117 Golden Lake Loop · St. Augustine, FL 32084

$165,000

2 bd · 2.0 ba · 1,147 sqft · Condo public records · 43 Days on market

Built 2015 $144/sqft · 22% below area Est $211k · 22% under $299/mo HOA · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Schools +6.4/10.0
• 1% rule +5.6/10.0
• DSCR +3.4/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Comfortable and affordable 2 bedroom, 2 bath condo just 10 minutes to everything. Unit includes dark walnut, swift-lock laminated wood flooring throughout, 4, 52" upgraded ceiling fans, and 18" tile in wet areas. Kitchen boasts 42" cabinets, pantry, stainless appliances, pendant lighting and espresso granite counter tops. Stairs off kitchen lead to inside laundry and access to 1 car garage with extra storage. With low monthly fees and no CDD, this is an exceptional opportunity!

Key facts

• Oversized vanity
• Walk-in closet
• Granite countertops

Tags

• OPEN-CONCEPT FLOOR PLAN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• WALK-IN CLOSET
• OVERSIZED VANITY

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $299; HOA covers maintenance of grounds, maintenance of structure, and trash; Association-managed off-site

Exterior

• Parking: Attached garage; 1 garage space
• Utilities: Public sewer; Electricity connected; Water connected; Cable available
• Home design: Condominium; 2-story building; Entry level is 2; Attached property
• Construction: Property type: Condominium
• Exterior features: Community pool (not private); Clubhouse; Fitness center; Playground; Community trash service; Maintenance of grounds

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (entry level: 2)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fans; Open floor plan; Pantry; Primary bathroom with shower (no tub); Walk-in closets
• Laundry & utility: Stacked washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-50 ($-598/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (5.3% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $156k (5.3% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 3.1% in St. Augustine — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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; 635 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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 43 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $132k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $156,193 (5.3% 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 43 days. Have you received any prior offers? Is the seller open to a 5% 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. 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 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: 5.93%
• Cash-on-cash: -1.29%
• DSCR: 0.94
• GRM: 7.9

CMA / ARV

• ARV (median comp): $211,331
• List price: $165,000
• Delta: -14.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.25% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.26×
• Total profit: $-34,414
• Equity at exit: $24,602

10-year hold

• IRR: -28.4%
• Equity multiple: -0.11×
• Total profit: $-51,500
• Equity at exit: $14,266

Cash invested: $46,200 (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 32084

• Rents YoY: 0.2%
• Active inventory: 635
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$865
• Tax from tax record: −$197 /mo · $2,367/yr
• Insurance: −$69
• HOA: −$299
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-50

Break-even live

Break-even rent $1,810

Max offer price $156,193

Occupancy floor 98%

Sensitivity live

Price	-10% $44	-5% $-3	+0% $-50	+5% $-97	+10% $-143
Rent	-10% $-188	-5% $-119	+0% $-50	+5% $19	+10% $88
Rate	-1.0pp $33	-0.5pp $-8	base $-50	+0.5pp $-93	+1.0pp $-136

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 Golden Lake Loop St. Augustine, FL	3.0	2.0	1354	$1,900	$1.40	25d	1	0.05mi
2851 Golden Lake Loop Unit 2851 St. Augustine, FL	2.0	2.0	920	$1,595	$1.73	25d	1	0.08mi
817 Golden Lake Loop Saint Augustine, FL	2.0	2.0	1147	$1,595	$1.39	4d	1	0.09mi
121 Oxmoor Rd St. Augustine, FL	1.0–3.0	1.0–2.0	1105	$2,045	$1.85	9d	23	0.64mi
728 Cabernet Pl Saint Augustine, FL	2.0	2.5	1304	$1,750	$1.34	25d	1	1.08mi
740 Cabernet Pl Saint Augustine, FL	3.0	2.5	1245	$1,750	$1.41	13d	1	1.08mi
127 Crete Ct Unit Ct St. Augustine, FL	2.0	3.0	1350	$1,800	$1.33	9d	1	1.18mi
105 Shields Ct Saint Augustine, FL	3.0	1.0–2.0	984	$1,998	$2.03	4d	22	1.20mi
480 Cabernet Pl Saint Augustine, FL	2.0	2.5	1082	$1,675	$1.55	9d	1	1.22mi
131 Merlot Way Saint Augustine, FL	3.0	2.0	1204	$1,850	$1.54	17d	1	1.34mi
131 Merlot Way Saint Augustine, FL	3.0	2.5	1204	$1,750	$1.45	25d	1	1.34mi
1329 Truman Dr Saint Augustine, FL	3.0	2.0	1229	$2,030	$1.65	25d	1	1.38mi
20 Mars Way St. Augustine, FL	1.0–3.0	1.0–2.0	1029	$1,896	$1.84	9d	35	1.46mi

