54 Pepperpike Way · World Golf Village, FL 32092

$398,000

4 bd · 3.0 ba · 2,077 sqft · SingleFamily · 390 Days on market

Built 2022 $192/sqft · 17% below area Est $480k · 17% under $10/mo HOA

---

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
• Schools +6.4/10.0
• Cash flow +5.8/30.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SHORT SALE LIST PRICE IS NOT BANK APPROVED YET...This Richmond Slate floorplan, known for being one of the best in the Seasons Line, features a covered front porch and a spacious great room layout with LVP flooring. The kitchen offers mocha cabinets, quartz countertops, and stainless steel appliances. The master suite includes a large walk-in closet, dual sinks, a garden tub, and a separate glass shower. Don't miss your chance to see this one!

Key facts

• Covered front porch
• Great room layout
• Quartz countertops

Tags

• COVERED FRONT PORCH
• GREAT ROOM LAYOUT
• MOCHA CABINETS
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $398k.

Deal economics

• At list price, monthly cash flow is $-788 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (35.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (30.8% below list).
• Recommended offer: $259k (35.0% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 3.0% in World Golf Village — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 17 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 390 days — a 12% lower offer ($350k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $122k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $258,777 (35.0% 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 390 days. Have you received any prior offers? Is the seller open to a 35% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.69% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.49%
• DSCR: 0.62
• GRM: 12.0

CMA / ARV

• ARV (median comp): $480,482
• List price: $398,000
• Delta: -17.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Pepperpike Way	0.03mi	4/3.0	2,066 (-0%)	4mo	$525,000	$254	94
60 Cloverly Pt	0.24mi	4/3.0	2,027 (-2%)	4mo	$393,000	$194	81
49 Sunberry Way	0.39mi	4/3.0	2,055 (-1%)	2mo	$520,000	$253	78
149 Ferndale Way	0.16mi	3/2.0 (-1)	1,875 (-10%)	5mo	$355,000	$189	63
109 White Rabbit Run	0.63mi	4/2.0	2,126 (+2%)	4mo	$515,000	$242	60
169 Clarys Run	0.51mi	3/2.5 (-1)	1,957 (-6%)	2mo	$390,000	$199	58
182 Foxcross Ave	0.38mi	3/2.5 (-1)	2,341 (+13%)	1mo	$445,000	$190	54
22 Mosaic Park Ave	0.33mi	3/2.0 (-1)	1,837 (-12%)	5mo	$364,000	$198	52
41 Seasons Ct	0.54mi	4/2.0	1,811 (-13%)	0mo	$380,000	$210	49
177 Clarys Run	0.50mi	3/2.0 (-1)	1,875 (-10%)	3mo	$335,512	$179	49
107 Seasons Ct	0.57mi	4/3.0	2,384 (+15%)	3mo	$490,000	$206	46
177 White Rabbit Run	0.70mi	4/2.5	2,360 (+14%)	2mo	$470,000	$199	41

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: -34.8%
• Equity multiple: -0.10×
• Total profit: $-122,378
• Equity at exit: $59,343

10-year hold

• IRR: -70.0%
• Equity multiple: -0.80×
• Total profit: $-200,931
• Equity at exit: $34,412

Cash invested: $111,440 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,754 high
• Mortgage (P&I): −$2,087
• Tax from tax record: −$701 /mo · $8,412/yr
• Insurance: −$166
• HOA: −$10
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-788

Break-even live

Break-even rent $3,752

Max offer price $258,777

Occupancy floor —

Sensitivity live

Price	-10% $-563	-5% $-675	+0% $-788	+5% $-901	+10% $-1,013
Rent	-10% $-1,006	-5% $-897	+0% $-788	+5% $-679	+10% $-571
Rate	-1.0pp $-588	-0.5pp $-687	base $-788	+0.5pp $-891	+1.0pp $-996

