2120 Sara Lynn Dr · St. Augustine, FL 32084

$248,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 387 Days on market

Built 1990 1.00 ac lot $216/sqft · 43% above area Est $254k · at est.

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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).

• Cash flow +17.9/30.0
• ARV discount +8.4/15.0
• Schools +6.4/10.0
• DSCR +5.6/10.0
• 1% rule +3.8/10.0
• 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

4 Bed | 2 Bath Mobile Home on 1 Acre in Beautiful St. Augustine, FL! Looking for space, comfort, and privacy in one of Florida’s most charming cities? Look no further! This spacious 4-bedroom, 2-bathroom mobile home sits on a generous 1-acre lot in the heart of St. Augustine, offering the perfect blend of rural tranquility and easy access to beaches, shopping, and historic downtown. Home Features: 1,680 sq. ft. of living space Open floor plan with large living & dining areas Spacious kitchen with ample cabinetry Master suite with private bath & walk-in closet Split bedroom layout for added privacy Exterior & Lot: Fully cleared 1-acre lot — perfect for gardening, pets, or even a future workshop Plenty of room for RV/boat parking Peaceful surroundings with no HOA Conveniently located just minutes from US-1, I-95, top-rated schools, and all the attractions of historic St. Augustine

Key facts

• Master suite
• Open floor plan
• Private bath

Tags

• 1 ACRE LOT
• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• MASTER SUITE
• PRIVATE BATH
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (12.1% below list).
• Recommended offer: $219k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 1 comparable units currently listed for rent nearby; 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).
• This rent runs 36% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 387 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $249k implies a 1974% 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; moderate 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 $218,721 (12.1% below list)

Questions for the listing agent

1. It's been on market 387 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.88% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 9.5

CMA / ARV

• ARV (median comp): $253,825
• List price: $248,900
• Delta: -1.94%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3070 Green Acres Rd	0.10mi	4/2.0 (+1)	1,152 (0%)	2mo	$240,000	$208	89
3101 Green Acres Rd	0.16mi	3/2.0	1,324 (+15%)	12mo	$255,000	$193	58

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 · 0.25% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.53×
• Total profit: $-32,980
• Equity at exit: $37,112

10-year hold

• IRR: -9.1%
• Equity multiple: 0.50×
• Total profit: $-34,794
• Equity at exit: $21,520

Cash invested: $69,692 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,187 medium
• Mortgage (P&I): −$1,305
• Tax from tax record: −$110 /mo · $1,315/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $209

Break-even live

Break-even rent $1,922

Max offer price $248,900

Occupancy floor 85%

Sensitivity live

Price	-10% $350	-5% $280	+0% $209	+5% $139	+10% $68
Rent	-10% $37	-5% $123	+0% $209	+5% $296	+10% $382
Rate	-1.0pp $335	-0.5pp $273	base $209	+0.5pp $145	+1.0pp $79

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: $62,225
• Closing costs: $7,467
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Oxmoor Rd St. Augustine, FL	1.0–3.0	1.0–2.0	1105	$2,525	$2.28	9d	23	1.10mi

Listing history 18 events

1. 2026-06-21
   days on market $248,900 Active 387 DOM
2. 2026-06-18
   days on market $248,900 Active 384 DOM
3. 2026-06-17
   days on market $248,900 Active 383 DOM
4. 2026-06-16
   days on market $248,900 Active 382 DOM
5. 2026-06-15
   days on market $248,900 Active 381 DOM
6. 2026-06-13
   days on market $248,900 Active 379 DOM
7. 2026-06-13
   days on market $248,900 Active 378 DOM
8. 2026-06-10
   days on market $248,900 Active 375 DOM
9. 2026-06-08
   days on market $248,900 Active 374 DOM
10. 2026-06-07
    days on market $248,900 Active 373 DOM
11. 2026-06-03
    days on market $248,900 Active 369 DOM
12. 2026-06-02
    days on market $248,900 Active 368 DOM
13. 2026-06-01
    days on market $248,900 Active 367 DOM
14. 2026-05-31
    days on market $248,900 Active 366 DOM
15. 2026-01-27
    price $248,900 935-char remark

    Show marketing remark (935 chars)

    4 Bed | 2 Bath Mobile Home on 1 Acre in Beautiful St. Augustine, FL! Looking for space, comfort, and privacy in one of Florida’s most charming cities? Look no further! This spacious 4-bedroom, 2-bathroom mobile home sits on a generous 1-acre lot in the heart of St. Augustine, offering the perfect blend of rural tranquility and easy access to beaches, shopping, and historic downtown. Home Features: 1,680 sq. ft. of living space Open floor plan with large living & dining areas Spacious kitchen with ample cabinetry Master suite with private bath & walk-in closet Split bedroom layout for added privacy Exterior & Lot: Fully cleared 1-acre lot — perfect for gardening, pets, or even a future workshop Plenty of room for RV/boat parking Peaceful surroundings with no HOA Conveniently located just minutes from US-1, I-95, top-rated schools, and all the attractions of historic St. Augustine

16. 2025-05-28
    listed $276,900 Active 935-char remark

    Show marketing remark (935 chars)

    4 Bed | 2 Bath Mobile Home on 1 Acre in Beautiful St. Augustine, FL! Looking for space, comfort, and privacy in one of Florida’s most charming cities? Look no further! This spacious 4-bedroom, 2-bathroom mobile home sits on a generous 1-acre lot in the heart of St. Augustine, offering the perfect blend of rural tranquility and easy access to beaches, shopping, and historic downtown. Home Features: 1,680 sq. ft. of living space Open floor plan with large living & dining areas Spacious kitchen with ample cabinetry Master suite with private bath & walk-in closet Split bedroom layout for added privacy Exterior & Lot: Fully cleared 1-acre lot — perfect for gardening, pets, or even a future workshop Plenty of room for RV/boat parking Peaceful surroundings with no HOA Conveniently located just minutes from US-1, I-95, top-rated schools, and all the attractions of historic St. Augustine

17. 1994-06-29
    soldstatus $12,000
18. 1994-06-29
    soldstatus $45,500

ⓘ 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: $1,315 · $110/mo
• Projected year-2 tax: $2,066 · $172/mo
• Expected delta: +$751/yr (+$63/mo · 57.1%)

ⓘ 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 5/10 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: $26,247
• − Mortgage interest: −$13,942
• − Property taxes: −$1,315
• − Insurance: −$1,244
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − Depreciation: −$7,241
• Taxable loss: −$1,695
• Est. tax savings @ 24.0%: +$407
• After-tax cash flow: $2,919/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

+1974.2% since first listed

4 events — show timeline

• 2026-01-27 Price Changed $248,900 St. Augustine and St. Johns County Board of REALTORS®
• 2025-05-28 Listed $276,900 St. Augustine and St. Johns County Board of REALTORS®
• 1994-06-29 Sold (Public Records) $45,500 Public Records
• 1994-06-29 Sold (Public Records) $12,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,315 · +22.6% YoY. Source: county tax records.