1985 Tomahawk Rd · World Golf Village, FL 32092

$345,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 15 Days on market

Built 2007 1.39 ac lot Est $310k · 11% over

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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).

• Cash flow +11.0/30.0
• Schools +6.4/10.0
• Livability +3.9/5.0
• DSCR +3.2/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Peacefully tucked away from the traffic and ongoing construction, this 3-bedroom, 2-bath double wide mobile home offers the space and privacy you've been looking for on 1.48 acres in St. Augustine. Inside, you'll find updated flooring that gives the home a fresh, move-in-ready feel. The functional layout provides comfortable living with plenty of room to spread out both inside and out. Step outside to enjoy the cozy side deck, perfect for relaxing mornings or quiet evenings surrounded by nature. Toward the back of the property, dog pens with water and power provide added convenience for pet owners or hobby farm potential. Whether you're looking for peaceful country-style living, extra outdoor space, or a property with room to make your own, this home offers a rare opportunity in a growing area of St. Augustine.

Key facts

• Cozy side deck
• Updated flooring
• 1.48 acres

Tags

• DOUBLE WIDE MOBILE HOME
• UPDATED FLOORING
• COZY SIDE DECK
• DOG PENS WITH WATER AND POWER
• 1.48 ACRES

Property features AI

Finance

• Other: Homestead exempt; Lot approximately 1.48 acres

Exterior

• Utilities: Well water; Septic needed; Cable connected; Water connected
• Home design: Manufactured double-wide home; One-story; Faces west; Entry on main level
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a double wide (manufactured)
• Exterior features: Other exterior features; Kennel/dog run

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Split-bedroom floor plan; Stone fireplace
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (27.5% below list).
• Recommended offer: $250k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Tocoi Creek High School (2,008 students, 10% FRL).
• Market conditions: Rents flat; 1323 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 15 days — a 2% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $135k; list at $345k implies a 156% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,046 (27.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.72% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $310,440
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5351 Muskogean St	0.27mi	3/2.0	1,512 (-3%)	9mo	$389,990	$258	75
5425 Choctaw St	0.33mi	3/2.0	1,550 (-1%)	14mo	$309,000	$199	72
5348 Choctaw St	0.20mi	3/2.0	1,493 (-4%)	20mo	$288,000	$193	67
1865 County Rd 13a N	0.32mi	4/2.0 (+1)	1,584 (+2%)	18mo	$2,000,000	$1,263	63
5336 Choctaw St	0.17mi	3/2.0	1,344 (-14%)	16mo	$168,642	$125	56

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: -22.2%
• Equity multiple: 0.25×
• Total profit: $-72,279
• Equity at exit: $51,441

10-year hold

• IRR: -24.4%
• Equity multiple: -0.06×
• Total profit: $-102,810
• 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: 1323
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$165 /mo · $1,985/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-143

Break-even live

Break-even rent $2,682

Max offer price $319,731

Occupancy floor —

Sensitivity live

Price	-10% $52	-5% $-45	+0% $-143	+5% $-241	+10% $-338
Rent	-10% $-341	-5% $-242	+0% $-143	+5% $-44	+10% $54
Rate	-1.0pp $31	-0.5pp $-55	base $-143	+0.5pp $-232	+1.0pp $-323

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Wrensong Pl Saint Augustine, FL	4.0	2.0	2106	$2,800	$1.33	24d	1	1.42mi

Listing history 18 events

1. 2026-06-13
   statusdays on market $345,000 Pending 15 DOM
2. 2026-06-10
   days on market $345,000 Active 12 DOM
3. 2026-06-08
   days on market $345,000 Active 11 DOM
4. 2026-06-07
   days on market $345,000 Active 10 DOM
5. 2026-06-03
   days on market $345,000 Active 6 DOM
6. 2026-06-02
   days on market $345,000 Active 5 DOM
7. 2026-06-01
   days on market $345,000 Active 4 DOM
8. 2026-05-31
   days on market $345,000 Active 3 DOM
9. 2026-05-28
   listed $345,000 Active

