Ct	0.24mi	4/2.0 (+1)	1,917 (+12%)	11mo	$398,000	$208	55
1069 Ardmore St	0.67mi	3/2.0	1,837 (+7%)	10mo	$380,000	$207	49

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: -25.4%
• Equity multiple: 0.16×
• Total profit: $-81,330
• Equity at exit: $51,441

10-year hold

• IRR: -32.3%
• Equity multiple: -0.25×
• Total profit: $-121,188
• Equity at exit: $29,829

Cash invested: $96,600 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,350 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$168 /mo · $2,020/yr
• Insurance: −$144
• HOA: −$27
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-292

Break-even live

Break-even rent $2,719

Max offer price $293,388

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-195	+0% $-292	+5% $-390	+10% $-487
Rent	-10% $-478	-5% $-385	+0% $-292	+5% $-199	+10% $-107
Rate	-1.0pp $-118	-0.5pp $-204	base $-292	+0.5pp $-382	+1.0pp $-473

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 Ardmore St Saint Augustine, FL	4.0	2.0	1853	$2,280	$1.23	4d	1	0.13mi
1302 Ardmore St Saint Augustine, FL	4.0	2.0	1884	$2,110	$1.12	24d	1	0.14mi
801 Mackenzie Cir Saint Augustine, FL	3.0	2.0	1412	$1,974	$1.40	4d	1	0.32mi
801 Mackenzie Cir Saint Augustine, FL	3.0	2.0	1412	$1,974	$1.40	24d	1	0.32mi
1024 Ardmore St Saint Augustine, FL	4.0	2.0	1594	$2,400	$1.51	24d	1	0.53mi
391 Meadowlark Ln Saint Augustine, FL	3.0	2.0	1768	$2,290	$1.30	4d	1	0.56mi
436 Bostwick Cir Saint Augustine, FL	3.0	2.0	1610	$2,200	$1.37	18d	1	1.09mi
392 Bostwick Cir Saint Augustine, FL	3.0	2.0	1610	$2,220	$1.38	8d	1	1.13mi
312 Clarys Run Saint Augustine, FL	3.0	2.0	1864	$2,300	$1.23	24d	1	1.14mi
253 Clarys Run Saint Augustine, FL	4.0	2.5	1957	$2,600	$1.33	22d	1	1.18mi
244 Patina Pl Saint Augustine, FL	3.0	2.5	2081	$2,995	$1.44	17d	1	1.18mi
945 Registry Blvd Saint Augustine, FL	1.0–3.0	1.0–3.0	1300	$4,500	$3.46	4d	2	1.27mi
137 Brays Island Ln Saint Augustine, FL	3.0	2.0	1191	$1,869	$1.57	4d	1	1.35mi
136 Brookfall Dr Saint Augustine, FL	3.0	2.0	1191	$2,000	$1.68	8d	1	1.36mi
234 Buck Run Way St. Augustine, FL	3.0	2.0	1280	$2,200	$1.72	13d	1	1.44mi
1136 Hyacinth St Saint Augustine, FL	3.0	2.0	1979	$2,600	$1.31	24d	1	1.45mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 19 events

1. 2026-06-21
   statusdays on market $345,000 Active Under Contract 75 DOM
2. 2026-06-18
   days on market $345,000 Active 72 DOM
3. 2026-06-17
   days on market $345,000 Active 71 DOM
4. 2026-06-16
   days on market $345,000 Active 70 DOM
5. 2026-06-15
   days on market $345,000 Active 69 DOM
6. 2026-06-13
   days on market $345,000 Active 67 DOM
7. 2026-06-13
   days on market $345,000 Active 66 DOM
8. 2026-06-10
   days on market $345,000 Active 63 DOM
9. 2026-06-08
   days on market $345,000 Active 62 DOM
10. 2026-06-07
    days on market $345,000 Active 61 DOM
11. 2026-06-03
    days on market $345,000 Active 57 DOM
12. 2026-06-02
    days on market $345,000 Active 56 DOM
13. 2026-06-01
    days on market $345,000 Active 55 DOM
14. 2026-05-31
    days on market $345,000 Active 54 DOM
15. 2026-04-27
    price $345,000 790-char remark

    Show marketing remark (790 chars)

    Discover this inviting 3-bedroom, 2-bathroom home with a 5-year-old roof & HVAC, wired for EV Charging, has front door ring camera- ideally located near top St. Johns schools, dining, shopping, and quick commute to the interstate. Step inside to a bright, open layout featuring a large front room perfect for gatherings and an open kitchen flowing seamlessly into the family room. Outside, enjoy a generous backyard perfect for entertaining, room for pets to roam, and kids plenty of room to play. Just minutes from Buc-ee's, Bass Pro, Costco, super Walmart, Home Depot and amazing World Golf Village Golf courses', King & Bear and Slammer and Squire- this home puts everything you need right at your fingertips. Don't miss the chance to live in comfort, convenience, and style!

16. 2026-03-24
    listed $350,000 Active 790-char remark

    Show marketing remark (790 chars)

    Discover this inviting 3-bedroom, 2-bathroom home with a 5-year-old roof & HVAC, wired for EV Charging, has front door ring camera- ideally located near top St. Johns schools, dining, shopping, and quick commute to the interstate. Step inside to a bright, open layout featuring a large front room perfect for gatherings and an open kitchen flowing seamlessly into the family room. Outside, enjoy a generous backyard perfect for entertaining, room for pets to roam, and kids plenty of room to play. Just minutes from Buc-ee's, Bass Pro, Costco, super Walmart, Home Depot and amazing World Golf Village Golf courses', King & Bear and Slammer and Squire- this home puts everything you need right at your fingertips. Don't miss the chance to live in comfort, convenience, and style!

