41 Cottage Green Pl · World Golf Village, FL 32092

$343,750

3 bd · 2.0 ba · 1,626 sqft · SingleFamily public records · 52 Days on market

Built 2019 5,227 sqft lot $211/sqft · 21% below area Est $435k · 21% under $150/mo HOA · 6% of rent ↓ 5% 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).

• ARV discount +15.0/15.0
• Cash flow +7.9/30.0
• Schools +6.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 Bedroom, 2 Bath Home in Desirable World Golf Village - Priced to Sell! Welcome to this inviting 3-bedroom, 2-bath home located in the highly sought-after World Golf Village community. Perfectly priced for a quick sale, this property offers a fantastic opportunity to make it your own and add your personal touch. Inside, you'll find a comfortable and functional layout with plenty of natural light throughout. The home features a spacious living area, a practical kitchen ready for your vision, and well-sized bedrooms ideal for family, guests, or a home office. Step outside to enjoy the covered lanai--perfect for relaxing with your morning coffee or unwinding in the evenings while enjoying the Florida breeze, all without the bugs. With few upgrades, this home is ready for your creativity. Whether you're a first-time buyer, investor, or looking to customize your dream home, the possibilities here are endless.

Key facts

• Dog park
• Pickleball courts
• Spacious kitchen

Tags

• POOL
• PICKLEBALL COURTS
• DOG PARK
• PLAYGROUND
• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Annual association fee $1,800; Community amenities include clubhouse, dog park, fitness center, golf course, pickleball, playground, tennis courts, and community pool (not private)

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One level; Entry level 1; East-facing; Residential use
• Construction: Stucco construction; Shingle roof
• Exterior features: Covered rear porch; Wrought iron fencing; Dead end street; Asphalt road

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Split bedroom floorplan; Walk-in closet(s)
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $344k.

Deal economics

• At list price, monthly cash flow is $-487 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (26.7% below list).
• Recommended offer: $252k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: Mill Creek Academy (math 73% / reading 69%, grade A-, #320 of 2,144 statewide, top 15%, 1,893 students, 18% FRL); Pacetti Bay Middle School (math 77% / reading 72%, grade A, #40 of 571 statewide, top 7%, 1,443 students, 18% FRL); Allen D Nease Senior High School (math 72% / reading 78%, grade A-, #40 of 667 statewide, top 6%, 2,214 students, 4% FRL).
• Market conditions: Rents flat; 1335 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 52 days — a 3% lower offer ($333k) 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major 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 $252,050 (26.7% 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 52 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.73% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.51%
• DSCR: 0.80
• GRM: 11.4

CMA / ARV

• ARV (median comp): $434,655
• List price: $343,750
• Delta: -20.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Cottage Link Walk	0.14mi	3/2.0	1,626 (0%)	22mo	$415,000	$255	75
95 Cottage Link Walk	0.09mi	3/2.0	1,659 (+2%)	22mo	$395,000	$238	74
501 Olympic Cir	0.60mi	3/2.0	1,631 (+0%)	9mo	$365,000	$224	64
123 Cottage Green Pl	0.09mi	3/2.0	1,397 (-14%)	20mo	$410,000	$293	56
66 Cottage Green Pl	0.04mi	3/2.0	1,397 (-14%)	23mo	$370,000	$265	56
608 Copperhead Cir	0.69mi	3/2.0	1,866 (+15%)	2mo	$369,500	$198	41
609 Copperhead Cir	0.73mi	3/2.0	1,822 (+12%)	12mo	$390,000	$214	36
116 St Andrews Place Dr	0.52mi	3/2.0	1,856 (+14%)	21mo	$450,000	$242	35

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: -30.2%
• Equity multiple: 0.03×
• Total profit: $-93,799
• Equity at exit: $51,254

10-year hold

• IRR: -51.7%
• Equity multiple: -0.55×
• Total profit: $-149,040
• Equity at exit: $29,721

