29 Beach Palm Ct · St. Augustine South, FL 32086

$291,990

3 bd · 2.5 ba · 1,354 sqft · Land · 81 Days on market

Built 2025 $216/sqft · 6% above area Est $276k · 6% over $193/mo HOA · 9% of rent

---

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 +8.9/30.0
• Schools +6.4/10.0
• ARV discount +4.9/15.0
• Rent growth +2.7/5.0
• DSCR +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two-story FORMER MODEL townhome is READY for move-in! This beautiful, two-story home showcases an open floor plan with 9-ft. ceilings and luxury vinyl flooring throughout. The stylish kitchen boasts a breakfast bar, quartz countertops, large pantry, Whirlpool® stainless steel appliances and Woodmont® 42-in. upper cabinets with crown molding. Upstairs, the primary suite features a walk-in closet and connecting bath that offers quartz countertops and a walk-shower. Additional highlights include walk-in closet at secondary bedroom, dedicated laundry space, ENERGY STAR® certified lighting, Moen® faucets and Kohler® sinks. Outside, enjoy the convenience of low-maintenance landscaping. KB Home at Orchard Park provides maintenance free living with a tot lot, dog park low HOA and NO CDD FEES! Enjoy the proximity to Treaty Park and historic St. Augustine and its many activities! All closing costs paid including pre-paids when financing with KBHS pending fico verification. Model furniture not included in the sale of this home.

Key facts

• $193 HOA
• Garage
• Built 2025

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $292k.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (28.0% below list).
• Recommended offer: $210k (28.0% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.1% in St. Augustine South — 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: Rents flat; 408 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).
• This rent runs 33% of the median local income ($77k/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 $9k 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 81 days — a 6% lower offer ($274k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $210,354 (28.0% 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 81 days. Have you received any prior offers? Is the seller open to a 28% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.72% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 11.6

CMA / ARV

• ARV (median comp): $276,021
• List price: $291,990
• Delta: 5.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -24.4%
• Equity multiple: 0.18×
• Total profit: $-66,755
• Equity at exit: $43,537

10-year hold

• IRR: -26.8%
• Equity multiple: -0.16×
• Total profit: $-95,053
• Equity at exit: $25,246

Cash invested: $81,757 (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 32086

• Rents YoY: 0.8%
• Active inventory: 408
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,104 high
• Mortgage (P&I): −$1,531
• Tax from tax record: −$51 /mo · $606/yr
• Insurance: −$122
• HOA: −$193
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-235

Break-even live

Break-even rent $2,401

Max offer price $250,547

Occupancy floor —

Sensitivity live

Price	-10% $-69	-5% $-152	+0% $-235	+5% $-650	+10% $-751
Rent	-10% $-401	-5% $-318	+0% $-235	+5% $-152	+10% $-68
Rate	-1.0pp $-88	-0.5pp $-160	base $-235	+0.5pp $-310	+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: $72,998
• Closing costs: $8,760
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 Pittman Ct Saint Augustine, FL	3.0	2.5	1567	$2,200	$1.40	4d	1	0.03mi
159 Beach Palm Ct Saint Augustine, FL	3.0	2.5	1354	$1,800	$1.33	18d	1	0.10mi
150 Silver Fern Dr Saint Augustine, FL	3.0	2.0	1354	$1,900	$1.40	22d	1	0.13mi
5 Moultrie Creek Cir Saint Augustine, FL	2.0	1.5	1078	$1,350	$1.25	21d	1	0.34mi
10 Moultrie Creek Cir Unit 1 St. Augustine, FL	2.0	1.5	1078	$1,700	$1.58	25d	1	0.36mi
97 Ayamonte Rd Saint Augustine, FL	3.0	2.5	1308	$1,775	$1.36	17d	1	0.63mi
258 Jarama Cir Saint Augustine, FL	4.0	2.0	1862	$2,350	$1.26	16d	1	0.70mi
339 Caminha Rd Saint Augustine, FL	4.0	2.0	1779	$2,295	$1.29	8d	1	0.91mi
121 Ardila Cir Saint Augustine, FL	3.0	2.0	1711	$2,400	$1.40	25d	1	0.95mi
890 Poinsettia Rd Unit B St. Augustine, FL	2.0	2.0	1032	$1,590	$1.54	25d	1	1.10mi
121 Aveiro Way Saint Augustine, FL	3.0	2.0	1711	$2,250	$1.32	20d	1	1.13mi
421 Fox Water Trl Unit 1546316P St. Augustine, FL	3.0	2.0	1603	$4,745	$2.96	17d	1	1.30mi
3421 Red Cloud Trl Saint Augustine, FL	4.0	2.0	1524	$2,650	$1.74	25d	1	1.40mi