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: $99,500
• Closing costs: $11,940
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46 Osprey Mills Ln Saint Augustine, FL	4.0	2.5	2385	$2,500	$1.05	25d	1	0.09mi
244 Patina Pl Saint Augustine, FL	3.0	2.5	2081	$2,995	$1.44	17d	1	0.35mi
312 Clarys Run Saint Augustine, FL	3.0	2.0	1864	$2,300	$1.23	25d	1	0.38mi
253 Clarys Run Saint Augustine, FL	4.0	2.5	1957	$2,600	$1.33	22d	1	0.44mi
280 Field Flower Way Saint Augustine, FL	4.0	3.0	1810	$2,650	$1.46	17d	1	0.67mi
154 Farmfield Dr Saint Augustine, FL	4.0	2.5	2100	$2,900	$1.38	9d	1	0.76mi
104 Charmer Trce Saint Augustine, FL	4.0	3.0	2500	$2,700	$1.08	25d	1	0.89mi
112 Wrensong Pl Saint Augustine, FL	4.0	2.0	2106	$2,800	$1.33	25d	1	0.94mi
1417 Heather Ct Saint Augustine, FL	3.0	2.0	2251	$2,500	$1.11	5d	1	1.06mi
1306 Ardmore St Saint Augustine, FL	4.0	2.0	1853	$2,280	$1.23	5d	1	1.10mi
1302 Ardmore St Saint Augustine, FL	4.0	2.0	1884	$2,110	$1.12	25d	1	1.11mi
5104 Foliage Way Saint Augustine, FL	4.0	3.0	2863	$3,500	$1.22	16d	1	1.17mi
1024 Ardmore St Saint Augustine, FL	4.0	2.0	1594	$2,400	$1.51	25d	1	1.21mi
801 Mackenzie Cir Saint Augustine, FL	3.0	2.0	1412	$1,974	$1.40	25d	1	1.23mi
801 Mackenzie Cir Saint Augustine, FL	3.0	2.0	1412	$1,974	$1.40	5d	1	1.23mi
6271 County Road 208 Saint Augustine, FL	5.0	1.5	1904	$2,990	$1.57	3d	1	1.30mi
391 Meadowlark Ln Saint Augustine, FL	3.0	2.0	1768	$2,290	$1.30	5d	1	1.33mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 25 events

1. 2026-06-21
   days on market $398,000 Active 390 DOM
2. 2026-06-18
   days on market $398,000 Active 387 DOM
3. 2026-06-17
   days on market $398,000 Active 386 DOM
4. 2026-06-16
   days on market $398,000 Active 385 DOM
5. 2026-06-15
   days on market $398,000 Active 384 DOM
6. 2026-06-13
   days on market $398,000 Active 382 DOM
7. 2026-06-13
   days on market $398,000 Active 381 DOM
8. 2026-06-10
   days on market $398,000 Active 378 DOM
9. 2026-06-08
   days on market $398,000 Active 377 DOM
10. 2026-06-07
    days on market $398,000 Active 376 DOM
11. 2026-06-03
    days on market $398,000 Active 372 DOM
12. 2026-06-02
    days on market $398,000 Active 371 DOM
13. 2026-06-01
    days on market $398,000 Active 370 DOM
14. 2026-05-31
    pricedays on market $398,000 Active 369 DOM
15. 2026-01-02
    status Active 447-char remark

    Show marketing remark (447 chars)

    SHORT SALE LIST PRICE IS NOT BANK APPROVED YET...This Richmond Slate floorplan, known for being one of the best in the Seasons Line, features a covered front porch and a spacious great room layout with LVP flooring. The kitchen offers mocha cabinets, quartz countertops, and stainless steel appliances. The master suite includes a large walk-in closet, dual sinks, a garden tub, and a separate glass shower. Don't miss your chance to see this one!

16. 2025-12-31
    historical 447-char remark

    Show marketing remark (447 chars)

    SHORT SALE LIST PRICE IS NOT BANK APPROVED YET...This Richmond Slate floorplan, known for being one of the best in the Seasons Line, features a covered front porch and a spacious great room layout with LVP flooring. The kitchen offers mocha cabinets, quartz countertops, and stainless steel appliances. The master suite includes a large walk-in closet, dual sinks, a garden tub, and a separate glass shower. Don't miss your chance to see this one!

17. 2025-12-02
    price $360,000 447-char remark

    Show marketing remark (447 chars)

    SHORT SALE LIST PRICE IS NOT BANK APPROVED YET...This Richmond Slate floorplan, known for being one of the best in the Seasons Line, features a covered front porch and a spacious great room layout with LVP flooring. The kitchen offers mocha cabinets, quartz countertops, and stainless steel appliances. The master suite includes a large walk-in closet, dual sinks, a garden tub, and a separate glass shower. Don't miss your chance to see this one!

18. 2025-10-03
    price $375,000 447-char remark

    Show marketing remark (447 chars)

    SHORT SALE LIST PRICE IS NOT BANK APPROVED YET...This Richmond Slate floorplan, known for being one of the best in the Seasons Line, features a covered front porch and a spacious great room layout with LVP flooring. The kitchen offers mocha cabinets, quartz countertops, and stainless steel appliances. The master suite includes a large walk-in closet, dual sinks, a garden tub, and a separate glass shower. Don't miss your chance to see this one!

