163 Silver Birch St · St. Augustine, FL 32084

$339,000

4 bd · 2.0 ba · 1,783 sqft · SingleFamily · 128 Days on market

Built 2023 5,227 sqft lot Est $378k · 10% under $38/mo HOA · 1% of rent

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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).

• ARV discount +12.1/15.0
• Cash flow +11.0/30.0
• Schools +6.4/10.0
• DSCR +3.2/10.0
• 1% rule +2.9/10.0
• 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

Ravenswood Village features spacious open concept plans with smart home features included. Located minutes from Historic St. Augustine, residents will enjoy excellent shopping and dining along with beautiful area beaches just 4 miles away!

Key facts

• Huge pantry
• Large center island
• Vaulted ceiling

Tags

• OPEN CONCEPT LAYOUT
• VAULTED CEILING
• STAINLESS STEEL APPLIANCES
• SOFT CLOSE CABINETRY
• HUGE PANTRY
• LARGE CENTER ISLAND

Property features AI

Finance

• HOA & community: Homeowners association (Ravenswood Village Owners Association, Inc.); HOA fee approximately $114.72 quarterly; Community sidewalks

Exterior

• Parking: Attached covered garage; 2-car garage
• Security: Smoke detectors
• Utilities: Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Single-family ranch-style home; One story; Entry level: 1
• Construction: Fiber cement exterior; Shingle roof
• Exterior features: Patio; Fenced backyard with vinyl fencing; Front and rear sprinklers; City street frontage; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Water softener (owned)
• Bedrooms: 4 bedrooms (primary on main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Kitchen island; Open floorplan; Pantry; Primary bathroom with shower (no tub); Primary bedroom on main level; Smart home features including smart thermostat; Split bedroom layout; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer hookup; Electric dryer hookup; In-unit laundry on lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (20.7% below list).
• Recommended offer: $269k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Zoned schools: Crookshank Elementary School (math 64% / reading 62%, grade B, #582 of 2,144 statewide, top 28%, 704 students, 64% FRL); Sebastian Middle School (math 59% / reading 59%, grade B, #144 of 571 statewide, top 26%, 654 students, 42% FRL); St. Augustine High School (math 54% / reading 62%, grade C, #120 of 667 statewide, top 18%, 1,784 students, 38% FRL) — zoned schools average 48% FRL vs 20% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 60% at this address vs 74% district-wide (-14 pts) — the specific schools serving this property underperform the St. Johns average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 631 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).
• This rent runs 44% 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 $10k 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 128 days — a 12% lower offer ($298k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $21k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $268,992 (20.7% 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 128 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $377,996
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Windsor Ln	0.16mi	4/2.0	1,783 (0%)	0mo	$399,000	$224	92
72 Windsor Ln	0.11mi	4/2.0	1,783 (0%)	9mo	$350,000	$196	87
401 Pomont Ave	0.28mi	3/2.0 (-1)	1,740 (-2%)	12mo	$350,000	$201	68
235 N Whitney	0.46mi	4/2.0	1,650 (-8%)	8mo	$350,000	$212	59
2788 Usina St	0.62mi	3/3.0 (-1)	1,760 (-1%)	4mo	$288,000	$164	56
353 Fortuna Ave	0.36mi	3/2.0 (-1)	1,536 (-14%)	0mo	$337,000	$219	55
1300 Francis St	0.44mi	3/2.0 (-1)	1,656 (-7%)	12mo	$330,000	$199	52
274 Cervantes Ave	0.26mi	3/1.5 (-1)	1,983 (+11%)	14mo	$375,000	$189	50
1517 Remington Way	0.70mi	3/2.0 (-1)	1,699 (-5%)	7mo	$370,000	$218	49
1625 Masters Dr	0.50mi	5/3.0 (+1)	1,621 (-9%)	6mo	$299,000	$184	48
1404 Stockbridge Ln	0.66mi	3/2.0 (-1)	1,949 (+9%)	3mo	$505,000	$259	46
125 Palmer St	0.75mi	3/1.0 (-1)	1,750 (-2%)	16mo	$460,000	$263	39

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: -22.4%
• Equity multiple: 0.25×
• Total profit: $-71,418
• Equity at exit: $50,546

10-year hold

• IRR: -25.0%
• Equity multiple: -0.08×
• Total profit: $-102,233
• Equity at exit: $29,311

