309 Hatten Ln · Hastings, FL 32145

$169,000

5 bd · 2.0 ba · 2,002 sqft · SingleFamily public records · 9 Days on market

Built 1954 0.54 ac lot Est $278k · 39% under

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Why this score? — see what drove the A- 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 +27.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.4/10.0
• 1% rule +6.4/10.0
• Schools +6.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Owner Financing available with terms consisting of minimum of 10% down payment.

Key facts

• Combined homesite
• End of the street
• Expansive property

Tags

• TWO ADDITIONAL ADJACENT LOTS
• COMBINED HOMESITE
• END OF THE STREET
• DURABLE MASONRY WALLS
• EXPANSIVE PROPERTY
• OUTDOOR LIVING

Property features AI

Finance

• Other: Directions: From N Main St turn left (South) on W Ashland Ave. Turn right on Daniels St, then right on Hatten Ln. Go to the end of the road and park on the side of the house.
• Financial info: Tax year 2025

Exterior

• Utilities: County water; Septic system
• Home design: Single-story (ground level) residence
• Construction: Concrete block construction; Metal/Tin roof
• Exterior features: Screened porch; Located on a cul-de-sac; Approximately 0.54 acre lot

Interior

• Bedrooms: Primary bedroom on the first floor
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ground-level entry; Crawlspace substructure

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Cap rate 9.7% vs local median 2.7% in Hastings — 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 71/100 on livability (#410 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities 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.
• Market conditions: 235 active listings in the ZIP; 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• St. Johns County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 3y 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 $87k; list at $169k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.04%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $278,278
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 E Cochran Ave	0.38mi	4/2.0 (-1)	1,714 (-14%)	8mo	$238,000	$139	47

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.1%
• Equity multiple: 3.58×
• Total profit: $122,246
• Equity at exit: $152,249

10-year hold

• IRR: 28.6%
• Equity multiple: 8.10×
• Total profit: $336,121
• Equity at exit: $328,330

Cash invested: $47,320 (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 32145

• Home prices YoY: 19.1%
• Active inventory: 235
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,930 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $475

Break-even live

Break-even rent $1,329

Max offer price $169,000

Occupancy floor 70%

Sensitivity live

Price	-10% $571	-5% $523	+0% $475	+5% $427	+10% $379
Rent	-10% $322	-5% $399	+0% $475	+5% $551	+10% $627
Rate	-1.0pp $560	-0.5pp $518	base $475	+0.5pp $431	+1.0pp $387

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $169,000 Active 9 DOM
2. 2026-06-18
   days on market $169,000 Active 6 DOM
3. 2026-06-17
   days on market $169,000 Active 5 DOM
4. 2026-06-16
   days on market $169,000 Active 4 DOM
5. 2026-06-15
   days on market $169,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $169,000 Active 1 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: $1,115 · $93/mo
• Projected year-2 tax: $1,403 · $117/mo
• Expected delta: +$288/yr (+$24/mo · 25.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,157
• − Mortgage interest: −$9,467
• − Property taxes: −$1,115
• − Insurance: −$845
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$4,916
• Taxable income: $3,109
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $4,953/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 — Hastings

• Score: 71/100
• State rank: #410
• US rank: #7309

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D+ Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hastings, FL
• Population (ZIP): 5,750

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 (76%)
• Race & ethnicity: White 76% Two or more races 16% Hispanic / Latino 9% Black 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 3% Romanian 3% Estonian 3%
• Foreign-born: 12% · Canada
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 5%

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: ▲ 40.24%
• Current HPI: 250.8035
• 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

+42.0% since first listed

24 events — show timeline

• 2026-06-12 Listed $169,000 St. Augustine and St. Johns County Board of REALTORS®
• 2026-04-30 Listing Removed — realMLS
• 2026-03-11 Price Changed $168,999 realMLS
• 2026-03-08 Price Changed $150,000 realMLS
• 2026-02-23 Price Changed $170,000 realMLS
• 2025-11-21 Listed $185,000 realMLS
• 2025-09-09 Listing Removed — realMLS
• 2025-09-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-06 Listed $265,000 realMLS
• 2025-06-06 Listed $265,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-04 Listed $154,900 Stellar MLS as Distributed by MLS Grid
• 2024-04-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-02-02 Listed $194,500 Stellar MLS as Distributed by MLS Grid
• 2023-08-23 Sold (Public Records) $87,000 Public Records
• 2023-08-22 Sold (MLS) $86,000 realMLS
• 2023-08-17 Pending — realMLS
• 2023-08-16 Relisted — realMLS
• 2023-08-14 Pending — realMLS
• 2023-06-30 Price Changed $99,000 realMLS
• 2023-05-04 Relisted — realMLS
• 2023-05-02 Pending — realMLS
• 2023-04-19 Price Changed $106,000 realMLS
• 2023-01-12 Listed $119,000 realMLS

Property tax history

+2.3%/yr

Latest (2025): $1,115 · +18.9% YoY. Source: county tax records.