HOA detail condo

• Monthly dues: $299 · $3,588/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   pricedays on market $165,000 Active 43 DOM
2. 2026-06-18
   days on market $179,900 Active 40 DOM
3. 2026-06-17
   days on market $179,900 Active 39 DOM
4. 2026-06-16
   days on market $179,900 Active 38 DOM
5. 2026-06-15
   days on market $179,900 Active 37 DOM
6. 2026-06-13
   days on market $179,900 Active 35 DOM
7. 2026-06-13
   days on market $179,900 Active 34 DOM
8. 2026-06-10
   statusdays on market $179,900 Active 31 DOM
9. 2026-06-08
   days on market $179,900 Active Under Contract 30 DOM
10. 2026-06-07
    statusdays on market $179,900 Active Under Contract 29 DOM
11. 2026-06-03
    days on market $179,900 Active 25 DOM
12. 2026-06-02
    days on market $179,900 Active 24 DOM
13. 2026-06-01
    days on market $179,900 Active 23 DOM
14. 2026-05-31
    days on market $179,900 Active 22 DOM
15. 2026-05-09
    listed $179,900 Active 2244-char remark
16. 2025-05-15
    historical $1,595
17. 2025-04-05
    price $1,595
18. 2025-03-15
    listed $1,695
19. 2024-03-23
    historical $1,695
20. 2024-03-16
    listed $1,695
21. 2016-08-29
    soldstatus $132,000 497-char remark

    Show marketing remark (497 chars)

    Comfortable and affordable 2 bedroom, 2 bath condo just 10 minutes to everything. Unit includes dark walnut, swift-lock laminated wood flooring throughout, 4, 52" upgraded ceiling fans, and 18" tile in wet areas. Kitchen boasts 42" cabinets, pantry, stainless appliances, pendant lighting and espresso granite counter tops. Stairs off kitchen lead to inside laundry and access to 1 car garage with extra storage. With low monthly fees and no CDD, this is an exceptional opportunity!

22. 2016-08-29
    soldstatus $132,000

    Show marketing remark (497 chars)

    Comfortable and affordable 2 bedroom, 2 bath condo just 10 minutes to everything. Unit includes dark walnut, swift-lock laminated wood flooring throughout, 4, 52" upgraded ceiling fans, and 18" tile in wet areas. Kitchen boasts 42" cabinets, pantry, stainless appliances, pendant lighting and espresso granite counter tops. Stairs off kitchen lead to inside laundry and access to 1 car garage with extra storage. With low monthly fees and no CDD, this is an exceptional opportunity!

23. 2016-07-19
    historical 497-char remark

    Show marketing remark (497 chars)

    Comfortable and affordable 2 bedroom, 2 bath condo just 10 minutes to everything. Unit includes dark walnut, swift-lock laminated wood flooring throughout, 4, 52" upgraded ceiling fans, and 18" tile in wet areas. Kitchen boasts 42" cabinets, pantry, stainless appliances, pendant lighting and espresso granite counter tops. Stairs off kitchen lead to inside laundry and access to 1 car garage with extra storage. With low monthly fees and no CDD, this is an exceptional opportunity!

24. 2016-07-04
    listed $138,000 497-char remark

    Show marketing remark (497 chars)

    Comfortable and affordable 2 bedroom, 2 bath condo just 10 minutes to everything. Unit includes dark walnut, swift-lock laminated wood flooring throughout, 4, 52" upgraded ceiling fans, and 18" tile in wet areas. Kitchen boasts 42" cabinets, pantry, stainless appliances, pendant lighting and espresso granite counter tops. Stairs off kitchen lead to inside laundry and access to 1 car garage with extra storage. With low monthly fees and no CDD, this is an exceptional opportunity!

