5848 Pine Creek Dr · World Golf Village, FL 32092

$299,900

3 bd · 2.0 ba · 966 sqft · Manufactured public records · 16 Days on market

Built 1993 0.75 ac lot Est $342k · 12% under

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Why this score? — see what drove the B- 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 +26.5/30.0
• ARV discount +13.0/15.0
• DSCR +9.0/10.0
• Schools +6.4/10.0
• 1% rule +5.9/10.0
• 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

Are you looking for quiet country living but convenient to stores/schools and shopping? Cute 3/2 on a large .75 acre lot. Plenty of room to roam and back yard is wooded and very private. Close to I-95 and great schools! ( Includes: Shed w/shelving units/some furnishings/lawn tools/riding lawn mowers/Canopy) Note: Professional photos coming soon!

Key facts

• Private back yard
• Large lot
• Wooded back yard

Tags

• MOVE IN READY
• LARGE LOT
• WOODED BACK YARD
• PRIVATE BACK YARD
• ENLARGED FRONT PORCH
• SCREENED IN PORCHES

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Detached carport; 2 carport spaces; RV access/parking
• Utilities: Septic tank; Electricity connected
• Home design: Double wide manufactured home; Single-story entry; Home faces south
• Construction: Vinyl siding; Shingle roof
• Exterior features: Front porch; Rear porch; Fenced yard (chain link and other fencing); Shed(s); Cleared areas with many trees and wooded sections; City street frontage; Asphalt road surface

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 3 bedrooms (primary downstairs)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Open floor plan; Primary bedroom on main level; Split bedroom layout; Walk-in closet
• Laundry & utility: Washer and dryer included; Washer hookup; Electric dryer hookup; Water heater (electric); Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $792 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 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); Pacetti Bay Middle School (math 77% / reading 72%, grade A, #40 of 571 statewide, top 7%, 1,443 students, 18% FRL); Tocoi Creek High School (2,008 students, 10% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: Rents flat; 1335 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $9k 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 16 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.
• Current owner paid $120k; list at $300k implies a 150% gain — meaningful room to come down on a strong offer.

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 $295,401 (1.5% below list)

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. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.32%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $341,964
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4287 Rues Landing Rd	0.28mi	3/2.0	960 (-1%)	11mo	$325,000	$339	77
4410 Rues Landing Rd	0.18mi	2/2.0 (-1)	960 (-1%)	13mo	$340,000	$354	74

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-7,584
• Equity at exit: $44,716

10-year hold

• IRR: 4.1%
• Equity multiple: 1.26×
• Total profit: $21,836
• Equity at exit: $25,930

Cash invested: $83,972 (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: 7.7×

Monthly cashflow live

• Estimated rent: $3,256 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$684
• Net cashflow: $792

Break-even live

Break-even rent $2,254

Max offer price $299,900

Occupancy floor 71%

Sensitivity live

Price	-10% $962	-5% $877	+0% $792	+5% $707	+10% $622
Rent	-10% $535	-5% $663	+0% $792	+5% $921	+10% $1,049
Rate	-1.0pp $943	-0.5pp $868	base $792	+0.5pp $714	+1.0pp $635

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
945 Registry Blvd Saint Augustine, FL	1.0–3.0	1.0–3.0	1300	$4,500	$3.46	5d	2	0.59mi
50 Palma Vista Way St. Augustine, FL	1.0–3.0	1.0–2.0	1002	$2,218	$2.21	3d	9	1.16mi

Listing history 11 events

1. 2026-06-21
   days on market $299,900 Active 16 DOM
2. 2026-06-18
   days on market $299,900 Active 13 DOM
3. 2026-06-17
   days on market $299,900 Active 12 DOM
4. 2026-06-16
   days on market $299,900 Active 11 DOM
5. 2026-06-15
   days on market $299,900 Active 10 DOM
6. 2026-06-13
   days on market $299,900 Active 8 DOM
7. 2026-06-13
   days on market $299,900 Active 7 DOM
8. 2026-06-09
   days on market $299,900 Active 4 DOM
9. 2026-06-08
   days on market $299,900 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $299,900 Active 2 DOM

ⓘ 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: $992 · $83/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$1,497/yr (+$125/mo · 151.0%)

ⓘ 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: $39,072
• − Mortgage interest: −$16,799
• − Property taxes: −$992
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,126
• − Management: −$3,126
• − Depreciation: −$8,724
• Taxable income: $4,806
• Est. tax owed @ 24.0%: −$1,153
• After-tax cash flow: $8,350/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

+1798.1% since first listed

8 events — show timeline

• 2026-06-05 Listed $299,900 realMLS
• 2019-05-01 Sold (MLS) $120,000 realMLS
• 2019-04-14 Pending — realMLS
• 2019-04-14 Relisted — realMLS
• 2019-04-04 Contingent — realMLS
• 2019-04-03 Listed $127,000 realMLS
• 2005-09-14 Sold (Public Records) $95,000 Public Records
• 1989-08-01 Sold (Public Records) $15,800 Public Records

Property tax history

+6.1%/yr

Latest (2025): $992 · +20.0% YoY. Source: county tax records.