Cash invested: $94,920 (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: 631
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,690 high
• Mortgage (P&I): −$1,778
• Tax from tax record: −$313 /mo · $3,757/yr
• Insurance: −$141
• HOA: −$38
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-145

Break-even live

Break-even rent $2,874

Max offer price $313,380

Occupancy floor —

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1160 N Saint Johns St Saint Augustine, FL	3.0	2.0	1426	$1,900	$1.33	7d	1	0.38mi
2781 Schaller Rd Saint Augustine, FL	3.0	2.0	1294	$1,895	$1.46	23d	1	0.63mi
232 Nesmith Ave Saint Augustine, FL	4.0	2.0	1405	$2,795	$1.99	3d	1	0.69mi
700 Hamilton Ave Saint Augustine, FL	3.0	2.0	1302	$2,035	$1.56	3d	1	0.72mi
510 Florida Club Blvd #101 Saint Augustine, FL	3.0	2.0	1285	$1,850	$1.44	20d	1	0.73mi
3425 Haley Pointe Rd St Augustine, FL	3.0	2.0	1393	$2,300	$1.65	23d	1	0.80mi
1721 Keswick Rd Saint Augustine, FL	3.0	2.0	1573	$2,050	$1.30	7d	1	0.82mi
2231 Vista Cove Rd Saint Augustine, FL	3.0	2.0	1448	$2,000	$1.38	10d	1	0.84mi
1761 Keswick Rd Saint Augustine, FL	3.0	2.0	1738	$2,195	$1.26	23d	1	0.88mi
600 Francis St Saint Augustine, FL	3.0	2.0	1280	$2,495	$1.95	3d	1	0.88mi
2089 W Lymington Way Saint Augustine, FL	3.0	2.0	1318	$1,976	$1.50	3d	1	0.88mi
29 Masters Dr Unit B St. Augustine, FL	3.0	2.0	1250	$2,500	$2.00	12d	1	0.95mi
52 Florida Ave Unit 1281963P St. Augustine, FL	3.0	2.5	1969	$6,596	$3.35	1d	1	0.95mi
17 Old Mission Ave Unit 1281913P St. Augustine, FL	3.0	2.5	1291	$3,714	$2.88	1d	1	1.35mi
8 Park Ave Unit 1281965P St. Augustine, FL	3.0	3.5	1442	$4,937	$3.42	12d	1	1.36mi
22 Fullerwood Dr Unit 1281988P St. Augustine, FL	3.0	2.0	1700	$4,200	$2.47	7d	1	1.39mi
3300 Lewis Speedway Saint Augustine, FL	4.0	2.0	1700	$2,850	$1.68	23d	1	1.39mi
48 Red House Cir Saint Augustine, FL	3.0	2.5	1337	$1,800	$1.35	23d	1	1.41mi
27 Fullerwood Dr Saint Augustine, FL	3.0	2.0	1229	$4,900	$3.99	1d	1	1.41mi
725 Flagler Crossing Dr Saint Augustine, FL	1.0–3.0	1.0–2.0	1002	$2,117	$2.11	2d	37	1.44mi
535 S Woodlawn St Saint Augustine, FL	3.0	2.5	1381	$2,100	$1.52	13d	1	1.45mi
16 Magnolia Ave Unit 1281942P St. Augustine, FL	4.0	2.0	2066	$5,725	$2.77	7d	1	1.46mi
68 Saragossa St Saint Augustine, FL	3.0	2.0	1704	$3,800	$2.23	23d	1	1.48mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 26 events

1. 2026-06-18
   days on market $339,000 Active 128 DOM
2. 2026-06-17
   days on market $339,000 Active 127 DOM
3. 2026-06-16
   days on market $339,000 Active 126 DOM
4. 2026-06-15
   days on market $339,000 Active 125 DOM
5. 2026-06-13
   pricedays on market $339,000 Active 123 DOM
6. 2026-06-13
   days on market $344,000 Active 122 DOM
7. 2026-06-10
   days on market $344,000 Active 119 DOM
8. 2026-06-08
   pricedays on market $344,000 Active 118 DOM
9. 2026-06-07
   days on market $349,500 Active 117 DOM
10. 2026-06-03
    days on market $349,500 Active 113 DOM
11. 2026-06-02
    days on market $349,500 Active 112 DOM
12. 2026-06-01
    days on market $349,500 Active 111 DOM
13. 2026-05-31
    days on market $349,500 Active 110 DOM
14. 2026-04-07
    historical Active Under Contract
15. 2026-03-29
    price $349,500
16. 2026-03-02
    price $355,000
17. 2026-02-10
    listed $360,000 Active
18. 2023-12-15
    soldstatus $331,990 Closed 239-char remark

    Show marketing remark (239 chars)

    Ravenswood Village features spacious open concept plans with smart home features included. Located minutes from Historic St. Augustine, residents will enjoy excellent shopping and dining along with beautiful area beaches just 4 miles away!

