503 Wilson Rd · Hastings, FL 32145

$166,000

2 bd · 1.0 ba · 946 sqft · SingleFamily public records · 122 Days on market

Built 1968 4,791 sqft lot $175/sqft · 30% below area Est $239k · 30% under

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Why this score? — see what drove the B- 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 +18.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +6.4/10.0
• DSCR +6.0/10.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Solid concrete block home located in the growing community of Hastings in St. Johns County. This well-maintained property offers three bedrooms and one bathroom, all set in a quiet and peaceful neighborhood. Enjoy the convenience of having a park, community center, and library all within a mile of the home. This is a fantastic opportunity to own an affordable property in a desirable and tranquil area--don't miss out!

Key facts

• 4,791 sq ft lot
• Parking
• Built 1968

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/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 $150k (9.5% below list).
• Recommended offer: $146k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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 $27k; list at $166k implies a 515% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $146,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (median comp): $238,797
• List price: $166,000
• Delta: -30.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 W Holtz St	0.19mi	2/2.0	980 (+4%)	5mo	$35,000	$36	77
304 Park Ave	0.18mi	2/2.0	896 (-5%)	13mo	$233,000	$260	68
112 E Manson Rd	0.65mi	2/2.0	884 (-7%)	8mo	$224,000	$253	48
118 E Manson Rd	0.65mi	2/2.0	884 (-7%)	10mo	$224,000	$253	47
116 E Manson Rd	0.65mi	2/2.0	884 (-7%)	15mo	$225,000	$255	42
110 E Manson Rd	0.65mi	2/2.0	884 (-7%)	15mo	$231,000	$261	42
120 E Manson Rd	0.65mi	2/2.0	884 (-7%)	18mo	$236,000	$267	40
6192 S Main St	0.66mi	3/2.0 (+1)	1,080 (+14%)	18mo	$259,900	$241	22

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: 27.5%
• Equity multiple: 3.18×
• Total profit: $101,219
• Equity at exit: $149,546

10-year hold

• IRR: 24.0%
• Equity multiple: 7.23×
• Total profit: $289,411
• Equity at exit: $322,501

Cash invested: $46,480 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,502 medium
• Mortgage (P&I): −$871
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $171

Break-even live

Break-even rent $1,286

Max offer price $166,000

Occupancy floor 84%

Sensitivity live

Price	-10% $265	-5% $218	+0% $171	+5% $124	+10% $77
Rent	-10% $52	-5% $111	+0% $171	+5% $230	+10% $289
Rate	-1.0pp $254	-0.5pp $213	base $171	+0.5pp $128	+1.0pp $84

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: $41,500
• Closing costs: $4,980
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $166,000 Active 122 DOM
2. 2026-06-18
   days on market $166,000 Active 119 DOM
3. 2026-06-17
   days on market $166,000 Active 118 DOM
4. 2026-06-16
   days on market $166,000 Active 117 DOM
5. 2026-06-15
   days on market $166,000 Active 116 DOM
6. 2026-06-13
   days on market $166,000 Active 114 DOM
7. 2026-06-13
   days on market $166,000 Active 113 DOM
8. 2026-06-10
   days on market $166,000 Active 110 DOM
9. 2026-06-08
   days on market $166,000 Active 109 DOM
10. 2026-06-07
    days on market $166,000 Active 108 DOM
11. 2026-06-03
    days on market $166,000 Active 104 DOM
12. 2026-06-02
    days on market $166,000 Active 103 DOM
13. 2026-06-01
    days on market $166,000 Active 102 DOM
14. 2026-05-31
    days on market $166,000 Active 101 DOM
15. 2026-04-09
    price $166,000 420-char remark

    Show marketing remark (420 chars)

    Solid concrete block home located in the growing community of Hastings in St. Johns County. This well-maintained property offers three bedrooms and one bathroom, all set in a quiet and peaceful neighborhood. Enjoy the convenience of having a park, community center, and library all within a mile of the home. This is a fantastic opportunity to own an affordable property in a desirable and tranquil area--don't miss out!