Cash invested: $96,250 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,520 high
• Mortgage (P&I): −$1,803
• Tax from tax record: −$257 /mo · $3,082/yr
• Insurance: −$143
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$150
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-487

Break-even live

Break-even rent $3,137

Max offer price $257,761

Occupancy floor —

Sensitivity live

Price	-10% $-292	-5% $-389	+0% $-487	+5% $-584	+10% $-681
Rent	-10% $-686	-5% $-586	+0% $-487	+5% $-387	+10% $-288
Rate	-1.0pp $-314	-0.5pp $-399	base $-487	+0.5pp $-576	+1.0pp $-666

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: $85,938
• Closing costs: $10,312
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Island Green Dr Saint Augustine, FL	3.0	3.5	2013	$3,995	$1.98	25d	1	0.52mi
54 Adelanto Ave Saint Augustine, FL	3.0	2.5	1526	$1,900	$1.25	16d	1	1.02mi
77 San Briso Way Saint Augustine, FL	3.0	2.5	1526	$2,150	$1.41	5d	1	1.06mi
115 Legendary Dr #211 Saint Augustine, FL	2.0	2.0	1235	$1,950	$1.58	25d	1	1.12mi
50 Ventures Dr St. Augustine, FL	1.0–3.0	1.0–2.0	1012	$2,020	$2.00	0d	18	1.13mi
144 Paradas Pl Saint Augustine, FL	3.0	2.5	1477	$2,000	$1.35	25d	1	1.26mi
46 Paradas Pl Saint Augustine, FL	3.0	2.5	2066	$2,125	$1.03	23d	1	1.28mi
545 Brandon Lakes Dr Saint Augustine, FL	3.0	2.5	1396	$2,095	$1.50	9d	1	1.40mi
572 Silver Landing Dr Saint Augustine, FL	4.0	2.5	2040	$2,550	$1.25	25d	1	1.41mi
33 Thurnham Ln Saint Augustine, FL	3.0	2.5	1445	$1,950	$1.35	19d	1	1.49mi
24 Thurnham Ln Saint Augustine, FL	3.0	2.5	1445	$1,950	$1.35	19d	1	1.50mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 18 events

1. 2026-06-18
   days on market $343,750 Active 52 DOM
2. 2026-06-17
   days on market $343,750 Active 51 DOM
3. 2026-06-16
   days on market $343,750 Active 50 DOM
4. 2026-06-15
   days on market $343,750 Active 49 DOM
5. 2026-06-13
   days on market $343,750 Active 47 DOM
6. 2026-06-13
   days on market $343,750 Active 46 DOM
7. 2026-06-10
   days on market $343,750 Active 43 DOM
8. 2026-06-08
   days on market $343,750 Active 42 DOM
9. 2026-06-07
   days on market $343,750 Active 41 DOM
10. 2026-06-03
    days on market $343,750 Active 37 DOM
11. 2026-06-02
    days on market $343,750 Active 36 DOM
12. 2026-06-01
    days on market $343,750 Active 35 DOM
13. 2026-05-31
    days on market $343,750 Active 34 DOM
14. 2026-05-09
    price $343,750 803-char remark
15. 2026-04-27
    listed $355,000 Active 803-char remark

    Show marketing remark (939 chars)

    Charming 3 Bedroom, 2 Bath Home in Desirable World Golf Village - Priced to Sell! Welcome to this inviting 3-bedroom, 2-bath home located in the highly sought-after World Golf Village community. Perfectly priced for a quick sale, this property offers a fantastic opportunity to make it your own and add your personal touch. Inside, you'll find a comfortable and functional layout with plenty of natural light throughout. The home features a spacious living area, a practical kitchen ready for your vision, and well-sized bedrooms ideal for family, guests, or a home office. Step outside to enjoy the covered lanai--perfect for relaxing with your morning coffee or unwinding in the evenings while enjoying the Florida breeze, all without the bugs. With few upgrades, this home is ready for your creativity. Whether you're a first-time buyer, investor, or looking to customize your dream home, the possibilities here are endless.

