230 Presidents Cup Way #110 · World Golf Village, FL 32092

$177,900

2 bd · 2.0 ba · 1,102 sqft · Condo public records · 38 Days on market

Built 2003 $405/mo HOA · 21% 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).

• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Luxury Ground Floor End Unit in the Gated Community of Legends of St Johns! This desirable 2BR/2BA condo features a heated/cooled Florida room with tranquil greenbelt views leading to the Slammer & Squire golf course and is conveniently located steps from the pool. Enjoy high ceilings throughout, a kitchen with granite countertops and stainless-steel appliances, and beautiful LVP flooring. Community amenities include a fitness center, 2 pools, and tennis courts. BASIC CABLE, WATER, SEWER, EXTERIOR PEST CONTROL, and TRASH are included. This ground floor end unit is rarely available and highly sought after. Don't miss out on this opportunity! Make this your home!

Key facts

• $405 HOA
• Community pool
• Built 2003

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $178k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (13.8% below list).
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $153k (13.8% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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: Wards Creek Elementary School (math 74% / reading 73%, grade A, #260 of 2,144 statewide, top 13%, 954 students, 19% 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; 1336 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 is only 17% of the median local income ($131k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 38 days — a 3% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $72k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,285 (13.8% 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 38 days. Have you received any prior offers? Is the seller open to a 14% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 5.35%
• Cash-on-cash: -3.36%
• DSCR: 0.85
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.08% rent growth · sell at horizon

5-year hold

• IRR: -26.3%
• Equity multiple: 0.14×
• Total profit: $-42,817
• Equity at exit: $26,525

10-year hold

• IRR: -45.2%
• Equity multiple: -0.37×
• Total profit: $-68,456
• Equity at exit: $15,382

Cash invested: $49,812 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,888 high
• Mortgage (P&I): −$933
• Tax from tax record: −$219 /mo · $2,626/yr
• Insurance: −$74
• HOA: −$405
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-139

Break-even live

Break-even rent $2,064

Max offer price $153,285

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-89	+0% $-139	+5% $-190	+10% $-240
Rent	-10% $-288	-5% $-214	+0% $-139	+5% $-65	+10% $10
Rate	-1.0pp $-50	-0.5pp $-94	base $-139	+0.5pp $-185	+1.0pp $-232

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: $44,475
• Closing costs: $5,337
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Ryder Cup Cir #301 Saint Augustine, FL	1.0	1.0	896	$1,395	$1.56	17d	1	0.03mi
115 Legendary Dr #211 Saint Augustine, FL	2.0	2.0	1235	$1,950	$1.58	24d	1	0.11mi
144 Paradas Pl Saint Augustine, FL	3.0	2.5	1477	$2,000	$1.35	24d	1	0.53mi
50 Palma Vista Way St. Augustine, FL	1.0–3.0	1.0–2.0	1002	$1,790	$1.79	3d	9	0.66mi
25 Cenote Cir St. Augustine, FL	3.0	1.0–2.0	995	$1,968	$1.98	3d	30	0.94mi

HOA detail condo

• Monthly dues: $405 · $4,860/yr
• Likely covers: watersewertrashcablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2024-09-03
   soldstatus $235,000 Closed 673-char remark

   Show marketing remark (673 chars)

   Luxury Ground Floor End Unit in the Gated Community of Legends of St Johns! This desirable 2BR/2BA condo features a heated/cooled Florida room with tranquil greenbelt views leading to the Slammer & Squire golf course and is conveniently located steps from the pool. Enjoy high ceilings throughout, a kitchen with granite countertops and stainless-steel appliances, and beautiful LVP flooring. Community amenities include a fitness center, 2 pools, and tennis courts. BASIC CABLE, WATER, SEWER, EXTERIOR PEST CONTROL, and TRASH are included. This ground floor end unit is rarely available and highly sought after. Don't miss out on this opportunity! Make this your home!

2. 2024-08-14
   historical Active Under Contract 673-char remark

   Show marketing remark (673 chars)

   Luxury Ground Floor End Unit in the Gated Community of Legends of St Johns! This desirable 2BR/2BA condo features a heated/cooled Florida room with tranquil greenbelt views leading to the Slammer & Squire golf course and is conveniently located steps from the pool. Enjoy high ceilings throughout, a kitchen with granite countertops and stainless-steel appliances, and beautiful LVP flooring. Community amenities include a fitness center, 2 pools, and tennis courts. BASIC CABLE, WATER, SEWER, EXTERIOR PEST CONTROL, and TRASH are included. This ground floor end unit is rarely available and highly sought after. Don't miss out on this opportunity! Make this your home!

3. 2024-08-08
   listed $250,000 Active 673-char remark

   Show marketing remark (673 chars)

   Luxury Ground Floor End Unit in the Gated Community of Legends of St Johns! This desirable 2BR/2BA condo features a heated/cooled Florida room with tranquil greenbelt views leading to the Slammer & Squire golf course and is conveniently located steps from the pool. Enjoy high ceilings throughout, a kitchen with granite countertops and stainless-steel appliances, and beautiful LVP flooring. Community amenities include a fitness center, 2 pools, and tennis courts. BASIC CABLE, WATER, SEWER, EXTERIOR PEST CONTROL, and TRASH are included. This ground floor end unit is rarely available and highly sought after. Don't miss out on this opportunity! Make this your home!