16. 2026-03-09
    status Active 420-char remark

    Show marketing remark (420 chars)

    Solid concrete block home located in the growing community of Hastings in St. Johns County. This well-maintained property offers three bedrooms and one bathroom, all set in a quiet and peaceful neighborhood. Enjoy the convenience of having a park, community center, and library all within a mile of the home. This is a fantastic opportunity to own an affordable property in a desirable and tranquil area--don't miss out!

17. 2026-02-26
    historical Active Under Contract 420-char remark

    Show marketing remark (420 chars)

    Solid concrete block home located in the growing community of Hastings in St. Johns County. This well-maintained property offers three bedrooms and one bathroom, all set in a quiet and peaceful neighborhood. Enjoy the convenience of having a park, community center, and library all within a mile of the home. This is a fantastic opportunity to own an affordable property in a desirable and tranquil area--don't miss out!

18. 2026-02-19
    listed $170,000 Active 420-char remark

    Show marketing remark (420 chars)

    Solid concrete block home located in the growing community of Hastings in St. Johns County. This well-maintained property offers three bedrooms and one bathroom, all set in a quiet and peaceful neighborhood. Enjoy the convenience of having a park, community center, and library all within a mile of the home. This is a fantastic opportunity to own an affordable property in a desirable and tranquil area--don't miss out!

19. 2019-01-16
    historical 253-char remark

    Show marketing remark (253 chars)

    Here is your opportunity to own a completely remodeled 3 bedroom 1 bath concrete block home nestled in the heart of Hastings, FL. Luxury vinyl plank flooring, stainless appliances, tiled bathroom, and covered parking. All the upgrades without the price.

20. 2018-12-27
    listed $136,500 Active 253-char remark

    Show marketing remark (253 chars)

    Here is your opportunity to own a completely remodeled 3 bedroom 1 bath concrete block home nestled in the heart of Hastings, FL. Luxury vinyl plank flooring, stainless appliances, tiled bathroom, and covered parking. All the upgrades without the price.

21. 2018-10-26
    soldstatus $27,000 Closed
22. 2018-10-04
    historical Contingent- Accepting Backups
23. 2018-09-01
    status Active
24. 2018-08-18
    historical Contingent
25. 2018-08-08
    listed $39,900 Active
26. 2015-11-30
    soldstatus $33,000
27. 2013-12-13
    historical
28. 2013-12-11
    soldstatus $11,810
29. 2013-06-04
    listed $19,200
30. 2001-07-02
    soldstatus $57,600

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $1,378 · $115/mo
• Expected delta: +$462/yr (+$38/mo · 50.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 73% 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: $18,026
• − Mortgage interest: −$9,299
• − Property taxes: −$916
• − Insurance: −$830
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$4,829
• Taxable loss: −$732
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $2,224/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

+188.2% since first listed

16 events — show timeline

• 2026-04-09 Price Changed $166,000 realMLS
• 2026-03-09 Relisted — realMLS
• 2026-02-26 Contingent — realMLS
• 2026-02-19 Listed $170,000 realMLS
• 2019-01-16 Listing Removed — realMLS
• 2018-12-27 Listed $136,500 realMLS
• 2018-10-26 Sold (MLS) $27,000 St. Augustine and St. Johns County Board of REALTORS®
• 2018-10-04 Contingent — St. Augustine and St. Johns County Board of REALTORS®
• 2018-09-01 Relisted — St. Augustine and St. Johns County Board of REALTORS®
• 2018-08-18 Contingent — St. Augustine and St. Johns County Board of REALTORS®
• 2018-08-08 Listed $39,900 St. Augustine and St. Johns County Board of REALTORS®
• 2015-11-30 Sold (Public Records) $33,000 Public Records
• 2013-12-13 Listing Removed — realMLS
• 2013-12-11 Sold (MLS) $11,810 realMLS
• 2013-06-04 Listed $19,200 realMLS
• 2001-07-02 Sold (Public Records) $57,600 Public Records

Property tax history

+0.8%/yr

Latest (2025): $916 · +21.3% YoY. Source: county tax records.