201 George Miller Rd · Hastings, FL 32145

$224,900

3 bd · 2.0 ba · 1,196 sqft · SingleFamily public records · 23 Days on market

Built 1966 0.30 ac lot Est $264k · 15% under

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Why this score? — see what drove the C 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).

• ARV discount +14.2/15.0
• Cash flow +12.4/30.0
• Appreciation +10.0/10.0
• Schools +6.4/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come see this beautiful concrete block 3 bedroom, 2 bath home in the heart of Hastings. New A/C in 2020 and new metal roof in 2020. Home is in great structural condition on a very large lot with a great backyard. House will need to be painted and re-floored. This is perfect for the family looking for little sweat equity, all the expensive items have been done, just needs your personal touch. Come see it today!

Key facts

• Metal roof
• Large corner lot
• Updated a/c unit

Tags

• METAL ROOF
• UPDATED A/C UNIT
• LARGE CORNER LOT
• FULLY FENCED BACKYARD
• EGLIN GROVE BOAT RAMP
• RIVERDALE PARK & BOAT RAMP

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached carport (1 space); Additional parking available
• Utilities: Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story; Faces south
• Construction: Block and concrete construction; Metal roof
• Exterior features: Awning-covered front and rear porches; Screened porch; Privacy wood fencing in the backyard; Corner lot; Asphalt road access; Shed(s) on the property

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric)
• Interior features: Primary bathroom with shower (no tub)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-37 ($-439/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (19.6% below list).
• Recommended offer: $181k (19.6% below list) — sets the bar for 1% rule.

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+, amenities F, commute 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.
• Zoned schools: South Woods Elementary School (math 51% / reading 46%, grade D, #1,152 of 2,144 statewide, top 55%, 689 students, 66% FRL); Gamble Rogers Middle School (math 61% / reading 55%, grade B, #151 of 571 statewide, top 27%, 925 students, 47% FRL); Pedro Menendez High School (math 31% / reading 54%, grade F, #264 of 667 statewide, top 41%, 1,519 students, 39% FRL) — zoned schools average 51% FRL vs 20% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 74% district-wide (-24 pts) — the specific schools serving this property underperform the St. Johns average; the district grade overstates school quality for this exact location.
• Market conditions: 234 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k 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 $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $180k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $180,719 (19.6% 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. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.80% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $264,316
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 E Cochran Ave	0.47mi	3/2.0	1,150 (-4%)	5mo	$145,000	$126	68
109 N Peachtree St	0.32mi	3/2.0	1,100 (-8%)	10mo	$243,000	$221	64
6192 S Main St	0.13mi	3/2.0	1,080 (-10%)	18mo	$259,900	$241	63
216 W Vivian Dr	0.40mi	3/2.0	1,256 (+5%)	13mo	$260,000	$207	62
410 N Carolina Ave	0.34mi	3/2.0	1,100 (-8%)	11mo	$258,000	$235	62
114 N Peachtree St	0.35mi	3/2.0	1,100 (-8%)	16mo	$299,000	$272	57
90 Register Burrell Rd	0.50mi	3/2.0	1,340 (+12%)	2mo	$394,000	$294	55
116 E Saint Johns Ave	0.61mi	3/2.0	1,256 (+5%)	12mo	$265,500	$211	53
300 E Lattin	0.41mi	3/1.5	1,344 (+12%)	12mo	$130,100	$97	49

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: 23.8%
• Equity multiple: 2.91×
• Total profit: $120,127
• Equity at exit: $202,608

10-year hold

• IRR: 21.1%
• Equity multiple: 6.65×
• Total profit: $355,532
• Equity at exit: $436,931

Cash invested: $62,972 (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: 234
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$191 /mo · $2,294/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-37

Break-even live

Break-even rent $1,854

Max offer price $218,434

Occupancy floor 97%

Sensitivity live

Price	-10% $91	-5% $27	+0% $-37	+5% $-100	+10% $-164
Rent	-10% $-179	-5% $-108	+0% $-37	+5% $35	+10% $106
Rate	-1.0pp $77	-0.5pp $21	base $-37	+0.5pp $-95	+1.0pp $-154

