93 & 95 Keith St · St. Augustine, FL 32084

$930,000

7 bd · 4.0 ba · 2,388 sqft · MultiFamily public records · 270 Days on market

Built 1930 6,969 sqft lot $389/sqft · 18% below area Est $1435k · 35% under

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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 +15.0/15.0
• Cash flow +9.1/30.0
• Schools +6.4/10.0
• 1% rule +3.5/10.0
• Rent growth +2.6/5.0
• DSCR +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

* * * Huge Price Improvement * * * * * * Amazing Opportunity to own not one but two properties and 3 separate units in downtown!! * * * This could be a perfect rental Primary Residence or both at the same time. Property consists of both 93 and 95 Keith St. with a single family home consisting of 2 beds and 1 bath on 95 and a duplex located consisting of a 3/2 and a 2/1 on 93. Both properties have been completely updated with newer wiring, plumbing, finishes and roofs. You could rent out all 3 units, live in 1 and rent the others or even turn this into a family compound. All of this and you are downtown in flood zone X. walk to all the downtown attractions and never worry about finding parking. AIRDNA shows STR income projection at $150,000. Home comes turn key and furnished, TV's, beds all the way down to silverware.

Key facts

• Off street parking
• Termite bonds added
• Exterior painted

Tags

• COMPLETELY UPDATED PROPERTIES
• TERMITE BONDS ADDED
• EXTERIOR PAINTED
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 7-bed/4.0-bath multifamily listed at $930k.

Deal economics

• At list price, monthly cash flow is $-776 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $793k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $788k (15.2% below list).
• Recommended offer: $788k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Ketterlinus Elementary School (math 74% / reading 75%, grade A, #230 of 2,144 statewide, top 12%, 402 students, 46% 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 42% FRL vs 20% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 636 active listings in the ZIP; 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).
• At $7,885/mo this rent would consume 128% of the median local household income ($74k/yr) (locally 1748% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $28k 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 270 days — a 12% lower offer ($818k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $470k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $788,500 (15.2% 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 270 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.27%
• DSCR: 0.85
• GRM: 9.8

CMA / ARV

• ARV (median comp): $1,434,527
• List price: $930,000
• Delta: -35.17%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.25% rent growth · sell at horizon

5-year hold

• IRR: -25.7%
• Equity multiple: 0.15×
• Total profit: $-220,884
• Equity at exit: $138,666

10-year hold

• IRR: -35.7%
• Equity multiple: -0.29×
• Total profit: $-336,525
• Equity at exit: $80,409

Cash invested: $260,400 (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: 636
• Price-to-rent: 30.4×

Monthly cashflow live

• Estimated rent: $7,885 high
• Mortgage (P&I): −$4,877
• Tax from tax record: −$1,674 /mo · $20,090/yr
• Insurance: −$388
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,656
• Net cashflow: $-776

Break-even live

Break-even rent $8,867

Max offer price $792,915

Occupancy floor —

Sensitivity live

Price	-10% $-250	-5% $-513	+0% $-776	+5% $-1,039	+10% $-1,302
Rent	-10% $-1,399	-5% $-1,087	+0% $-776	+5% $-465	+10% $-153
Rate	-1.0pp $-308	-0.5pp $-539	base $-776	+0.5pp $-1,017	+1.0pp $-1,262

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,098
1× unit	3	2	$2,787
Total (3 units)			$7,885

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: $232,500
• Closing costs: $27,900
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $930,000 Active 270 DOM
2. 2026-06-18
   days on market $930,000 Active 267 DOM
3. 2026-06-17
   days on market $930,000 Active 266 DOM
4. 2026-06-16
   days on market $930,000 Active 265 DOM
5. 2026-06-15
   days on market $930,000 Active 264 DOM
6. 2026-06-13
   days on market $930,000 Active 262 DOM
7. 2026-06-13
   days on market $930,000 Active 261 DOM
8. 2026-06-10
   days on market $930,000 Active 258 DOM
9. 2026-06-08
   days on market $930,000 Active 257 DOM
10. 2026-06-07
    days on market $930,000 Active 256 DOM
11. 2026-06-03
    days on market $930,000 Active 252 DOM
12. 2026-06-02
    days on market $930,000 Active 251 DOM
13. 2026-06-01
    days on market $930,000 Active 250 DOM
14. 2026-05-31
    days on market $930,000 Active 249 DOM
15. 2026-04-28
    price $930,000 839-char remark

    Show marketing remark (839 chars)

    * * * Huge Price Improvement * * * * * * Amazing Opportunity to own not one but two properties and 3 separate units in downtown!! * * * This could be a perfect rental Primary Residence or both at the same time. Property consists of both 93 and 95 Keith St. with a single family home consisting of 2 beds and 1 bath on 95 and a duplex located consisting of a 3/2 and a 2/1 on 93. Both properties have been completely updated with newer wiring, plumbing, finishes and roofs. You could rent out all 3 units, live in 1 and rent the others or even turn this into a family compound. All of this and you are downtown in flood zone X. walk to all the downtown attractions and never worry about finding parking. AIRDNA shows STR income projection at $150,000. Home comes turn key and furnished, TV's, beds all the way down to silverware.