16. 2026-04-27
    historical 939-char remark

    Show marketing remark (939 chars)

    Charming 3 Bedroom, 2 Bath Home in Desirable World Golf Village - Priced to Sell! Welcome to this inviting 3-bedroom, 2-bath home located in the highly sought-after World Golf Village community. Perfectly priced for a quick sale, this property offers a fantastic opportunity to make it your own and add your personal touch. Inside, you'll find a comfortable and functional layout with plenty of natural light throughout. The home features a spacious living area, a practical kitchen ready for your vision, and well-sized bedrooms ideal for family, guests, or a home office. Step outside to enjoy the covered lanai--perfect for relaxing with your morning coffee or unwinding in the evenings while enjoying the Florida breeze, all without the bugs. With few upgrades, this home is ready for your creativity. Whether you're a first-time buyer, investor, or looking to customize your dream home, the possibilities here are endless.

17. 2026-04-10
    price $359,900 939-char remark

    Show marketing remark (939 chars)

    Charming 3 Bedroom, 2 Bath Home in Desirable World Golf Village - Priced to Sell! Welcome to this inviting 3-bedroom, 2-bath home located in the highly sought-after World Golf Village community. Perfectly priced for a quick sale, this property offers a fantastic opportunity to make it your own and add your personal touch. Inside, you'll find a comfortable and functional layout with plenty of natural light throughout. The home features a spacious living area, a practical kitchen ready for your vision, and well-sized bedrooms ideal for family, guests, or a home office. Step outside to enjoy the covered lanai--perfect for relaxing with your morning coffee or unwinding in the evenings while enjoying the Florida breeze, all without the bugs. With few upgrades, this home is ready for your creativity. Whether you're a first-time buyer, investor, or looking to customize your dream home, the possibilities here are endless.

18. 2026-04-03
    listed $360,000 Active 939-char remark

    Show marketing remark (939 chars)

    Charming 3 Bedroom, 2 Bath Home in Desirable World Golf Village - Priced to Sell! Welcome to this inviting 3-bedroom, 2-bath home located in the highly sought-after World Golf Village community. Perfectly priced for a quick sale, this property offers a fantastic opportunity to make it your own and add your personal touch. Inside, you'll find a comfortable and functional layout with plenty of natural light throughout. The home features a spacious living area, a practical kitchen ready for your vision, and well-sized bedrooms ideal for family, guests, or a home office. Step outside to enjoy the covered lanai--perfect for relaxing with your morning coffee or unwinding in the evenings while enjoying the Florida breeze, all without the bugs. With few upgrades, this home is ready for your creativity. Whether you're a first-time buyer, investor, or looking to customize your dream home, the possibilities here are endless.

ⓘ 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: $3,082 · $257/mo
• Projected year-2 tax: $3,082 · $257/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 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 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: $30,246
• − Mortgage interest: −$19,255
• − Property taxes: −$3,082
• − Insurance: −$3,221
• − Repairs & maintenance: −$2,420
• − Management: −$2,420
• − HOA: −$1,800
• − Depreciation: −$10,000
• Taxable loss: −$11,952
• Est. tax savings @ 24.0%: +$2,869
• After-tax cash flow: $-2,973/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

-4.5% since first listed

6 events — show timeline

• 2026-06-18 Listing Removed — realMLS
• 2026-05-09 Price Changed $343,750 realMLS
• 2026-04-27 Listing Removed — realMLS
• 2026-04-27 Listed $355,000 realMLS
• 2026-04-10 Price Changed $359,900 realMLS
• 2026-04-03 Listed $360,000 realMLS

Property tax history

+22.2%/yr

Latest (2025): $3,082 · +13.4% YoY. Source: county tax records.