25. 2015-07-01
    historical

    Show marketing remark (276 chars)

    You’ll love the vaulted ceilings as well as the covered lanai. The kitchen has a pantry, granite counters, tile floors and stainless steel appliances. You’ll love the attached 1 car garage with laundry area. This is an exceptional value in a sought after location!

26. 2015-06-30
    soldstatus $129,990 Sold

    Show marketing remark (276 chars)

    You’ll love the vaulted ceilings as well as the covered lanai. The kitchen has a pantry, granite counters, tile floors and stainless steel appliances. You’ll love the attached 1 car garage with laundry area. This is an exceptional value in a sought after location!

27. 2015-05-06
    status Pending

    Show marketing remark (276 chars)

    You’ll love the vaulted ceilings as well as the covered lanai. The kitchen has a pantry, granite counters, tile floors and stainless steel appliances. You’ll love the attached 1 car garage with laundry area. This is an exceptional value in a sought after location!

28. 2015-04-29
    price $131,990

    Show marketing remark (276 chars)

    You’ll love the vaulted ceilings as well as the covered lanai. The kitchen has a pantry, granite counters, tile floors and stainless steel appliances. You’ll love the attached 1 car garage with laundry area. This is an exceptional value in a sought after location!

29. 2015-04-16
    price $128,990

    Show marketing remark (276 chars)

    You’ll love the vaulted ceilings as well as the covered lanai. The kitchen has a pantry, granite counters, tile floors and stainless steel appliances. You’ll love the attached 1 car garage with laundry area. This is an exceptional value in a sought after location!

30. 2015-04-02
    listed $127,990 Active

    Show marketing remark (276 chars)

    You’ll love the vaulted ceilings as well as the covered lanai. The kitchen has a pantry, granite counters, tile floors and stainless steel appliances. You’ll love the attached 1 car garage with laundry area. This is an exceptional value in a sought after location!

ⓘ 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: $2,367 · $197/mo
• Projected year-2 tax: $2,367 · $197/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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 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: $20,968
• − Mortgage interest: −$9,243
• − Property taxes: −$2,367
• − Insurance: −$825
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − HOA: −$3,588
• − Depreciation: −$4,800
• Taxable loss: −$3,209
• Est. tax savings @ 24.0%: +$770
• After-tax cash flow: $172/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 — St. Augustine

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Saint Johns County · 301,599 people
• Metro: Jacksonville, FL
• Population (ZIP): 37,291
• Household income: $73,837
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1748.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 12% Black 11% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 1%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1%

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: ▼ -287.02%
• Current HPI: 330.9505
• Rent YoY: ▲ 0.25%
• 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

+40.6% since first listed

18 events — show timeline

• 2026-06-09 Relisted — realMLS
• 2026-06-07 Contingent — realMLS
• 2026-05-09 Listed $179,900 realMLS
• 2025-05-15 Rental Removed $1,595 SASJC
• 2025-04-05 Price Changed $1,595 SASJC
• 2025-03-15 Listed for Rent $1,695 SASJC
• 2024-03-23 Rental Removed $1,695 SASJC
• 2024-03-16 Listed for Rent $1,695 SASJC
• 2016-08-29 Sold (Public Records) $132,000 Public Records
• 2016-08-29 Sold (MLS) $132,000 St. Augustine and St. Johns County Board of REALTORS®
• 2016-07-19 Delisted — St. Augustine and St. Johns County Board of REALTORS®
• 2016-07-04 Listed $138,000 St. Augustine and St. Johns County Board of REALTORS®
• 2015-07-01 Listing Removed — realMLS
• 2015-06-30 Sold (MLS) $129,990 realMLS
• 2015-05-06 Pending — realMLS
• 2015-04-29 Price Changed $131,990 realMLS
• 2015-04-16 Price Changed $128,990 realMLS
• 2015-04-02 Listed $127,990 realMLS

Property tax history

+9.7%/yr

Latest (2025): $2,367 · +2.4% YoY. Source: county tax records.