23 Belfort Ct · Fruit Cove, FL 32092

$360,000

4 bd · 2.5 ba · 2,005 sqft · Townhouse · 1 Days on market

Built 2026 Est $383k · 6% under

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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 +10.2/15.0
• Cash flow +9.8/30.0
• Schools +6.4/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This two-story townhome has a smart layout that offers space and convenience. Past the front porch is a spacious first-floor living room that seamlessly connects to a well-equipped kitchen and a dining room for memorable meals. All four bedrooms are perfectly situated upstairs to provide residents with maximum privacy, including the owner's suite with a full-sized bathroom and walk-in closet. Completing the home is a two-car garage for versatile storage room.

Key facts

• Full-sized bathroom
• Walk-in closet
• Dining room

Tags

• FIRST-FLOOR LIVING ROOM
• WELL-EQUIPPED KITCHEN
• DINING ROOM
• OWNER'S SUITE
• FULL-SIZED BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Other: Address: 23 Belfort Ct, Saint Augustine, FL 32092; Listing provided by Zillow; information deemed reliable but not guaranteed
• Financial info: List price $360,000

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family home, Mallard plan; Active listing
• Exterior features: Living area approximately 2005

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec new construction (Mallard plan)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $360k.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $327k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (20.5% below list).
• Recommended offer: $286k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.9% in Fruit Cove — 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 69/100 on livability (#469 in FL) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living 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; 8 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $286,028 (20.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.72%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $382,955
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Belfort Ct	0.07mi	4/2.5	2,005 (0%)	2mo	$387,500	$193	95
16 Samantha Ct	0.10mi	4/2.5	2,005 (0%)	1mo	$383,000	$191	94
119 Belfort Ct	0.09mi	4/2.5	2,005 (0%)	2mo	$372,500	$186	94
80 Belfort Ct	0.06mi	3/2.5 (-1)	1,799 (-10%)	1mo	$322,500	$179	74
76 Belfort Ct	0.06mi	3/2.5 (-1)	1,799 (-10%)	1mo	$347,500	$193	74
113 Belfort Ct	0.09mi	3/2.5 (-1)	1,799 (-10%)	2mo	$317,500	$176	72
119 Hogan Ct	0.10mi	3/2.5 (-1)	1,799 (-10%)	1mo	$322,595	$179	72
29 Craig Ct	0.13mi	3/2.5 (-1)	1,707 (-15%)	0mo	$285,000	$167	64
31 Craig Ct	0.13mi	3/2.5 (-1)	1,707 (-15%)	1mo	$278,500	$163	63
225 Yellowstone Dr	0.36mi	3/2.5 (-1)	1,813 (-10%)	1mo	$367,990	$203	61
170 Yellowstone Dr	0.39mi	3/2.5 (-1)	1,813 (-10%)	1mo	$369,990	$204	60
162 Yellowstone Dr	0.39mi	3/2.5 (-1)	1,813 (-10%)	1mo	$364,990	$201	60

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: -24.1%
• Equity multiple: 0.20×
• Total profit: $-80,995
• Equity at exit: $53,677

10-year hold

• IRR: -30.6%
• Equity multiple: -0.20×
• Total profit: $-120,679
• Equity at exit: $31,126

Cash invested: $100,800 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,860 high
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,400/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $-228

Break-even live

Break-even rent $3,149

Max offer price $326,971

Occupancy floor —

Sensitivity live

Price	-10% $21	-5% $-104	+0% $-228	+5% $-353	+10% $-477
Rent	-10% $-454	-5% $-341	+0% $-228	+5% $-115	+10% $-2
Rate	-1.0pp $-47	-0.5pp $-137	base $-228	+0.5pp $-322	+1.0pp $-416

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
380 Belfort Ct Saint Augustine, FL	3.0	2.5	1782	$2,500	$1.40	24d	1	0.17mi
413 Rosemont Dr Saint Augustine, FL	3.0	2.5	1782	$2,125	$1.19	24d	1	0.21mi
88 Crew Ct Saint Augustine, FL	4.0	3.0	2709	$3,299	$1.22	24d	1	0.26mi
72 Ben Ct Saint Augustine, FL	4.0	3.0	2289	$2,875	$1.26	21d	1	0.27mi
78 Gaston Ct Saint Augustine, FL	3.0	2.5	1635	$2,250	$1.38	24d	1	0.30mi
98 Neighbor CIR St Augustine, FL	4.0	2.5	2299	$2,400	$1.04	24d	1	0.59mi
36 Viceroy Ct Saint Augustine, FL	3.0	2.5	1631	$2,850	$1.75	18d	1	0.67mi
18 Longtail Dr Saint Augustine, FL	2.0–3.0	2.0–2.5	1714	$3,142	$1.83	2d	9	0.77mi

Taxation est. · year 1

• Rental income: $34,323
• − Mortgage interest: −$20,166
• − Property taxes: −$5,400
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,746
• − Management: −$2,746
• − Depreciation: −$10,473
• Taxable loss: −$9,007
• Est. tax savings @ 24.0%: +$2,162
• After-tax cash flow: $-577/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 — Fruit Cove

• Score: 69/100
• State rank: #469
• US rank: #8490

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Johns County · 301,599 people
• 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