3180 Green Acres Rd · St. Augustine, FL 32084

$249,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 502 Days on market

Built 1997 0.92 ac lot Est $243k · 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 +12.3/30.0
• ARV discount +6.4/15.0
• Schools +6.4/10.0
• DSCR +3.7/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Convenient, Cute & Clean! Nice DWMH on almost 1 acres, fenced, paved road. Relax on covered front porch & enjoy cookouts on large deck out back. Home has a comfortable floor plan w/cathedral ceilings in spacious living room w/combined dining area. Kitchen w/breakfast bar,lots of cabinets & laundry area. Bedroom & Bathroom at each end of home. New carpet.New ac system installed 7/2009

Key facts

• 0.92 acre lot
• Garage
• Built 1997

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $-44 ($-529/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (27.5% below list).
• Recommended offer: $180k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: St. Augustine High School (math 54% / reading 62%, grade C, #120 of 667 statewide, top 18%, 1,784 students, 38% FRL) — zoned schools average 38% FRL vs 20% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 58% at this address vs 74% district-wide (-16 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $7k 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 502 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $56k; list at $249k implies a 345% 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; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,439 (27.5% 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 502 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $242,880
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3180 Green Acres Rd	0.00mi	2/2.0	960 (0%)	1mo	$243,000	$253	100
3125 Tindall Farms Rd	0.16mi	2/2.0	952 (-1%)	12mo	$200,000	$210	81

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: -20.3%
• Equity multiple: 0.31×
• Total profit: $-48,144
• Equity at exit: $37,127

10-year hold

• IRR: -19.6%
• Equity multiple: 0.07×
• Total profit: $-64,929
• Equity at exit: $21,529

Cash invested: $69,720 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,804 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-44

Break-even live

Break-even rent $1,860

Max offer price $241,209

Occupancy floor 97%

Sensitivity live

Price	-10% $97	-5% $26	+0% $-44	+5% $-115	+10% $-185
Rent	-10% $-187	-5% $-115	+0% $-44	+5% $27	+10% $98
Rate	-1.0pp $81	-0.5pp $19	base $-44	+0.5pp $-109	+1.0pp $-174

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Oxmoor Rd St. Augustine, FL	1.0–3.0	1.0–2.0	1105	$2,045	$1.85	8d	23	0.93mi
2851 Golden Lake Loop Unit 2851 St. Augustine, FL	2.0	2.0	920	$1,595	$1.73	24d	1	1.41mi
480 Cabernet Pl Saint Augustine, FL	2.0	2.5	1082	$1,675	$1.55	8d	1	1.43mi

Listing history 14 events

1. 2026-04-09
   status Pending
2. 2026-03-31
   historical Contingent- Accepting Backups
3. 2025-11-20
   price $249,000
4. 2025-03-12
   price $259,000
5. 2024-11-23
   listed $260,000 Active
6. 2024-01-30
   price $264,900
7. 2010-06-02
   soldstatus $56,000
8. 2010-04-21
   historical 404-char remark

   Show marketing remark (404 chars)

   Convenient, Cute & Clean! Nice DWMH on almost 1 acres, fenced, paved road. Relax on covered front porch & enjoy cookouts on large deck out back. Home has a comfortable floor plan w/cathedral ceilings in spacious living room w/combined dining area. Kitchen w/breakfast bar,lots of cabinets & laundry area. Bedroom & Bathroom at each end of home. New carpet.New ac system installed 7/2009

9. 2010-04-16
   soldstatus $56,000 404-char remark

   Show marketing remark (404 chars)

   Convenient, Cute & Clean! Nice DWMH on almost 1 acres, fenced, paved road. Relax on covered front porch & enjoy cookouts on large deck out back. Home has a comfortable floor plan w/cathedral ceilings in spacious living room w/combined dining area. Kitchen w/breakfast bar,lots of cabinets & laundry area. Bedroom & Bathroom at each end of home. New carpet.New ac system installed 7/2009

10. 2010-01-13
    historical
11. 2010-01-11
    listed $71,500 404-char remark

    Show marketing remark (404 chars)

    Convenient, Cute & Clean! Nice DWMH on almost 1 acres, fenced, paved road. Relax on covered front porch & enjoy cookouts on large deck out back. Home has a comfortable floor plan w/cathedral ceilings in spacious living room w/combined dining area. Kitchen w/breakfast bar,lots of cabinets & laundry area. Bedroom & Bathroom at each end of home. New carpet.New ac system installed 7/2009

12. 2009-04-28
    listed $79,900
13. 1990-12-01
    soldstatus $12,000
14. 1985-05-01
    soldstatus $7,100

ⓘ 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: $720 · $60/mo
• Projected year-2 tax: $2,067 · $172/mo
• Expected delta: +$1,346/yr (+$112/mo · 186.9%)

ⓘ 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 7/10 Severe
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,653
• − Mortgage interest: −$13,948
• − Property taxes: −$720
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$7,244
• Taxable loss: −$4,969
• Est. tax savings @ 24.0%: +$1,192
• After-tax cash flow: $663/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

+3407.0% since first listed

14 events — show timeline

• 2026-04-09 Pending — St. Augustine and St. Johns County Board of REALTORS®
• 2026-03-31 Contingent — St. Augustine and St. Johns County Board of REALTORS®
• 2025-11-20 Price Changed $249,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-03-12 Price Changed $259,000 St. Augustine and St. Johns County Board of REALTORS®
• 2024-11-23 Listed $260,000 St. Augustine and St. Johns County Board of REALTORS®
• 2024-01-30 Price Changed $264,900 St. Augustine and St. Johns County Board of REALTORS®
• 2010-06-02 Sold (Public Records) $56,000 Public Records
• 2010-04-21 Listing Removed — realMLS
• 2010-04-16 Sold (MLS) $56,000 realMLS
• 2010-01-13 Listing Removed — realMLS
• 2010-01-11 Listed $71,500 realMLS
• 2009-04-28 Listed $79,900 realMLS
• 1990-12-01 Sold (Public Records) $12,000 Public Records
• 1985-05-01 Sold (Public Records) $7,100 Public Records

Property tax history

+5.3%/yr

Latest (2025): $720 · +19.9% YoY. Source: county tax records.