2017 N Sorrento Hills Rd · World Golf Village, FL 32092

$5,000

5 bd · 3.0 ba · 2,561 sqft · SingleFamily public records · 8 Days on market

Built 2010

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Custom Built Colonial Style Stunning 4/2.5 Home with Office and Bonus Room, 3 car garage on over a 1/2 acre lot in the heart of Murabella! As you enter the home you will walk into a spacious formal Dining area With Gorgeous Wood Floors to office/Guest Room with French Doors, to an open Gathering Room with Fireplace, Eat-in-space area, Kitchen has lots of cabinets, Stainless Appliances, Granite counters, and Breakfast Bar overlooks an amazing backyard with true outdoor living! Beautiful newly installed Pavers with fire pit area, plenty of room to expand the home and build a pool on this over 1/2 lot! Back inside you walk up a private staircase to a Bonus/game room, three Guest Rooms and Master Bedroom. The Master is large with a Garden Tub and separate shower. This is the Only Custom Home by this Builder in Murabella which makes this Home so unique! A New A/C system, hot water heater, and garbage disposal is a plus! Home has been Freshly painted inside and out!

Key facts

• 3 garage spots
• Listed 8 days

Property features AI

Exterior

• Parking: 3-car garage
• Home design: Residential property; 2 stories total
• Exterior features: Planned Unit Development (PUD)

Interior

• Bathrooms: Two full bathrooms; One half bathroom
• Interior features: Two-story layout

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$545,493) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $5k).
• Cap rate 626.5% 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; 1323 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 30% of the median local income ($131k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $35 of loan paydown is wiped out by about $150 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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 17y 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.

Risks & watch-outs

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

Recommended offer $5,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 66.30% ✓
• Cap rate: 626.51%
• Cash-on-cash: 2215.07%
• DSCR: 99.56
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $545,493
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 E Positano Ave	0.09mi	5/4.0	2,601 (+2%)	0mo	$585,000	$225	89
436 Porta Rosa Cir	0.09mi	4/3.0 (-1)	2,632 (+3%)	1mo	$515,000	$196	86
2724 N Portofino Rd	0.17mi	4/3.0 (-1)	2,556 (-0%)	2mo	$574,900	$225	85
486 Porta Rosa Cir	0.15mi	5/3.0	2,708 (+6%)	2mo	$490,000	$181	82
232 Porta Rosa Cir	0.44mi	4/3.0 (-1)	2,539 (-1%)	2mo	$540,000	$213	71
2270 Cascadia Ct	0.47mi	4/3.0 (-1)	2,518 (-2%)	5mo	$630,000	$250	66
249 Porta Rosa Cir	0.41mi	4/2.0 (-1)	2,646 (+3%)	0mo	$635,000	$240	66
405 Porta Rosa Cir	0.13mi	4/2.0 (-1)	2,260 (-12%)	4mo	$480,000	$212	62
3528 Garibaldi Way	0.60mi	4/3.0 (-1)	2,634 (+3%)	0mo	$499,000	$189	62
937 E Terranova Way	0.38mi	4/3.0 (-1)	2,258 (-12%)	0mo	$439,900	$195	57
157 Toscana Ln	0.64mi	4/3.0 (-1)	2,701 (+6%)	5mo	$585,000	$217	52
205 S Bellagio Dr	0.56mi	5/4.0	2,790 (+9%)	5mo	$470,000	$168	51

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: —
• Equity multiple: 111.26×
• Total profit: $154,369
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 222.38×
• Total profit: $309,934
• Equity at exit: $432

Cash invested: $1,400 (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: 1323
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,315 medium
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $2,584

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 17%

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
660 Porta Rosa Cir Saint Augustine, FL	4.0	3.0	2591	$3,450	$1.33	23d	1	0.40mi
249 Palazzo Cir Saint Augustine, FL	5.0	3.0	2690	$2,824	$1.05	23d	1	0.55mi
138 Colorado Springs Way Saint Augustine, FL	4.0	2.0	1930	$2,350	$1.22	23d	1	0.84mi
3098 Pacetti Rd St. Augustine, FL	4.0	3.0	2776	$3,300	$1.19	23d	1	1.37mi

Listing history 7 events

1. 2026-06-18
   days on market $5,000 Active 8 DOM
2. 2026-06-17
   days on market $5,000 Active 7 DOM
3. 2026-06-16
   days on market $5,000 Active 6 DOM
4. 2026-06-15
   days on market $5,000 Active 5 DOM
5. 2026-06-13
   days on market $5,000 Active 3 DOM
6. 2026-06-13
   remarks 295-char remark
7. 2026-06-13
   listed $5,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $39,779
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$3,182
• − Management: −$3,182
• − Depreciation: −$145
• Taxable income: $32,889
• Est. tax owed @ 24.0%: −$7,893
• After-tax cash flow: $23,118/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

-84.8% since first listed

22 events — show timeline

• 2026-06-10 Listed $5,000 NFMLS
• 2019-05-14 Sold (Public Records) $324,000 Public Records
• 2019-05-10 Sold (MLS) $324,000 St. Augustine and St. Johns County Board of REALTORS®
• 2019-05-10 Sold (MLS) $324,000 realMLS
• 2019-04-25 Pending — realMLS
• 2019-04-22 Contingent — St. Augustine and St. Johns County Board of REALTORS®
• 2019-03-25 Contingent — realMLS
• 2019-03-15 Listed $324,000 St. Augustine and St. Johns County Board of REALTORS®
• 2019-03-15 Listed $324,900 realMLS
• 2018-09-28 Listing Removed — realMLS
• 2018-08-07 Price Changed $325,000 realMLS
• 2018-06-17 Price Changed $339,000 realMLS
• 2018-05-17 Price Changed $345,000 realMLS
• 2018-02-02 Listed $349,000 realMLS
• 2015-09-29 Listing Removed — realMLS
• 2015-09-02 Listed $299,900 realMLS
• 2011-06-24 Listing Removed — realMLS
• 2011-06-03 Sold (MLS) $205,000 realMLS
• 2010-07-02 Listed $219,990 realMLS
• 2010-06-30 Listing Removed — realMLS
• 2009-10-01 Listed $249,990 realMLS
• 2009-09-24 Sold (Public Records) $33,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $6,976 · +8.0% YoY. Source: county tax records.