4. 2021-03-26
   soldstatus $175,000 Sold 463-char remark

   Show marketing remark (463 chars)

   RARELY FOUND & HIGHLY SOUGHT AFTER Ground Floor End Unit in desirable Legends of St Johns! This well placed 2BR/2BA condo includes a heated/cooled Florida room with tranquil views of the greenbelt leading to the Slammer & Squire golf course, and conveniently located just steps to the pool. High ceilings throughout, granite counters in the kitchen, and built-in Murphy bed in the guest room are just a few of the features offered with this amazing condo!

5. 2021-03-26
   soldstatus $175,000

   Show marketing remark (463 chars)

   RARELY FOUND & HIGHLY SOUGHT AFTER Ground Floor End Unit in desirable Legends of St Johns! This well placed 2BR/2BA condo includes a heated/cooled Florida room with tranquil views of the greenbelt leading to the Slammer & Squire golf course, and conveniently located just steps to the pool. High ceilings throughout, granite counters in the kitchen, and built-in Murphy bed in the guest room are just a few of the features offered with this amazing condo!

6. 2021-03-25
   status Pending
7. 2021-03-25
   status Active
8. 2021-03-11
   historical Contingent- Accepting Backups

   Show marketing remark (463 chars)

   RARELY FOUND & HIGHLY SOUGHT AFTER Ground Floor End Unit in desirable Legends of St Johns! This well placed 2BR/2BA condo includes a heated/cooled Florida room with tranquil views of the greenbelt leading to the Slammer & Squire golf course, and conveniently located just steps to the pool. High ceilings throughout, granite counters in the kitchen, and built-in Murphy bed in the guest room are just a few of the features offered with this amazing condo!

9. 2021-03-11
   status Pending 463-char remark

   Show marketing remark (463 chars)

   RARELY FOUND & HIGHLY SOUGHT AFTER Ground Floor End Unit in desirable Legends of St Johns! This well placed 2BR/2BA condo includes a heated/cooled Florida room with tranquil views of the greenbelt leading to the Slammer & Squire golf course, and conveniently located just steps to the pool. High ceilings throughout, granite counters in the kitchen, and built-in Murphy bed in the guest room are just a few of the features offered with this amazing condo!

10. 2021-02-15
    listed $177,900 Active 463-char remark

    Show marketing remark (463 chars)

    RARELY FOUND & HIGHLY SOUGHT AFTER Ground Floor End Unit in desirable Legends of St Johns! This well placed 2BR/2BA condo includes a heated/cooled Florida room with tranquil views of the greenbelt leading to the Slammer & Squire golf course, and conveniently located just steps to the pool. High ceilings throughout, granite counters in the kitchen, and built-in Murphy bed in the guest room are just a few of the features offered with this amazing condo!

11. 2021-02-15
    listed $177,900 Active

    Show marketing remark (463 chars)

    RARELY FOUND & HIGHLY SOUGHT AFTER Ground Floor End Unit in desirable Legends of St Johns! This well placed 2BR/2BA condo includes a heated/cooled Florida room with tranquil views of the greenbelt leading to the Slammer & Squire golf course, and conveniently located just steps to the pool. High ceilings throughout, granite counters in the kitchen, and built-in Murphy bed in the guest room are just a few of the features offered with this amazing condo!

12. 2010-06-29
    historical
13. 2010-06-29
    soldstatus $90,000
14. 2010-06-28
    soldstatus $90,000
15. 2009-10-08
    listed $99,000

ⓘ 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: $2,626 · $219/mo
• Projected year-2 tax: $2,626 · $219/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 22 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: $22,657
• − Mortgage interest: −$9,965
• − Property taxes: −$2,626
• − Insurance: −$890
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − HOA: −$4,860
• − Depreciation: −$5,175
• Taxable loss: −$4,485
• Est. tax savings @ 24.0%: +$1,076
• After-tax cash flow: $-596/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

+137.4% since first listed

15 events — show timeline

• 2024-09-03 Sold (MLS) $235,000 realMLS
• 2024-08-14 Contingent — realMLS
• 2024-08-08 Listed $250,000 realMLS
• 2021-03-26 Sold (Public Records) $175,000 Public Records
• 2021-03-26 Sold (MLS) $175,000 realMLS
• 2021-03-25 Pending — St. Augustine and St. Johns County Board of REALTORS®
• 2021-03-25 Relisted — St. Augustine and St. Johns County Board of REALTORS®
• 2021-03-11 Contingent — St. Augustine and St. Johns County Board of REALTORS®
• 2021-03-11 Pending — realMLS
• 2021-02-15 Listed $177,900 St. Augustine and St. Johns County Board of REALTORS®
• 2021-02-15 Listed $177,900 realMLS
• 2010-06-29 Sold (Public Records) $90,000 Public Records
• 2010-06-29 Listing Removed — realMLS
• 2010-06-28 Sold (MLS) $90,000 realMLS
• 2009-10-08 Listed $99,000 realMLS

Property tax history

+17.9%/yr

Latest (2025): $2,626 · +2.2% YoY. Source: county tax records.