104 Patriot Ln · St. Augustine Shores, FL 32033

$348,000

3 bd · 2.0 ba · 1,277 sqft · SingleFamily public records · 59 Days on market

Built 2013 10,454 sqft lot $273/sqft · 9% above area Est $319k · 9% over $31/mo HOA · 1% of rent ↓ 56% since listing

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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).

• Cash flow +7.6/30.0
• Appreciation +6.4/10.0
• Schools +6.4/10.0
• ARV discount +3.3/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3-bed, 2 bath home offering comfort and efficiency, in a prime location. Pride of ownership is evident throughout, with thoughtful updates that provide both peace of mind and long-term value. With a new A/C system, water heater, fresh exterior paint, and a new roof going on this gives the next homeowner confidence in the home's durability for years to come. Step outside into the beautiful outdoor living area and enjoy a spacious backyard that backs up to a serene preserve. This offers added privacy and a natural setting perfect for relaxing or entertaining. Whether it's morning coffee or evening gatherings, this outdoor space is a true highlight. Conveniently located just minutes from Interstate 95, this home provides easy access for commuting while still being close to all that St. Augustine has to offer--including shopping, dining, and the historic charm. This is a turnkey opportunity for buyers seeking a well-cared-for home in a desirable area.

Key facts

• New a/c system
• Outdoor living area
• Spacious backyard

Tags

• NEW A/C SYSTEM
• WATER HEATER
• FRESH EXTERIOR PAINT
• NEW ROOF
• OUTDOOR LIVING AREA
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $348k.

Deal economics

• At list price, monthly cash flow is $-416 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (36.8% below list).
• Recommended offer: $220k (36.8% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.4% in St. Augustine Shores — 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 F — 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: 43 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (2.9% local appreciation)).
• St. Johns County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($338k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $155k; list at $348k implies a 125% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,900 (36.8% 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 59 days. Have you received any prior offers? Is the seller open to a 37% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.63% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.12%
• DSCR: 0.77
• GRM: 13.2

CMA / ARV

• ARV (median comp): $318,613
• List price: $348,000
• Delta: 9.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
337 W New England Dr	0.19mi	3/2.0	1,434 (+12%)	5mo	$310,000	$216	66
3357 Seventh St	0.44mi	3/2.0	1,247 (-2%)	19mo	$285,000	$229	60
3372 9th St	0.36mi	3/2.0	1,116 (-13%)	12mo	$211,000	$189	52
3373 4th St	0.57mi	3/2.0	1,112 (-13%)	6mo	$239,900	$216	47
3373 7th St	0.43mi	3/2.0	1,171 (-8%)	23mo	$289,900	$248	47
3367 7th St	0.43mi	3/2.0	1,171 (-8%)	23mo	$289,900	$248	47
3367 7th St	0.43mi	3/2.0	1,171 (-8%)	23mo	$289,900	$248	47
3377 7th St	0.43mi	3/2.0	1,171 (-8%)	23mo	$280,000	$239	47
3416 6th St	0.52mi	3/2.0	1,116 (-13%)	11mo	$265,000	$237	46
4125 Vermont Blvd	0.52mi	3/2.0	1,116 (-13%)	12mo	$255,000	$228	44
3332 3rd St	0.65mi	3/2.0	1,192 (-7%)	17mo	$250,000	$210	44
4124 Vermont Blvd	0.52mi	3/2.0	1,118 (-12%)	14mo	$259,000	$232	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.13×
• Total profit: $12,898
• Equity at exit: $153,895

10-year hold

• IRR: 5.9%
• Equity multiple: 1.88×
• Total profit: $85,937
• Equity at exit: $235,184

Cash invested: $97,440 (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 32033

• Home prices YoY: 1.0%
• Active inventory: 43
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,199 medium
• Mortgage (P&I): −$1,825
• Tax from tax record: −$152 /mo · $1,824/yr
• Insurance: −$145
• HOA: −$31
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-416

Break-even live

Break-even rent $2,725

Max offer price $274,564

Occupancy floor —

Sensitivity live

Price	-10% $-219	-5% $-317	+0% $-416	+5% $-514	+10% $-613
Rent	-10% $-589	-5% $-503	+0% $-416	+5% $-329	+10% $-242
Rate	-1.0pp $-240	-0.5pp $-327	base $-416	+0.5pp $-506	+1.0pp $-598

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: $87,000
• Closing costs: $10,440
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5033 Coquina Crossing Dr Elkton, FL	3.0	2.0	1600	$2,199	$1.37	3d	1	0.44mi

