900 Helen St · St. Augustine, FL 32084

$279,900

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 79 Days on market

Built 2004 0.28 ac lot $245/sqft · at area comps Est $276k · at est.

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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).

• Cash flow +11.6/30.0
• ARV discount +6.9/15.0
• Schools +6.4/10.0
• DSCR +3.4/10.0
• 1% rule +3.1/10.0
• 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

Newly updated 3BR/2BA home in desirable St. Augustine on a spacious double lot (100' x 125')--offering incredible value with two parcels! Inside, enjoy new luxury vinyl plank flooring throughout, a split bedroom layout, and a beautifully upgraded kitchen with painted cabinets, new quartz countertops, and stainless steel appliances. Fresh finishes make this home move-in ready. Conveniently located near shops, schools, and beaches. Don't miss this opportunity--come see it today!

Key facts

• Quartz countertops
• Double lot
• Upgraded kitchen

Tags

• DOUBLE LOT
• UPGRADED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPLIT BEDROOM LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (19.4% below list).
• Recommended offer: $226k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Market conditions: Rents flat; 631 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).
• This rent runs 37% 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 $8k 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 79 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $111k; list at $280k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,596 (19.4% 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 79 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.81% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 10.3

CMA / ARV

• ARV (median comp): $276,023
• List price: $279,900
• Delta: 1.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
936 Avery St	0.26mi	3/2.0	1,209 (+6%)	3mo	$285,000	$236	76
931 N Orange St	0.30mi	3/2.0	1,224 (+7%)	4mo	$295,000	$241	71
1240 Four Mile Rd	0.53mi	3/2.0	1,207 (+6%)	0mo	$288,500	$239	66
141 Webb St	0.56mi	3/2.0	1,190 (+4%)	2mo	$300,000	$252	66
520 N Orange St	0.26mi	2/1.0 (-1)	1,045 (-9%)	5mo	$138,000	$132	60
939 Butler Ave	0.52mi	3/2.0	1,241 (+8%)	3mo	$340,000	$274	60
683 W Cathedral Pl	0.62mi	2/2.0 (-1)	1,185 (+4%)	4mo	$205,000	$173	57
1125 Tocoi Rd	0.60mi	3/2.0	1,221 (+7%)	5mo	$290,000	$238	57
299 Aiken St	0.75mi	2/2.0 (-1)	1,115 (-2%)	3mo	$280,000	$251	54
450 S Volusia St	0.64mi	4/1.5 (+1)	1,104 (-4%)	5mo	$113,500	$103	53
863 W 5th St	0.70mi	3/2.0	1,262 (+10%)	5mo	$300,000	$238	46
1155 Butler Ave	0.72mi	3/2.0	1,312 (+15%)	1mo	$365,000	$278	42

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: -21.5%
• Equity multiple: 0.27×
• Total profit: $-56,931
• Equity at exit: $41,734

10-year hold

• IRR: -23.1%
• Equity multiple: -0.02×
• Total profit: $-80,269
• Equity at exit: $24,201

Cash invested: $78,372 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,256 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$284 /mo · $3,408/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-86