19. 2023-12-15
    soldstatus $331,990 Closed 239-char remark

    Show marketing remark (239 chars)

    Ravenswood Village features spacious open concept plans with smart home features included. Located minutes from Historic St. Augustine, residents will enjoy excellent shopping and dining along with beautiful area beaches just 4 miles away!

20. 2023-08-29
    status Pending 239-char remark

    Show marketing remark (239 chars)

    Ravenswood Village features spacious open concept plans with smart home features included. Located minutes from Historic St. Augustine, residents will enjoy excellent shopping and dining along with beautiful area beaches just 4 miles away!

21. 2023-07-24
    status Pending 239-char remark

    Show marketing remark (239 chars)

    Ravenswood Village features spacious open concept plans with smart home features included. Located minutes from Historic St. Augustine, residents will enjoy excellent shopping and dining along with beautiful area beaches just 4 miles away!

22. 2023-07-24
    status Pending 239-char remark

    Show marketing remark (239 chars)

    Ravenswood Village features spacious open concept plans with smart home features included. Located minutes from Historic St. Augustine, residents will enjoy excellent shopping and dining along with beautiful area beaches just 4 miles away!

23. 2023-06-21
    price $336,990 239-char remark

    Show marketing remark (239 chars)

    Ravenswood Village features spacious open concept plans with smart home features included. Located minutes from Historic St. Augustine, residents will enjoy excellent shopping and dining along with beautiful area beaches just 4 miles away!

24. 2023-06-21
    listed $336,990 Active 239-char remark

    Show marketing remark (239 chars)

    Ravenswood Village features spacious open concept plans with smart home features included. Located minutes from Historic St. Augustine, residents will enjoy excellent shopping and dining along with beautiful area beaches just 4 miles away!

25. 2023-06-14
    price $333,990 239-char remark

    Show marketing remark (239 chars)

    Ravenswood Village features spacious open concept plans with smart home features included. Located minutes from Historic St. Augustine, residents will enjoy excellent shopping and dining along with beautiful area beaches just 4 miles away!

26. 2023-05-31
    listed $330,990 Active 239-char remark

    Show marketing remark (239 chars)

    Ravenswood Village features spacious open concept plans with smart home features included. Located minutes from Historic St. Augustine, residents will enjoy excellent shopping and dining along with beautiful area beaches just 4 miles away!

ⓘ 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: $3,757 · $313/mo
• Projected year-2 tax: $3,757 · $313/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $32,279
• − Mortgage interest: −$18,989
• − Property taxes: −$3,757
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,582
• − Management: −$2,582
• − HOA: −$456
• − Depreciation: −$9,862
• Taxable loss: −$7,644
• Est. tax savings @ 24.0%: +$1,835
• After-tax cash flow: $94/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

+5.6% since first listed

13 events — show timeline

• 2026-04-07 Contingent — realMLS
• 2026-03-29 Price Changed $349,500 realMLS
• 2026-03-02 Price Changed $355,000 realMLS
• 2026-02-10 Listed $360,000 realMLS
• 2023-12-15 Sold (MLS) $331,990 St. Augustine and St. Johns County Board of REALTORS®
• 2023-12-15 Sold (MLS) $331,990 realMLS
• 2023-08-29 Pending — realMLS
• 2023-07-24 Pending — realMLS
• 2023-07-24 Pending — St. Augustine and St. Johns County Board of REALTORS®
• 2023-06-21 Price Changed $336,990 realMLS
• 2023-06-21 Listed $336,990 St. Augustine and St. Johns County Board of REALTORS®
• 2023-06-14 Price Changed $333,990 realMLS
• 2023-05-31 Listed $330,990 realMLS

Property tax history

+12.8%/yr

Latest (2025): $3,757 · +12.8% YoY. Source: county tax records.