241 Aiken St · St. Augustine, FL 32084

$75,800

1 bd · 1.0 ba · 617 sqft · SingleFamily public records · 41 Days on market

Built 1950 6,534 sqft lot ↓ 4% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a Builders Dream. This Property has an existing Block Building original floor plan is 624 square feet. House has City water, Electric and Impact fees included. Septic Tank should be replaced. (Buyers Option). Concrete Floor. House is Gutted. Recommendation is to increase Footprint and then rebuild from Ground up. Could go up for 2nd Floor. Approximately 2-3 miles to Downtown.

Key facts

• 6,534 sq ft lot
• Built 1950
• Listed 41 days

Property features AI

Exterior

• Home design: Single-story (ground level entry)
• Exterior features: Lot under 1/4 acre; 0.15 acres

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: 1 bathroom
• Interior features: Ground-level entry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $74k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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 B — 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $524 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $73,526 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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.
5. 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.
6. 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: 1.95% ✓
• Cap rate: 16.63%
• Cash-on-cash: 36.93%
• DSCR: 2.64
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $260,991
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Phillips St	0.59mi	2/2.0 (+1)	605 (-2%)	10mo	$250,000	$413	52
107 Julia St	0.63mi	2/1.0 (+1)	660 (+7%)	10mo	$215,000	$326	46
430 Francis St	0.50mi	1/1.0	544 (-12%)	15mo	$245,000	$450	45
16 Newcomb St	0.60mi	2/1.0 (+1)	589 (-4%)	18mo	$249,000	$423	44
92+92 1/2 Evergreen Ave	0.60mi	2/1.0 (+1)	682 (+10%)	14mo	$329,100	$483	38
139 Webb St	0.67mi	2/1.0 (+1)	704 (+14%)	15mo	$225,500	$320	28

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: 29.7%
• Equity multiple: 2.19×
• Total profit: $25,358
• Equity at exit: $11,302

10-year hold

• IRR: 35.4%
• Equity multiple: 3.84×
• Total profit: $60,257
• Equity at exit: $6,554

Cash invested: $21,224 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,479 high
• Mortgage (P&I): −$398
• Tax from tax record: −$86 /mo · $1,031/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $653

Break-even live

Break-even rent $652

Max offer price $75,800

Occupancy floor 51%

Sensitivity live

Price	-10% $696	-5% $675	+0% $653	+5% $632	+10% $610
Rent	-10% $536	-5% $595	+0% $653	+5% $712	+10% $770
Rate	-1.0pp $691	-0.5pp $673	base $653	+0.5pp $634	+1.0pp $614

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: $18,950
• Closing costs: $2,274
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
736 W King St Unit A St. Augustine, FL	2.0	1.0	688	$1,750	$2.54	18d	1	0.15mi
736 W King St Unit B St. Augustine, FL	1.0	1.0	450	$1,200	$2.67	18d	1	0.15mi
509 Live Oak St Unit 1 St. Augustine, FL	1.0	1.0	432	$1,500	$3.47	24d	1	0.32mi
25 Florida Ave Unit A St. Augustine, FL	2.0	1.0	500	$1,200	$2.40	15d	1	0.85mi
130 Shipyard Way St. Augustine, FL	1.0–3.0	1.0–2.0	1137	$1,745	$1.53	2d	68	1.22mi
25 Desoto Pl Unit 4 St. Augustine, FL	1.0	1.0	430	$1,150	$2.67	4d	1	1.38mi

Listing history 20 events

1. 2026-06-18
   days on market $75,800 Active 41 DOM
2. 2026-06-17
   days on market $75,800 Active 40 DOM
3. 2026-06-16
   days on market $75,800 Active 39 DOM
4. 2026-06-15
   days on market $75,800 Active 38 DOM
5. 2026-06-13
   days on market $75,800 Active 36 DOM
6. 2026-06-13
   days on market $75,800 Active 35 DOM
7. 2026-06-10
   days on market $75,800 Active 32 DOM
8. 2026-06-08
   days on market $75,800 Active 31 DOM
9. 2026-06-07
   days on market $75,800 Active 30 DOM
10. 2026-06-03
    days on market $75,800 Active 26 DOM
11. 2026-06-02
    days on market $75,800 Active 25 DOM
12. 2026-06-02
    price $75,800 Active 24 DOM
13. 2026-06-01
    days on market $78,000 Active 24 DOM
14. 2026-05-31
    days on market $78,000 Active 23 DOM
15. 2026-05-21
    status Active
16. 2026-05-06
    status Pending
17. 2026-04-29
    price $78,000
18. 2026-04-29
    status Active
19. 2026-04-20
    historical
20. 2026-04-15
    listed $81,000 Active

ⓘ 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: $1,031 · $86/mo
• Projected year-2 tax: $1,031 · $86/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 · 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: $17,745
• − Mortgage interest: −$4,246
• − Property taxes: −$1,031
• − Insurance: −$379
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$2,205
• Taxable income: $7,045
• Est. tax owed @ 24.0%: −$1,691
• After-tax cash flow: $6,148/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

-3.7% since first listed

6 events — show timeline

• 2026-05-21 Relisted — St. Augustine and St. Johns County Board of REALTORS®
• 2026-05-06 Pending — St. Augustine and St. Johns County Board of REALTORS®
• 2026-04-29 Price Changed $78,000 St. Augustine and St. Johns County Board of REALTORS®
• 2026-04-29 Relisted — St. Augustine and St. Johns County Board of REALTORS®
• 2026-04-20 Delisted — St. Augustine and St. Johns County Board of REALTORS®
• 2026-04-15 Listed $81,000 St. Augustine and St. Johns County Board of REALTORS®

Property tax history

+6.4%/yr

Latest (2025): $1,031 · +25.2% YoY. Source: county tax records.