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 W Fox St Hastings, FL	3.0	2.5	1356	$1,985	$1.46	2d	1	0.47mi
210 W Fox St Hastings, FL	3.0	2.0	1185	$1,750	$1.48	2d	1	0.48mi
213 Park Ave Hastings, FL	3.0	2.0	1256	$1,665	$1.33	4d	1	0.57mi
614 Hannah St Hastings, FL	3.0	2.0	1397	$1,825	$1.31	2d	1	0.87mi

Listing history 12 events

1. 2026-06-10
   statusdays on market $224,900 Pending 23 DOM
2. 2026-06-08
   days on market $224,900 Active Under Contract 22 DOM
3. 2026-06-07
   days on market $224,900 Active Under Contract 21 DOM
4. 2026-06-03
   statusdays on market $224,900 Active Under Contract 17 DOM
5. 2026-06-02
   days on market $224,900 Active 16 DOM
6. 2026-06-01
   days on market $224,900 Active 15 DOM
7. 2026-05-31
   days on market $224,900 Active 14 DOM
8. 2026-05-17
   listed $224,900 Active
9. 2021-11-15
   soldstatus $179,500 Closed 414-char remark

   Show marketing remark (414 chars)

   Come see this beautiful concrete block 3 bedroom, 2 bath home in the heart of Hastings. New A/C in 2020 and new metal roof in 2020. Home is in great structural condition on a very large lot with a great backyard. House will need to be painted and re-floored. This is perfect for the family looking for little sweat equity, all the expensive items have been done, just needs your personal touch. Come see it today!

10. 2021-11-15
    soldstatus $179,500

    Show marketing remark (414 chars)

    Come see this beautiful concrete block 3 bedroom, 2 bath home in the heart of Hastings. New A/C in 2020 and new metal roof in 2020. Home is in great structural condition on a very large lot with a great backyard. House will need to be painted and re-floored. This is perfect for the family looking for little sweat equity, all the expensive items have been done, just needs your personal touch. Come see it today!

11. 2021-11-02
    historical Contingent- Accepting Backups 414-char remark

    Show marketing remark (414 chars)

    Come see this beautiful concrete block 3 bedroom, 2 bath home in the heart of Hastings. New A/C in 2020 and new metal roof in 2020. Home is in great structural condition on a very large lot with a great backyard. House will need to be painted and re-floored. This is perfect for the family looking for little sweat equity, all the expensive items have been done, just needs your personal touch. Come see it today!

12. 2021-10-26
    listed $189,000 Active 414-char remark

    Show marketing remark (414 chars)

    Come see this beautiful concrete block 3 bedroom, 2 bath home in the heart of Hastings. New A/C in 2020 and new metal roof in 2020. Home is in great structural condition on a very large lot with a great backyard. House will need to be painted and re-floored. This is perfect for the family looking for little sweat equity, all the expensive items have been done, just needs your personal touch. Come see it today!

ⓘ 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: $2,294 · $191/mo
• Projected year-2 tax: $2,294 · $191/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 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: $21,686
• − Mortgage interest: −$12,598
• − Property taxes: −$2,294
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$6,543
• Taxable loss: −$4,343
• Est. tax savings @ 24.0%: +$1,042
• After-tax cash flow: $603/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

+19.0% since first listed

5 events — show timeline

• 2026-05-17 Listed $224,900 realMLS
• 2021-11-15 Sold (Public Records) $179,500 Public Records
• 2021-11-15 Sold (MLS) $179,500 St. Augustine and St. Johns County Board of REALTORS®
• 2021-11-02 Contingent — St. Augustine and St. Johns County Board of REALTORS®
• 2021-10-26 Listed $189,000 St. Augustine and St. Johns County Board of REALTORS®

Property tax history

+10.7%/yr

Latest (2025): $2,294 · +14.4% YoY. Source: county tax records.