Investor Tool

Run the Numbers Before You Offer

St. Johns County rewards investors who read the restrictions first. Send me a property or a strategy, and I'll send back the math — including the rules that quietly disqualify half of what looks good on paper.

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What Gets Analyzed

The actual return — cap rate, cash-on-cash, and monthly cash flow at realistic financing — not seller-provided pro formas
STR viability — county ordinance and HOA covenant check, because most Northeast Florida communities restrict short-term rentals outright
Real carrying costs — CDD assessments, insurance in the current market, flood requirements, and management load
Exit assumptions — appreciation history for that submarket and what the resale pool looks like

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Send Me the Analysis

Property-specific or strategy-level — both work.

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By submitting, you agree to be contacted by Vince Pass, REALTOR® at The Greene Group · LPT Realty, including by text message at the number provided. Consent is not a condition of purchase. Msg & data rates may apply; message frequency varies. Reply STOP to opt out, HELP for help. See our Privacy Policy and SMS Terms. Analysis is informational and not investment advice.

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Running the Numbers

You'll have the analysis within one business day. If you're working against a 1031 clock or a contract deadline, reply and tell me the date.

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