HOA detail

• Monthly dues: $193 · $2,316/yr
• Likely covers: landscapingpool

Listing history 16 events

1. 2026-06-21
   days on market $291,990 Active 81 DOM
2. 2026-06-18
   days on market $291,990 Active 78 DOM
3. 2026-06-17
   days on market $291,990 Active 77 DOM
4. 2026-06-16
   days on market $291,990 Active 76 DOM
5. 2026-06-15
   days on market $291,990 Active 75 DOM
6. 2026-06-13
   days on market $291,990 Active 73 DOM
7. 2026-06-13
   days on market $291,990 Active 72 DOM
8. 2026-06-10
   days on market $291,990 Active 69 DOM
9. 2026-06-08
   days on market $291,990 Active 68 DOM
10. 2026-06-07
    days on market $291,990 Active 67 DOM
11. 2026-06-03
    days on market $291,990 Active 63 DOM
12. 2026-06-02
    days on market $291,990 Active 62 DOM
13. 2026-06-01
    days on market $291,990 Active 61 DOM
14. 2026-05-31
    days on market $291,990 Active 60 DOM
15. 2026-04-01
    listed $291,990 Active 1057-char remark

    Show marketing remark (1057 chars)

    This two-story FORMER MODEL townhome is READY for move-in! This beautiful, two-story home showcases an open floor plan with 9-ft. ceilings and luxury vinyl flooring throughout. The stylish kitchen boasts a breakfast bar, quartz countertops, large pantry, Whirlpool® stainless steel appliances and Woodmont® 42-in. upper cabinets with crown molding. Upstairs, the primary suite features a walk-in closet and connecting bath that offers quartz countertops and a walk-shower. Additional highlights include walk-in closet at secondary bedroom, dedicated laundry space, ENERGY STAR® certified lighting, Moen® faucets and Kohler® sinks. Outside, enjoy the convenience of low-maintenance landscaping. KB Home at Orchard Park provides maintenance free living with a tot lot, dog park low HOA and NO CDD FEES! Enjoy the proximity to Treaty Park and historic St. Augustine and its many activities! All closing costs paid including pre-paids when financing with KBHS pending fico verification. Model furniture not included in the sale of this home.

16. 2026-03-28
    listed $291,990 Active 586-char remark

    Show marketing remark (586 chars)

    This beautiful, two-story home showcases an open floor plan with 9-ft. ceilings and luxury vinyl plank flooring. The stylish kitchen boasts quartz countertops, a breakfast bar, large pantry, Whirlpool® stainless steel appliances and Woodmont® 42-in. upper cabinets. Upstairs, the primary suite features a walk-in closet and connecting bath that offers tile flooring, a walk-in shower and quartz countertops. Additional highlights include a one-car garage, ENERGY STAR® certified lighting, Moen® faucets and Kohler® sinks. Outdoors, enjoy low-maintenance landscaping.

ⓘ 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: $606 · $51/mo
• Projected year-2 tax: $2,424 · $202/mo
• Expected delta: +$1,817/yr (+$151/mo · 299.9%)

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

Taxation est. · year 1

• Rental income: $25,242
• − Mortgage interest: −$16,356
• − Property taxes: −$606
• − Insurance: −$1,460
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − HOA: −$2,316
• − Depreciation: −$8,494
• Taxable loss: −$8,029
• Est. tax savings @ 24.0%: +$1,927
• After-tax cash flow: $-888/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 South

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): 34,855
• Household income: $76,512
• Rent vs Own: 20.8% rent · 79.2% own
• Severe rent burden: 634.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 7% · Canada, Jamaica, Guatemala
• Languages at home: 91% English-only · Spanish 5% German/W. Germanic 1% 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: ▼ -278.21%
• Current HPI: 306.2813
• Rent YoY: ▲ 0.85%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-01 Listed $291,990 realMLS
• 2026-03-28 Listed $291,990 Zillow

Property tax history

+7.4%/yr

Latest (2025): $606 · +7.4% YoY. Source: county tax records.