Break-even live

Break-even rent $2,365

Max offer price $264,663

Occupancy floor 99%

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Josiah St Unit 1281953P St. Augustine, FL	3.0	2.0	1097	$3,526	$3.21	12d	1	0.28mi
1004 Josiah St Unit 1281918P St. Augustine, FL	3.0	2.0	1097	$3,893	$3.55	14d	1	0.29mi
1160 N Saint Johns St Saint Augustine, FL	3.0	2.0	1426	$1,900	$1.33	7d	1	0.42mi
289 W Jayce Way Saint Augustine, FL	3.0	2.0	1102	$1,851	$1.68	14d	1	0.52mi
700 Hamilton Ave Saint Augustine, FL	3.0	2.0	1302	$2,035	$1.56	3d	1	0.53mi
455 S Volusia St Saint Augustine, FL	3.0	2.0	1141	$1,950	$1.71	23d	1	0.61mi
600 Francis St Saint Augustine, FL	3.0	2.0	1280	$2,495	$1.95	3d	1	0.66mi
1040 W 7th St Saint Augustine, FL	2.0	2.0	1108	$2,195	$1.98	1d	1	0.74mi
2089 W Lymington Way Saint Augustine, FL	3.0	2.0	1318	$1,976	$1.50	3d	1	0.79mi
56 Masters Dr Unit D St. Augustine, FL	2.0	1.5	900	$1,300	$1.44	23d	1	0.81mi
60 Masters Dr Unit C St. Augustine, FL	2.0	1.5	900	$1,300	$1.44	23d	1	0.81mi
21 Pearl St Unit 1281964P St. Augustine, FL	3.0	2.0	1130	$7,100	$6.28	3d	1	0.83mi
535 S Woodlawn St Saint Augustine, FL	3.0	2.5	1381	$2,100	$1.52	14d	1	0.83mi
29 Masters Dr Unit B St. Augustine, FL	3.0	2.0	1250	$2,500	$2.00	12d	1	0.85mi
20 Rollins Ave Saint Augustine, FL	3.0	1.0	828	$1,500	$1.81	23d	1	0.98mi
177 Palmer St Unit B St. Augustine, FL	2.0	1.0	900	$1,350	$1.50	23d	1	1.00mi
1038 Collier Blvd Saint Augustine, FL	3.0	3.0	1180	$2,450	$2.08	23d	1	1.03mi
895 Collier Blvd Saint Augustine, FL	3.0	2.0	1359	$2,000	$1.47	23d	1	1.05mi
228 Nesmith Ave Saint Augustine, FL	2.0	2.0	1080	$2,500	$2.31	14d	1	1.05mi
232 Nesmith Ave Saint Augustine, FL	4.0	2.0	1405	$2,795	$1.99	3d	1	1.06mi
942 Alexander St St. Augustine, FL	2.0	1.5	1200	$1,925	$1.60	10d	1	1.06mi
46 Phillips St Unit 1281939P St. Augustine, FL	3.0	2.0	1496	$3,986	$2.66	14d	1	1.11mi
550 Lena St Unit 1281938P St. Augustine, FL	3.0	2.0	1194	$3,236	$2.71	7d	1	1.14mi
3425 Haley Pointe Rd St Augustine, FL	3.0	2.0	1393	$2,300	$1.65	23d	1	1.20mi
520 Florida Club Blvd #104 Saint Augustine, FL	2.0	2.0	1131	$1,700	$1.50	17d	1	1.25mi
510 Florida Club Blvd #101 Saint Augustine, FL	3.0	2.0	1285	$1,850	$1.44	20d	1	1.30mi
2781 Schaller Rd Saint Augustine, FL	3.0	2.0	1294	$1,895	$1.46	23d	1	1.32mi
950 Sidney St Unit 12 St. Augustine, FL	2.0	1.0	900	$1,300	$1.44	23d	1	1.36mi
2231 Vista Cove Rd Saint Augustine, FL	3.0	2.0	1448	$2,000	$1.38	10d	1	1.38mi

Listing history 27 events

1. 2026-06-18
   days on market $279,900 Active 79 DOM
2. 2026-06-17
   days on market $279,900 Active 78 DOM
3. 2026-06-16
   days on market $279,900 Active 77 DOM
4. 2026-06-15
   days on market $279,900 Active 76 DOM
5. 2026-06-13
   days on market $279,900 Active 74 DOM
6. 2026-06-13
   days on market $279,900 Active 73 DOM
7. 2026-06-10
   days on market $279,900 Active 70 DOM
8. 2026-06-08
   days on market $279,900 Active 69 DOM
9. 2026-06-07
   days on market $279,900 Active 68 DOM
10. 2026-06-03
    days on market $279,900 Active 64 DOM
11. 2026-06-02
    days on market $279,900 Active 63 DOM
12. 2026-06-01
    days on market $279,900 Active 62 DOM
13. 2026-05-31
    days on market $279,900 Active 61 DOM
14. 2026-03-31
    listed $279,900 Active 482-char remark

    Show marketing remark (482 chars)

    Newly updated 3BR/2BA home in desirable St. Augustine on a spacious double lot (100' x 125')--offering incredible value with two parcels! Inside, enjoy new luxury vinyl plank flooring throughout, a split bedroom layout, and a beautifully upgraded kitchen with painted cabinets, new quartz countertops, and stainless steel appliances. Fresh finishes make this home move-in ready. Conveniently located near shops, schools, and beaches. Don't miss this opportunity--come see it today!