   Show marketing remark (822 chars)

   Peacefully tucked away from the traffic and ongoing construction, this 3-bedroom, 2-bath double wide mobile home offers the space and privacy you've been looking for on 1.48 acres in St. Augustine. Inside, you'll find updated flooring that gives the home a fresh, move-in-ready feel. The functional layout provides comfortable living with plenty of room to spread out both inside and out. Step outside to enjoy the cozy side deck, perfect for relaxing mornings or quiet evenings surrounded by nature. Toward the back of the property, dog pens with water and power provide added convenience for pet owners or hobby farm potential. Whether you're looking for peaceful country-style living, extra outdoor space, or a property with room to make your own, this home offers a rare opportunity in a growing area of St. Augustine.

10. 2026-05-28
    listed $345,000 Active 822-char remark

    Show marketing remark (822 chars)

    Peacefully tucked away from the traffic and ongoing construction, this 3-bedroom, 2-bath double wide mobile home offers the space and privacy you've been looking for on 1.48 acres in St. Augustine. Inside, you'll find updated flooring that gives the home a fresh, move-in-ready feel. The functional layout provides comfortable living with plenty of room to spread out both inside and out. Step outside to enjoy the cozy side deck, perfect for relaxing mornings or quiet evenings surrounded by nature. Toward the back of the property, dog pens with water and power provide added convenience for pet owners or hobby farm potential. Whether you're looking for peaceful country-style living, extra outdoor space, or a property with room to make your own, this home offers a rare opportunity in a growing area of St. Augustine.

11. 2026-05-27
    listed $345,000 Active 822-char remark

    Show marketing remark (822 chars)

    Peacefully tucked away from the traffic and ongoing construction, this 3-bedroom, 2-bath double wide mobile home offers the space and privacy you've been looking for on 1.48 acres in St. Augustine. Inside, you'll find updated flooring that gives the home a fresh, move-in-ready feel. The functional layout provides comfortable living with plenty of room to spread out both inside and out. Step outside to enjoy the cozy side deck, perfect for relaxing mornings or quiet evenings surrounded by nature. Toward the back of the property, dog pens with water and power provide added convenience for pet owners or hobby farm potential. Whether you're looking for peaceful country-style living, extra outdoor space, or a property with room to make your own, this home offers a rare opportunity in a growing area of St. Augustine.

12. 2024-03-04
    historical
13. 2024-01-08
    price $350,000
14. 2024-01-08
    price $350,000
15. 2023-09-26
    price $370,000
16. 2023-09-26
    price $370,000
17. 2023-09-06
    listed $380,000 Active
18. 2021-04-16
    soldstatus $135,000

ⓘ 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: $1,985 · $165/mo
• Projected year-2 tax: $2,864 · $239/mo
• Expected delta: +$878/yr (+$73/mo · 44.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 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: $30,006
• − Mortgage interest: −$19,325
• − Property taxes: −$1,985
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$10,036
• Taxable loss: −$7,867
• Est. tax savings @ 24.0%: +$1,888
• After-tax cash flow: $172/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

+155.6% since first listed

10 events — show timeline

• 2026-05-28 Listed $345,000 St. Augustine and St. Johns County Board of REALTORS®
• 2026-05-28 Listed $345,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-27 Listed $345,000 realMLS
• 2024-03-04 Listing Removed — realMLS
• 2024-01-08 Price Changed $350,000 St. Augustine and St. Johns County Board of REALTORS®
• 2024-01-08 Price Changed $350,000 realMLS
• 2023-09-26 Price Changed $370,000 St. Augustine and St. Johns County Board of REALTORS®
• 2023-09-26 Price Changed $370,000 realMLS
• 2023-09-06 Listed $380,000 realMLS
• 2021-04-16 Sold (Public Records) $135,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,985 · +15.1% YoY. Source: county tax records.