19. 2025-09-24
    price $399,000 447-char remark

    Show marketing remark (447 chars)

    SHORT SALE LIST PRICE IS NOT BANK APPROVED YET...This Richmond Slate floorplan, known for being one of the best in the Seasons Line, features a covered front porch and a spacious great room layout with LVP flooring. The kitchen offers mocha cabinets, quartz countertops, and stainless steel appliances. The master suite includes a large walk-in closet, dual sinks, a garden tub, and a separate glass shower. Don't miss your chance to see this one!

20. 2025-08-25
    price $429,900 447-char remark

    Show marketing remark (447 chars)

    SHORT SALE LIST PRICE IS NOT BANK APPROVED YET...This Richmond Slate floorplan, known for being one of the best in the Seasons Line, features a covered front porch and a spacious great room layout with LVP flooring. The kitchen offers mocha cabinets, quartz countertops, and stainless steel appliances. The master suite includes a large walk-in closet, dual sinks, a garden tub, and a separate glass shower. Don't miss your chance to see this one!

21. 2025-05-27
    price $460,000 447-char remark

    Show marketing remark (447 chars)

    SHORT SALE LIST PRICE IS NOT BANK APPROVED YET...This Richmond Slate floorplan, known for being one of the best in the Seasons Line, features a covered front porch and a spacious great room layout with LVP flooring. The kitchen offers mocha cabinets, quartz countertops, and stainless steel appliances. The master suite includes a large walk-in closet, dual sinks, a garden tub, and a separate glass shower. Don't miss your chance to see this one!

22. 2025-05-26
    listed $520,000 Active 447-char remark

    Show marketing remark (447 chars)

    SHORT SALE LIST PRICE IS NOT BANK APPROVED YET...This Richmond Slate floorplan, known for being one of the best in the Seasons Line, features a covered front porch and a spacious great room layout with LVP flooring. The kitchen offers mocha cabinets, quartz countertops, and stainless steel appliances. The master suite includes a large walk-in closet, dual sinks, a garden tub, and a separate glass shower. Don't miss your chance to see this one!

23. 2022-07-29
    historical 508-char remark

    Show marketing remark (508 chars)

    Just Like New. Why wait on builder specs to be complete. This 4 month new home is clean and ready for you. Richmond's Slate floorplan with covered front porch elevation is one of the best layouts in their Seasons Line. Features include, a greatroom concept with LVP floors, kitchen with mocha cabinets, stainless appliances and quartz counters. The master suite includes a large walk-in closet, dual sinks, garden tub, and separate glass shower enclosure. Come take a look at this one before it is gone!

24. 2022-07-05
    listed $520,000 Active 508-char remark

    Show marketing remark (508 chars)

    Just Like New. Why wait on builder specs to be complete. This 4 month new home is clean and ready for you. Richmond's Slate floorplan with covered front porch elevation is one of the best layouts in their Seasons Line. Features include, a greatroom concept with LVP floors, kitchen with mocha cabinets, stainless appliances and quartz counters. The master suite includes a large walk-in closet, dual sinks, garden tub, and separate glass shower enclosure. Come take a look at this one before it is gone!

25. 2020-07-16
    soldstatus $2,805,984

ⓘ 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: $8,412 · $701/mo
• Projected year-2 tax: $8,412 · $701/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 · 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: $33,051
• − Mortgage interest: −$22,294
• − Property taxes: −$8,412
• − Insurance: −$1,990
• − Repairs & maintenance: −$2,644
• − Management: −$2,644
• − HOA: −$120
• − Depreciation: −$11,578
• Taxable loss: −$16,631
• Est. tax savings @ 24.0%: +$3,991
• After-tax cash flow: $-5,466/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

-87.2% since first listed

11 events — show timeline

• 2026-01-02 Relisted — realMLS
• 2025-12-31 Listing Removed — realMLS
• 2025-12-02 Price Changed $360,000 realMLS
• 2025-10-03 Price Changed $375,000 realMLS
• 2025-09-24 Price Changed $399,000 realMLS
• 2025-08-25 Price Changed $429,900 realMLS
• 2025-05-27 Price Changed $460,000 realMLS
• 2025-05-26 Listed $520,000 realMLS
• 2022-07-29 Listing Removed — realMLS
• 2022-07-05 Listed $520,000 realMLS
• 2020-07-16 Sold (Public Records) $2,805,984 Public Records

Property tax history

+18.9%/yr

Latest (2025): $8,412 · +6.2% YoY. Source: county tax records.