HOA detail

• Monthly dues: $31 · $372/yr
• Likely covers: water

Listing history 21 events

1. 2026-06-18
   days on market $348,000 Active 59 DOM
2. 2026-06-17
   days on market $348,000 Active 58 DOM
3. 2026-06-16
   days on market $348,000 Active 57 DOM
4. 2026-06-15
   days on market $348,000 Active 56 DOM
5. 2026-06-13
   days on market $348,000 Active 54 DOM
6. 2026-06-13
   days on market $348,000 Active 53 DOM
7. 2026-06-10
   days on market $348,000 Active 50 DOM
8. 2026-06-08
   days on market $348,000 Active 49 DOM
9. 2026-06-07
   days on market $348,000 Active 48 DOM
10. 2026-06-03
    days on market $348,000 Active 44 DOM
11. 2026-06-02
    days on market $348,000 Active 43 DOM
12. 2026-06-01
    days on market $348,000 Active 42 DOM
13. 2026-06-01
    price $348,000 Active 41 DOM
14. 2026-05-31
    days on market $355,000 Active 41 DOM
15. 2026-04-03
    listed $360,000 Active 1004-char remark

    Show marketing remark (1004 chars)

    Welcome to this beautifully maintained 3-bed, 2 bath home offering comfort and efficiency, in a prime location. Pride of ownership is evident throughout, with thoughtful updates that provide both peace of mind and long-term value. With a new A/C system, water heater, fresh exterior paint, and a new roof going on this gives the next homeowner confidence in the home's durability for years to come. Step outside into the beautiful outdoor living area and enjoy a spacious backyard that backs up to a serene preserve. This offers added privacy and a natural setting perfect for relaxing or entertaining. Whether it's morning coffee or evening gatherings, this outdoor space is a true highlight. Conveniently located just minutes from Interstate 95, this home provides easy access for commuting while still being close to all that St. Augustine has to offer--including shopping, dining, and the historic charm. This is a turnkey opportunity for buyers seeking a well-cared-for home in a desirable area.

16. 2014-04-01
    historical 412-char remark

    Show marketing remark (412 chars)

    The Pompano floor plan in Country Walk. The new home community of Country Walk offers some of the most exceptional values to date in St. Johns County. Located close to the beach, Country Walk offers a taste of luxurious Florida living at a fraction of the cost. Country Walk is minutes away from trendy shopping, schools and dining. Easy access to I-95 beaches, historical St Augustine and downtown Jacksonville

17. 2014-03-26
    soldstatus $155,000 412-char remark

    Show marketing remark (412 chars)

    The Pompano floor plan in Country Walk. The new home community of Country Walk offers some of the most exceptional values to date in St. Johns County. Located close to the beach, Country Walk offers a taste of luxurious Florida living at a fraction of the cost. Country Walk is minutes away from trendy shopping, schools and dining. Easy access to I-95 beaches, historical St Augustine and downtown Jacksonville

18. 2014-03-26
    soldstatus $155,000

    Show marketing remark (412 chars)

    The Pompano floor plan in Country Walk. The new home community of Country Walk offers some of the most exceptional values to date in St. Johns County. Located close to the beach, Country Walk offers a taste of luxurious Florida living at a fraction of the cost. Country Walk is minutes away from trendy shopping, schools and dining. Easy access to I-95 beaches, historical St Augustine and downtown Jacksonville

19. 2014-02-21
    listed $159,990
20. 2013-05-29
    listed $159,990 412-char remark

    Show marketing remark (412 chars)

    The Pompano floor plan in Country Walk. The new home community of Country Walk offers some of the most exceptional values to date in St. Johns County. Located close to the beach, Country Walk offers a taste of luxurious Florida living at a fraction of the cost. Country Walk is minutes away from trendy shopping, schools and dining. Easy access to I-95 beaches, historical St Augustine and downtown Jacksonville

21. 2012-11-07
    soldstatus $810,000

ⓘ 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: $1,824 · $152/mo
• Projected year-2 tax: $2,888 · $241/mo
• Expected delta: +$1,065/yr (+$89/mo · 58.4%)

ⓘ 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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,388
• − Mortgage interest: −$19,493
• − Property taxes: −$1,824
• − Insurance: −$1,740
• − Repairs & maintenance: −$2,111
• − Management: −$2,111
• − HOA: −$372
• − Depreciation: −$10,124
• Taxable loss: −$11,387
• Est. tax savings @ 24.0%: +$2,733
• After-tax cash flow: $-2,256/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 Shores

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

Census & demographics

• Population (ZIP): 4,555

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 9% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 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: ▲ 2.87%
• Current HPI: 297.5438
• Rent YoY: —
• Metro: —
• 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

-55.6% since first listed

7 events — show timeline

• 2026-04-03 Listed $360,000 realMLS
• 2014-04-01 Listing Removed — realMLS
• 2014-03-26 Sold (MLS) $155,000 St. Augustine and St. Johns County Board of REALTORS®
• 2014-03-26 Sold (MLS) $155,000 realMLS
• 2014-02-21 Listed $159,990 St. Augustine and St. Johns County Board of REALTORS®
• 2013-05-29 Listed $159,990 realMLS
• 2012-11-07 Sold (Public Records) $810,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $1,824 · +15.5% YoY. Source: county tax records.