Eagle Plan · World Golf Village, FL 32092

$312,490

3 bd · 2.5 ba · 1,592 sqft · Townhouse · 159 Days on market

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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).

• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Cash flow +5.2/30.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Eagle Townhome offers a perfect blend of comfort and functionality. On the main floor, you'll find a spacious family room, ideal for relaxation or entertaining guests. The kitchen is thoughtfully designed with a convenient pantry, and the adjacent dining area provides a cozy spot for meals. A powder room completes the downstairs layout. Upstairs, the primary suite is a true retreat, featuring a walk-in closet and a private bath for ultimate convenience and privacy. The second and third bedrooms provides flexible living space, while the second full bath down the hall adds extra comfort for family or guests. Plus, the home includes a 1-car garage for added storage and ease of access. * * Photos are representative of the Eagle floor plan.

Key facts

• Walk-in closet
• Private bath
• Dining area

Tags

• FAMILY ROOM
• CONVENIENT PANTRY
• DINING AREA
• WALK-IN CLOSET
• PRIVATE BATH
• FLEXIBLE LIVING SPACE

🏗️ New construction. The $312,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $378,202.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $312k.

Deal economics

• At list price, monthly cash flow is $-849 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (28.5% below list).
• Recommended offer: $223k (28.5% below list) — sets the bar for 1% rule.

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; 1336 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $11k 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 159 days — a 12% lower offer ($275k) 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.

Recommended offer $223,392 (28.5% 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. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.59% ✗
• Cap rate: 3.60%
• Cash-on-cash: -9.62%
• DSCR: 0.57
• GRM: 14.1

CMA / ARV

• ARV (median comp): $378,202
• List price: $312,490
• Delta: -17.37%
• 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
32 Kingsville Ct	0.19mi	3/2.5	1,592 (0%)	2mo	$315,000	$198	89
177 Wood Breeze Way	0.23mi	3/2.5	1,592 (0%)	3mo	$299,990	$188	87
41 Woods Ln	0.14mi	3/2.5	1,438 (-10%)	0mo	$310,000	$216	77
37 Woods Ln	0.14mi	3/2.5	1,438 (-10%)	1mo	$310,000	$216	77
45 Woods Ln	0.14mi	3/2.5	1,438 (-10%)	2mo	$321,500	$224	76
386 Woods Ln	0.25mi	3/2.5	1,760 (+11%)	2mo	$359,000	$204	69
21 Kingsville Ct	0.16mi	3/2.5	1,394 (-12%)	4mo	$345,000	$247	69
1361 Brook Forest Dr	0.29mi	3/2.0	1,454 (-9%)	4mo	$343,327	$236	67
172 Wood Breeze Way	0.22mi	3/2.5	1,389 (-13%)	3mo	$329,990	$238	66
184 Wood Breeze Way	0.23mi	3/2.5	1,389 (-13%)	3mo	$329,990	$238	66
404 Woods Ln	0.24mi	3/2.0	1,386 (-13%)	1mo	$349,990	$253	65
368 Woods Ln	0.26mi	3/2.0	1,388 (-13%)	4mo	$382,060	$275	61

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: -36.7%
• Equity multiple: -0.15×
• Total profit: $-121,693
• Equity at exit: $56,391

10-year hold

• IRR: -74.2%
• Equity multiple: -0.89×
• Total profit: $-200,132
• Equity at exit: $32,700

Cash invested: $105,896 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,234 high
• Mortgage (P&I): −$1,983
• Tax est. 1.5%: −$473 /mo · $5,673/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-849

Break-even live

Break-even rent $3,308

Max offer price $255,370

Occupancy floor —

Sensitivity live

Price	-10% $-587	-5% $-718	+0% $-849	+5% $-980	+10% $-1,110
Rent	-10% $-1,025	-5% $-937	+0% $-849	+5% $-761	+10% $-672
Rate	-1.0pp $-658	-0.5pp $-753	base $-849	+0.5pp $-947	+1.0pp $-1,047

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: $94,550
• Closing costs: $11,346
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Temple Dr Saint Augustine, FL	3.0	2.5	1502	$2,200	$1.46	24d	1	0.79mi
450 Coastline Way Saint Augustine, FL	2.0	2.5	1210	$1,825	$1.51	24d	1	0.80mi
323 Coastline Way Saint Augustine, FL	3.0	2.5	1502	$2,100	$1.40	24d	1	0.86mi
73 Java Ln Saint Augustine, FL	2.0	2.5	1442	$1,899	$1.32	24d	1	0.89mi
600 Coastline Way Saint Augustine, FL	3.0	2.5	1722	$2,200	$1.28	24d	1	0.90mi
124 Java Ln Saint Augustine, FL	3.0	2.5	1502	$1,875	$1.25	24d	1	0.93mi
59 Coastline Way Saint Augustine, FL	3.0	2.5	1722	$2,200	$1.28	24d	1	1.08mi
207 Hubbard Bnd St. Augustine, FL	3.0	2.5	1750	$2,000	$1.14	24d	1	1.30mi
157 Hubbard Bnd Unit 157 St. Augustine, FL	3.0	3.0	1707	$2,400	$1.41	18d	1	1.33mi
61 Pinebury Ln Saint Augustine, FL	3.0	2.5	1438	$1,950	$1.36	22d	1	1.45mi
118 Pinebury Ln Saint Augustine, FL	3.0	2.5	1572	$2,195	$1.40	24d	1	1.47mi
136 Pinebury Ln Saint Augustine, FL	3.0	2.5	1438	$1,925	$1.34	24d	1	1.48mi