17. 2013-11-18
    soldstatus $181,100
18. 2013-11-13
    soldstatus $181,100 2275-char remark

    Show marketing remark (2275 chars)

    !!NOT A SHORT SALE!! This dollhouse is ready for first timers or empty nesters! Beautiful wood lam flrs, fully eqpt kit, breakfast area, audio wiring, sep lr/dr, power generator, HUGE fenced backyard, a quaint and cute hvac'd playhouse/storage shed. One of the largest lots in The Meadows and sitting on the nature preserve. Top ranked St. Johns Co. Schools & within walking distance to Pacetti Bay Middle School. Convenient to I-95, St. Aug., Jax, Beaches, shopping and medical. Neighborhood homes are appreciating quickly. Smart purchase. Wired for emergency generator. Generator does not convey. PLEASE SEE SUPPLEMENT! This home has been lovingly maintained and boasts many extras and upgrades: Freshly painted exterior and interior Termite Bond w/repair warranty maintained since construction (transferrable) Wired for Generator to power entire home (generator not inc.) Attic with aluminum pull-down stairs and ample floored storage Family room wired for surround sound T.V. Wall Mounts (t.v.'s not inc) Open floor plan great for entertaining (DR will accommodate a standard size pool table) Wood laminate flooring in living room, master bedroom, hallway, hall closet, & family room New Berber carpet in 2nd and 3rd bedrooms Tile in kitchen, foyer, laundry closet, and both bathrooms Large kitchen w/breakfast nook Up graded, contemporary light fixtures in kitchen, family room, and dining room Beautiful ceiling fans throughout Energy saving programmable thermostat Master Bedroom has oversized walk- in closet in master suite Master BR with tray ceiling Blinds and window treatments throughout Hammock stands Exterior speakers on back patio Fully fenced backyard Highly drought resistant Bermuda-grass lawn that rarely requires irrigation Beautifully mature landscaping - Crape Myrtles to die for! One of the largest lots in the community and backs up to nature preserve Quaint oversized playhouse/storage building with electric and AC Covered front porch Garage keypad entry Garage wash tub sink Garage is plumbed for 2nd fridge Trash Container Storage Convenient to I-95, St. Augustine, Jax, Green Cove Springs, beach, shopping and medical facilities Saint Johns County School System (Top 14% nationwide)

19. 2013-07-20
    listed $180,000 2275-char remark

    Show marketing remark (2275 chars)

    !!NOT A SHORT SALE!! This dollhouse is ready for first timers or empty nesters! Beautiful wood lam flrs, fully eqpt kit, breakfast area, audio wiring, sep lr/dr, power generator, HUGE fenced backyard, a quaint and cute hvac'd playhouse/storage shed. One of the largest lots in The Meadows and sitting on the nature preserve. Top ranked St. Johns Co. Schools & within walking distance to Pacetti Bay Middle School. Convenient to I-95, St. Aug., Jax, Beaches, shopping and medical. Neighborhood homes are appreciating quickly. Smart purchase. Wired for emergency generator. Generator does not convey. PLEASE SEE SUPPLEMENT! This home has been lovingly maintained and boasts many extras and upgrades: Freshly painted exterior and interior Termite Bond w/repair warranty maintained since construction (transferrable) Wired for Generator to power entire home (generator not inc.) Attic with aluminum pull-down stairs and ample floored storage Family room wired for surround sound T.V. Wall Mounts (t.v.'s not inc) Open floor plan great for entertaining (DR will accommodate a standard size pool table) Wood laminate flooring in living room, master bedroom, hallway, hall closet, & family room New Berber carpet in 2nd and 3rd bedrooms Tile in kitchen, foyer, laundry closet, and both bathrooms Large kitchen w/breakfast nook Up graded, contemporary light fixtures in kitchen, family room, and dining room Beautiful ceiling fans throughout Energy saving programmable thermostat Master Bedroom has oversized walk- in closet in master suite Master BR with tray ceiling Blinds and window treatments throughout Hammock stands Exterior speakers on back patio Fully fenced backyard Highly drought resistant Bermuda-grass lawn that rarely requires irrigation Beautifully mature landscaping - Crape Myrtles to die for! One of the largest lots in the community and backs up to nature preserve Quaint oversized playhouse/storage building with electric and AC Covered front porch Garage keypad entry Garage wash tub sink Garage is plumbed for 2nd fridge Trash Container Storage Convenient to I-95, St. Augustine, Jax, Green Cove Springs, beach, shopping and medical facilities Saint Johns County School System (Top 14% nationwide)

ⓘ 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: $2,020 · $168/mo
• Projected year-2 tax: $2,864 · $239/mo
• Expected delta: +$844/yr (+$70/mo · 41.8%)

ⓘ 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 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,194
• − Mortgage interest: −$19,325
• − Property taxes: −$2,020
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − HOA: −$324
• − Depreciation: −$10,036
• Taxable loss: −$9,747
• Est. tax savings @ 24.0%: +$2,339
• After-tax cash flow: $-1,167/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

+91.7% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $345,000 realMLS
• 2026-03-24 Listed $350,000 realMLS
• 2013-11-18 Sold (Public Records) $181,100 Public Records
• 2013-11-13 Sold (MLS) $181,100 realMLS
• 2013-07-20 Listed $180,000 realMLS

Property tax history

+1.6%/yr

Latest (2025): $2,020 · +11.1% YoY. Source: county tax records.