16. 2026-04-18
    price $984,900 839-char remark

    Show marketing remark (839 chars)

    * * * Huge Price Improvement * * * * * * Amazing Opportunity to own not one but two properties and 3 separate units in downtown!! * * * This could be a perfect rental Primary Residence or both at the same time. Property consists of both 93 and 95 Keith St. with a single family home consisting of 2 beds and 1 bath on 95 and a duplex located consisting of a 3/2 and a 2/1 on 93. Both properties have been completely updated with newer wiring, plumbing, finishes and roofs. You could rent out all 3 units, live in 1 and rent the others or even turn this into a family compound. All of this and you are downtown in flood zone X. walk to all the downtown attractions and never worry about finding parking. AIRDNA shows STR income projection at $150,000. Home comes turn key and furnished, TV's, beds all the way down to silverware.

17. 2026-03-27
    price $1,090,000 839-char remark

    Show marketing remark (839 chars)

    * * * Huge Price Improvement * * * * * * Amazing Opportunity to own not one but two properties and 3 separate units in downtown!! * * * This could be a perfect rental Primary Residence or both at the same time. Property consists of both 93 and 95 Keith St. with a single family home consisting of 2 beds and 1 bath on 95 and a duplex located consisting of a 3/2 and a 2/1 on 93. Both properties have been completely updated with newer wiring, plumbing, finishes and roofs. You could rent out all 3 units, live in 1 and rent the others or even turn this into a family compound. All of this and you are downtown in flood zone X. walk to all the downtown attractions and never worry about finding parking. AIRDNA shows STR income projection at $150,000. Home comes turn key and furnished, TV's, beds all the way down to silverware.

18. 2026-02-02
    status Active 839-char remark

    Show marketing remark (839 chars)

    * * * Huge Price Improvement * * * * * * Amazing Opportunity to own not one but two properties and 3 separate units in downtown!! * * * This could be a perfect rental Primary Residence or both at the same time. Property consists of both 93 and 95 Keith St. with a single family home consisting of 2 beds and 1 bath on 95 and a duplex located consisting of a 3/2 and a 2/1 on 93. Both properties have been completely updated with newer wiring, plumbing, finishes and roofs. You could rent out all 3 units, live in 1 and rent the others or even turn this into a family compound. All of this and you are downtown in flood zone X. walk to all the downtown attractions and never worry about finding parking. AIRDNA shows STR income projection at $150,000. Home comes turn key and furnished, TV's, beds all the way down to silverware.

19. 2024-10-15
    historical 839-char remark

    Show marketing remark (839 chars)

    * * * Huge Price Improvement * * * * * * Amazing Opportunity to own not one but two properties and 3 separate units in downtown!! * * * This could be a perfect rental Primary Residence or both at the same time. Property consists of both 93 and 95 Keith St. with a single family home consisting of 2 beds and 1 bath on 95 and a duplex located consisting of a 3/2 and a 2/1 on 93. Both properties have been completely updated with newer wiring, plumbing, finishes and roofs. You could rent out all 3 units, live in 1 and rent the others or even turn this into a family compound. All of this and you are downtown in flood zone X. walk to all the downtown attractions and never worry about finding parking. AIRDNA shows STR income projection at $150,000. Home comes turn key and furnished, TV's, beds all the way down to silverware.

20. 2024-10-05
    price $1,200,000 839-char remark

    Show marketing remark (839 chars)

    * * * Huge Price Improvement * * * * * * Amazing Opportunity to own not one but two properties and 3 separate units in downtown!! * * * This could be a perfect rental Primary Residence or both at the same time. Property consists of both 93 and 95 Keith St. with a single family home consisting of 2 beds and 1 bath on 95 and a duplex located consisting of a 3/2 and a 2/1 on 93. Both properties have been completely updated with newer wiring, plumbing, finishes and roofs. You could rent out all 3 units, live in 1 and rent the others or even turn this into a family compound. All of this and you are downtown in flood zone X. walk to all the downtown attractions and never worry about finding parking. AIRDNA shows STR income projection at $150,000. Home comes turn key and furnished, TV's, beds all the way down to silverware.

21. 2024-09-30
    price $1,270,000 839-char remark

    Show marketing remark (839 chars)

    * * * Huge Price Improvement * * * * * * Amazing Opportunity to own not one but two properties and 3 separate units in downtown!! * * * This could be a perfect rental Primary Residence or both at the same time. Property consists of both 93 and 95 Keith St. with a single family home consisting of 2 beds and 1 bath on 95 and a duplex located consisting of a 3/2 and a 2/1 on 93. Both properties have been completely updated with newer wiring, plumbing, finishes and roofs. You could rent out all 3 units, live in 1 and rent the others or even turn this into a family compound. All of this and you are downtown in flood zone X. walk to all the downtown attractions and never worry about finding parking. AIRDNA shows STR income projection at $150,000. Home comes turn key and furnished, TV's, beds all the way down to silverware.

