Highgate Plan · Fruit Cove, FL 32259

$450,990

4 bd · 2.0 ba · 1,775 sqft · SingleFamily · 427 Days on market

---

Why this score? — see what drove the F 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 +7.5/15.0
• Schools +6.4/10.0
• Cash flow +3.6/30.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The wonderful Highgate features an abundance of thoughtfully crafted designs including a flexible space for an in-home office or gym and large covered lanai designed for outdoor entertaining. Host friends and family in a beautiful gourmet kitchen with large island overlooking a spacious gathering room. Unwind in the owner's suite that features a dual vanity and large walk-in closet and shower!

Key facts

• Dual vanity
• Gourmet kitchen
• Large covered lanai

Tags

• IN-HOME OFFICE
• LARGE COVERED LANAI
• GOURMET KITCHEN
• LARGE ISLAND
• OWNER'S SUITE
• DUAL VANITY

🏗️ New construction. The $450,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $651,655.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $451k.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• To cash-flow at today's rent, offer at most $371k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (28.0% below list).
• Recommended offer: $325k (28.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#469 in FL) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment 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.
• Market conditions: Rents flat; 762 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $5k of loan paydown is wiped out by about $20k 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 427 days — a 12% lower offer ($397k) is reasonable based on typical stale-listing flexibility.

Recommended offer $324,888 (28.0% 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 427 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. 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: 0.50% ✗
• Cap rate: 2.73%
• Cash-on-cash: -12.74%
• DSCR: 0.43
• GRM: 16.7

CMA / ARV

• ARV (median comp): $651,655
• List price: $450,990
• Delta: -30.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
176 Coordinate Ln	0.17mi	4/2.0	1,775 (0%)	3mo	$490,000	$276	90
138 Coordinate Ln	0.13mi	4/2.0	1,775 (0%)	10mo	$746,999	$421	85
148 Coordinate Ln	0.14mi	4/2.0	1,775 (0%)	11mo	$488,840	$275	84
186 Coordinate Ln	0.18mi	4/2.0	1,821 (+3%)	8mo	$472,180	$259	80
29 Tailhook Trl	0.42mi	4/2.0	1,775 (0%)	0mo	$491,530	$277	80
137 Coordinate Ln	0.12mi	3/2.0 (-1)	1,976 (+11%)	11mo	$497,960	$252	61
299 Spring Line Dr	0.73mi	3/2.0 (-1)	1,968 (+11%)	1mo	$641,790	$326	42

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -43.2%
• Equity multiple: -0.31×
• Total profit: $-238,426
• Equity at exit: $97,164

10-year hold

• IRR: -96.2%
• Equity multiple: -1.21×
• Total profit: $-403,056
• Equity at exit: $56,343

Cash invested: $182,463 (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 32259

• Home prices YoY: -28.8%
• Rents YoY: 0.0%
• Active inventory: 762
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $3,249 medium
• Mortgage (P&I): −$3,417
• Tax est. 1.5%: −$815 /mo · $9,775/yr
• Insurance: −$272
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $-1,937

Break-even live

Break-even rent $5,701

Max offer price $371,393

Occupancy floor —

Sensitivity live

Price	-10% $-1,486	-5% $-1,712	+0% $-1,937	+5% $-2,162	+10% $-2,387
Rent	-10% $-2,193	-5% $-2,065	+0% $-1,937	+5% $-1,808	+10% $-1,680
Rate	-1.0pp $-1,609	-0.5pp $-1,771	base $-1,937	+0.5pp $-2,106	+1.0pp $-2,277

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: $162,914
• Closing costs: $19,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
267 Luminous Ave Saint Johns, FL	3.0	2.5	2596	$3,500	$1.35	12d	1	0.07mi
826 Flach Dr Saint Johns, FL	4.0	2.0	2008	$2,800	$1.39	4d	1	1.19mi
172 Crown Wheel Cir Saint Johns, FL	4.0	2.5	2539	$2,800	$1.10	15d	1	1.29mi
84 Vicksburg Dr Saint Johns, FL	4.0	2.0	1630	$2,396	$1.47	24d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $450,990 Active 427 DOM
2. 2026-06-17
   days on market $450,990 Active 426 DOM
3. 2026-06-16
   days on market $450,990 Active 425 DOM
4. 2026-06-15
   days on market $450,990 Active 424 DOM
5. 2026-06-13
   days on market $450,990 Active 422 DOM
6. 2026-06-13
   days on market $450,990 Active 421 DOM
7. 2026-06-10
   days on market $450,990 Active 418 DOM
8. 2026-06-08
   days on market $450,990 Active 417 DOM
9. 2026-06-07
   days on market $450,990 Active 416 DOM
10. 2026-06-03
    days on market $450,990 Active 412 DOM
11. 2026-06-02
    days on market $450,990 Active 411 DOM
12. 2026-06-01
    days on market $450,990 Active 410 DOM
13. 2026-05-31
    days on market $450,990 Active 409 DOM
14. 2026-04-29
    price $450,990 396-char remark

    Show marketing remark (396 chars)

    The wonderful Highgate features an abundance of thoughtfully crafted designs including a flexible space for an in-home office or gym and large covered lanai designed for outdoor entertaining. Host friends and family in a beautiful gourmet kitchen with large island overlooking a spacious gathering room. Unwind in the owner's suite that features a dual vanity and large walk-in closet and shower!

15. 2026-03-04
    price $445,990 396-char remark

    Show marketing remark (396 chars)

    The wonderful Highgate features an abundance of thoughtfully crafted designs including a flexible space for an in-home office or gym and large covered lanai designed for outdoor entertaining. Host friends and family in a beautiful gourmet kitchen with large island overlooking a spacious gathering room. Unwind in the owner's suite that features a dual vanity and large walk-in closet and shower!

16. 2025-07-09
    price $435,990 396-char remark

    Show marketing remark (396 chars)

    The wonderful Highgate features an abundance of thoughtfully crafted designs including a flexible space for an in-home office or gym and large covered lanai designed for outdoor entertaining. Host friends and family in a beautiful gourmet kitchen with large island overlooking a spacious gathering room. Unwind in the owner's suite that features a dual vanity and large walk-in closet and shower!

17. 2025-04-17
    listed $434,990 Active 396-char remark

    Show marketing remark (396 chars)

    The wonderful Highgate features an abundance of thoughtfully crafted designs including a flexible space for an in-home office or gym and large covered lanai designed for outdoor entertaining. Host friends and family in a beautiful gourmet kitchen with large island overlooking a spacious gathering room. Unwind in the owner's suite that features a dual vanity and large walk-in closet and shower!

ⓘ 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: $38,987
• − Mortgage interest: −$36,503
• − Property taxes: −$9,775
• − Insurance: −$3,258
• − Repairs & maintenance: −$3,119
• − Management: −$3,119
• − Depreciation: −$18,957
• Taxable loss: −$35,744
• Est. tax savings @ 24.0%: +$8,579
• After-tax cash flow: $-14,663/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): 75,016
• Household income: $150,736
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 727.0

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 (73%)
• Race & ethnicity: White 73% Two or more races 11% Hispanic / Latino 9% Black 6% Asian 6%
• Hispanic origin (detail): Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica, China
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 4% Other Asian/Pacific 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: ▼ -105.54%
• Current HPI: 261.2552
• Rent YoY: ▬ 0.00%
• 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

+3.7% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $450,990 Zillow
• 2026-03-04 Price Changed $445,990 Zillow
• 2025-07-09 Price Changed $435,990 Zillow
• 2025-04-17 Listed $434,990 Zillow