Listing history 19 events

1. 2026-06-21
   days on market $312,490 Active 159 DOM
2. 2026-06-18
   days on market $312,490 Active 156 DOM
3. 2026-06-17
   days on market $312,490 Active 155 DOM
4. 2026-06-16
   days on market $312,490 Active 154 DOM
5. 2026-06-15
   days on market $312,490 Active 153 DOM
6. 2026-06-13
   days on market $312,490 Active 151 DOM
7. 2026-06-13
   days on market $312,490 Active 150 DOM
8. 2026-06-10
   days on market $312,490 Active 147 DOM
9. 2026-06-08
   days on market $312,490 Active 146 DOM
10. 2026-06-07
    days on market $312,490 Active 145 DOM
11. 2026-06-03
    days on market $312,490 Active 141 DOM
12. 2026-06-02
    days on market $312,490 Active 140 DOM
13. 2026-06-01
    days on market $312,490 Active 139 DOM
14. 2026-05-31
    days on market $312,490 Active 138 DOM
15. 2026-03-24
    price $312,490 750-char remark

    Show marketing remark (750 chars)

    The Eagle Townhome offers a perfect blend of comfort and functionality. On the main floor, you'll find a spacious family room, ideal for relaxation or entertaining guests. The kitchen is thoughtfully designed with a convenient pantry, and the adjacent dining area provides a cozy spot for meals. A powder room completes the downstairs layout. Upstairs, the primary suite is a true retreat, featuring a walk-in closet and a private bath for ultimate convenience and privacy. The second and third bedrooms provides flexible living space, while the second full bath down the hall adds extra comfort for family or guests. Plus, the home includes a 1-car garage for added storage and ease of access. * * Photos are representative of the Eagle floor plan.

16. 2026-02-23
    status Active 750-char remark

    Show marketing remark (750 chars)

    The Eagle Townhome offers a perfect blend of comfort and functionality. On the main floor, you'll find a spacious family room, ideal for relaxation or entertaining guests. The kitchen is thoughtfully designed with a convenient pantry, and the adjacent dining area provides a cozy spot for meals. A powder room completes the downstairs layout. Upstairs, the primary suite is a true retreat, featuring a walk-in closet and a private bath for ultimate convenience and privacy. The second and third bedrooms provides flexible living space, while the second full bath down the hall adds extra comfort for family or guests. Plus, the home includes a 1-car garage for added storage and ease of access. * * Photos are representative of the Eagle floor plan.

17. 2026-02-23
    historical 750-char remark

    Show marketing remark (750 chars)

    The Eagle Townhome offers a perfect blend of comfort and functionality. On the main floor, you'll find a spacious family room, ideal for relaxation or entertaining guests. The kitchen is thoughtfully designed with a convenient pantry, and the adjacent dining area provides a cozy spot for meals. A powder room completes the downstairs layout. Upstairs, the primary suite is a true retreat, featuring a walk-in closet and a private bath for ultimate convenience and privacy. The second and third bedrooms provides flexible living space, while the second full bath down the hall adds extra comfort for family or guests. Plus, the home includes a 1-car garage for added storage and ease of access. * * Photos are representative of the Eagle floor plan.

18. 2026-01-21
    price $311,990 750-char remark

    Show marketing remark (750 chars)

    The Eagle Townhome offers a perfect blend of comfort and functionality. On the main floor, you'll find a spacious family room, ideal for relaxation or entertaining guests. The kitchen is thoughtfully designed with a convenient pantry, and the adjacent dining area provides a cozy spot for meals. A powder room completes the downstairs layout. Upstairs, the primary suite is a true retreat, featuring a walk-in closet and a private bath for ultimate convenience and privacy. The second and third bedrooms provides flexible living space, while the second full bath down the hall adds extra comfort for family or guests. Plus, the home includes a 1-car garage for added storage and ease of access. * * Photos are representative of the Eagle floor plan.

19. 2026-01-13
    listed $309,990 Active 750-char remark

    Show marketing remark (750 chars)

    The Eagle Townhome offers a perfect blend of comfort and functionality. On the main floor, you'll find a spacious family room, ideal for relaxation or entertaining guests. The kitchen is thoughtfully designed with a convenient pantry, and the adjacent dining area provides a cozy spot for meals. A powder room completes the downstairs layout. Upstairs, the primary suite is a true retreat, featuring a walk-in closet and a private bath for ultimate convenience and privacy. The second and third bedrooms provides flexible living space, while the second full bath down the hall adds extra comfort for family or guests. Plus, the home includes a 1-car garage for added storage and ease of access. * * Photos are representative of the Eagle floor plan.

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

Taxation est. · year 1

• Rental income: $26,807
• − Mortgage interest: −$21,185
• − Property taxes: −$5,673
• − Insurance: −$1,891
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − Depreciation: −$11,002
• Taxable loss: −$17,233
• Est. tax savings @ 24.0%: +$4,136
• After-tax cash flow: $-6,050/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

+0.8% since first listed

5 events — show timeline

• 2026-03-24 Price Changed $312,490 Zillow
• 2026-02-23 Relisted — Zillow
• 2026-02-23 Delisted — Zillow
• 2026-01-21 Price Changed $311,990 Zillow
• 2026-01-13 Listed $309,990 Zillow