15. 2026-03-27
    historical 492-char remark

    Show marketing remark (492 chars)

    Newly updated 3BR/2BA home in desirable St. Augustine on a spacious double lot (100' x 125')—offering incredible value with two parcels! Inside, enjoy new luxury vinyl plank flooring throughout, a split bedroom layout, and a beautifully upgraded kitchen with painted cabinets, new quartz countertops, and stainless steel appliances. Fresh finishes make this home move-in ready. Conveniently located near shops, schools, and beaches. Don't miss this opportunity—come see it today!

16. 2025-12-05
    status Active 492-char remark

    Show marketing remark (492 chars)

    Newly updated 3BR/2BA home in desirable St. Augustine on a spacious double lot (100' x 125')—offering incredible value with two parcels! Inside, enjoy new luxury vinyl plank flooring throughout, a split bedroom layout, and a beautifully upgraded kitchen with painted cabinets, new quartz countertops, and stainless steel appliances. Fresh finishes make this home move-in ready. Conveniently located near shops, schools, and beaches. Don't miss this opportunity—come see it today!

17. 2025-11-22
    historical Active Under Contract 492-char remark

    Show marketing remark (492 chars)

    Newly updated 3BR/2BA home in desirable St. Augustine on a spacious double lot (100' x 125')—offering incredible value with two parcels! Inside, enjoy new luxury vinyl plank flooring throughout, a split bedroom layout, and a beautifully upgraded kitchen with painted cabinets, new quartz countertops, and stainless steel appliances. Fresh finishes make this home move-in ready. Conveniently located near shops, schools, and beaches. Don't miss this opportunity—come see it today!

18. 2025-10-27
    listed $284,900 Active 492-char remark

    Show marketing remark (492 chars)

    Newly updated 3BR/2BA home in desirable St. Augustine on a spacious double lot (100' x 125')—offering incredible value with two parcels! Inside, enjoy new luxury vinyl plank flooring throughout, a split bedroom layout, and a beautifully upgraded kitchen with painted cabinets, new quartz countertops, and stainless steel appliances. Fresh finishes make this home move-in ready. Conveniently located near shops, schools, and beaches. Don't miss this opportunity—come see it today!

19. 2025-10-21
    historical
20. 2025-07-10
    price $284,900
21. 2025-04-22
    listed $289,900 Active
22. 2011-02-24
    historical
23. 2010-02-25
    listed $185,000
24. 2007-08-09
    historical
25. 2007-02-09
    listed $249,900
26. 2005-06-15
    soldstatus $111,000
27. 2004-03-18
    soldstatus $8,500

ⓘ 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: $3,408 · $284/mo
• Projected year-2 tax: $3,408 · $284/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,072
• − Mortgage interest: −$15,679
• − Property taxes: −$3,408
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,166
• − Management: −$2,166
• − Depreciation: −$8,143
• Taxable loss: −$5,889
• Est. tax savings @ 24.0%: +$1,413
• After-tax cash flow: $378/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

+3192.9% since first listed

14 events — show timeline

• 2026-03-31 Listed $279,900 realMLS
• 2026-03-27 Listing Removed — realMLS
• 2025-12-05 Relisted — realMLS
• 2025-11-22 Contingent — realMLS
• 2025-10-27 Listed $284,900 realMLS
• 2025-10-21 Listing Removed — realMLS
• 2025-07-10 Price Changed $284,900 realMLS
• 2025-04-22 Listed $289,900 realMLS
• 2011-02-24 Listing Removed — realMLS
• 2010-02-25 Listed $185,000 realMLS
• 2007-08-09 Listing Removed — realMLS
• 2007-02-09 Listed $249,900 realMLS
• 2005-06-15 Sold (Public Records) $111,000 Public Records
• 2004-03-18 Sold (Public Records) $8,500 Public Records

Property tax history

+18.7%/yr

Latest (2025): $3,408 · +7.2% YoY. Source: county tax records.