22. 2024-09-10
    price $1,280,000 839-char remark

    Show marketing remark (839 chars)

    * * * Huge Price Improvement * * * * * * Amazing Opportunity to own not one but two properties and 3 separate units in downtown!! * * * This could be a perfect rental Primary Residence or both at the same time. Property consists of both 93 and 95 Keith St. with a single family home consisting of 2 beds and 1 bath on 95 and a duplex located consisting of a 3/2 and a 2/1 on 93. Both properties have been completely updated with newer wiring, plumbing, finishes and roofs. You could rent out all 3 units, live in 1 and rent the others or even turn this into a family compound. All of this and you are downtown in flood zone X. walk to all the downtown attractions and never worry about finding parking. AIRDNA shows STR income projection at $150,000. Home comes turn key and furnished, TV's, beds all the way down to silverware.

23. 2024-08-15
    price $1,300,000 839-char remark

    Show marketing remark (839 chars)

    * * * Huge Price Improvement * * * * * * Amazing Opportunity to own not one but two properties and 3 separate units in downtown!! * * * This could be a perfect rental Primary Residence or both at the same time. Property consists of both 93 and 95 Keith St. with a single family home consisting of 2 beds and 1 bath on 95 and a duplex located consisting of a 3/2 and a 2/1 on 93. Both properties have been completely updated with newer wiring, plumbing, finishes and roofs. You could rent out all 3 units, live in 1 and rent the others or even turn this into a family compound. All of this and you are downtown in flood zone X. walk to all the downtown attractions and never worry about finding parking. AIRDNA shows STR income projection at $150,000. Home comes turn key and furnished, TV's, beds all the way down to silverware.

24. 2024-06-06
    listed $1,399,900 Active 839-char remark

    Show marketing remark (839 chars)

    * * * Huge Price Improvement * * * * * * Amazing Opportunity to own not one but two properties and 3 separate units in downtown!! * * * This could be a perfect rental Primary Residence or both at the same time. Property consists of both 93 and 95 Keith St. with a single family home consisting of 2 beds and 1 bath on 95 and a duplex located consisting of a 3/2 and a 2/1 on 93. Both properties have been completely updated with newer wiring, plumbing, finishes and roofs. You could rent out all 3 units, live in 1 and rent the others or even turn this into a family compound. All of this and you are downtown in flood zone X. walk to all the downtown attractions and never worry about finding parking. AIRDNA shows STR income projection at $150,000. Home comes turn key and furnished, TV's, beds all the way down to silverware.

25. 2024-05-23
    historical $3,400
26. 2024-05-23
    listed $3,400
27. 2024-05-10
    historical $3,400
28. 2024-04-12
    listed $3,400
29. 2022-03-15
    soldstatus $1,220,000
30. 1995-07-21
    soldstatus $45,000

ⓘ 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: $20,090 · $1,674/mo
• Projected year-2 tax: $20,090 · $1,674/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 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: $94,620
• − Mortgage interest: −$52,094
• − Property taxes: −$20,090
• − Insurance: −$5,448
• − Repairs & maintenance: −$7,570
• − Management: −$7,570
• − Depreciation: −$27,055
• Taxable loss: −$25,206
• Est. tax savings @ 24.0%: +$6,049
• After-tax cash flow: $-3,263/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

• Census place: St. Augustine, FL
• 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

+1966.7% since first listed

16 events — show timeline

• 2026-04-28 Price Changed $930,000 St. Augustine and St. Johns County Board of REALTORS®
• 2026-04-18 Price Changed $984,900 St. Augustine and St. Johns County Board of REALTORS®
• 2026-03-27 Price Changed $1,090,000 St. Augustine and St. Johns County Board of REALTORS®
• 2026-02-02 Relisted — St. Augustine and St. Johns County Board of REALTORS®
• 2024-10-15 Delisted — St. Augustine and St. Johns County Board of REALTORS®
• 2024-10-05 Price Changed $1,200,000 St. Augustine and St. Johns County Board of REALTORS®
• 2024-09-30 Price Changed $1,270,000 St. Augustine and St. Johns County Board of REALTORS®
• 2024-09-10 Price Changed $1,280,000 St. Augustine and St. Johns County Board of REALTORS®
• 2024-08-15 Price Changed $1,300,000 St. Augustine and St. Johns County Board of REALTORS®
• 2024-06-06 Listed $1,399,900 St. Augustine and St. Johns County Board of REALTORS®
• 2024-05-23 Rental Removed $3,400 APPFOLIO
• 2024-05-23 Listed for Rent $3,400 APPFOLIO
• 2024-05-10 Rental Removed $3,400 APPFOLIO
• 2024-04-12 Listed for Rent $3,400 APPFOLIO
• 2022-03-15 Sold (Public Records) $1,220,000 Public Records
• 1995-07-21 Sold (Public Records) $45,000 Public Records

Property tax history

+14.3%/yr

Latest (2025): $20,090 · +3.5% YoY. Source: county tax records.