737 Pearl St · St. Augustine, FL 32084

$233,999

3 bd · 2.0 ba · 1,768 sqft · Manufactured public records · 45 Days on market

Built 1999 $132/sqft · 42% above area Est $164k · 42% over

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Why this score? — see what drove the C 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 +26.7/30.0
• DSCR +9.2/10.0
• Schools +6.4/10.0
• 1% rule +6.3/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

ALL NEW! COMPLETELY RENOVATED WITH ATTENTION TO DETAIL AND QUALITY. SPACIOUS DOUBLE WIDE ON ALMOST 1/2 ACRE. LARGE 1782 SF 4/2 WITH SPLIT BEDROOM PLAN PROVIDES AN OPEN SPACIOUS FEELING THROUGHOUT THE HOUSE. THE MASTER BATH IS HUGE WITH HIS & HER SINKS-SEPARATE SHOWER AND BATH AND LOTS OF STORAGE SPACE. The New Kitchen featuring the Breakfast area open to the flex room with a Fireplace makes the perfect entertainment space. New Mocha Cabinets-Breakfast Counter with New Countertops and Sink.

Key facts

• Updated finishes
• Spacious lot
• Open living area

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• SPACIOUS LOT
• PRIME ST AUGUSTINE LOCATION
• OPEN LIVING AREA
• UPDATED FINISHES
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Financial info: Taxes reported for 2025

Exterior

• Home design: Single-family property; Ground-level entry
• Construction: Lot approximately 0.45 acres (1/4 to 1/2 acre)
• Exterior features: Corner lot

Interior

• Bedrooms: Master bedroom on the first floor
• Bathrooms: 2 bathrooms
• Interior features: Ground-level entry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $234k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $234k).
• Recommended offer: $227k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 C — 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: Crookshank Elementary School (math 64% / reading 62%, grade B, #582 of 2,144 statewide, top 28%, 704 students, 64% 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 48% FRL vs 20% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 60% at this address vs 74% district-wide (-14 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; 636 active listings in the ZIP; 24 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 43% 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 $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 45 days — a 3% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $148k; list at $234k implies a 59% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,979 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.58%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (median comp): $164,493
• List price: $233,999
• Delta: 42.25%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 W King St	0.67mi	4/2.0 (+1)	1,701 (-4%)	14mo	$250,000	$147	46

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-4,835
• Equity at exit: $34,890

10-year hold

• IRR: 4.7%
• Equity multiple: 1.30×
• Total profit: $19,753
• Equity at exit: $20,232

Cash invested: $65,520 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,642 high
• Mortgage (P&I): −$1,227
• Tax from tax record: −$131 /mo · $1,566/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $632

Break-even live

Break-even rent $1,842

Max offer price $233,999

Occupancy floor 71%

Sensitivity live

Price	-10% $765	-5% $698	+0% $632	+5% $566	+10% $500
Rent	-10% $423	-5% $528	+0% $632	+5% $736	+10% $841
Rate	-1.0pp $750	-0.5pp $692	base $632	+0.5pp $571	+1.0pp $510

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: $58,500
• Closing costs: $7,020
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Hamilton Ave Saint Augustine, FL	3.0	2.0	1302	$2,035	$1.56	5d	1	0.36mi
600 Francis St Saint Augustine, FL	3.0	2.0	1280	$2,495	$1.95	5d	1	0.44mi
1160 N Saint Johns St Saint Augustine, FL	3.0	2.0	1426	$1,900	$1.33	9d	1	0.58mi
535 S Woodlawn St Saint Augustine, FL	3.0	2.5	1381	$2,100	$1.52	15d	1	0.59mi
29 Masters Dr Unit B St. Augustine, FL	3.0	2.0	1250	$2,500	$2.00	14d	1	0.63mi
808 W 10th St Saint Augustine, FL	3.0	2.0	1620	$1,620	$1.00	12d	1	0.72mi
52 Florida Ave Unit 1281963P St. Augustine, FL	3.0	2.5	1969	$6,596	$3.35	3d	1	0.81mi
46 Phillips St Unit 1281939P St. Augustine, FL	3.0	2.0	1496	$3,986	$2.66	15d	1	0.85mi
895 Collier Blvd Saint Augustine, FL	3.0	2.0	1359	$2,000	$1.47	25d	1	0.93mi
232 Nesmith Ave Saint Augustine, FL	4.0	2.0	1405	$2,795	$1.99	5d	1	0.96mi
2089 W Lymington Way Saint Augustine, FL	3.0	2.0	1318	$1,976	$1.50	5d	1	1.06mi
3425 Haley Pointe Rd St Augustine, FL	3.0	2.0	1393	$2,300	$1.65	25d	1	1.10mi
1721 Keswick Rd Saint Augustine, FL	3.0	2.0	1573	$2,050	$1.30	9d	1	1.16mi
601 S Ponce De Leon Blvd Apt D St. Augustine, FL	2.0	1.5	2400	$6,000	$2.50	9d	1	1.23mi
68 Saragossa St Saint Augustine, FL	3.0	2.0	1704	$3,800	$2.23	25d	1	1.26mi
1761 Keswick Rd Saint Augustine, FL	3.0	2.0	1738	$2,195	$1.26	25d	1	1.26mi
2231 Vista Cove Rd Saint Augustine, FL	3.0	2.0	1448	$2,000	$1.38	12d	1	1.30mi
114 Cedar St Saint Augustine, FL	4.0	3.0	1495	$2,895	$1.94	25d	2	1.43mi
114 Cedar St Unit 4 St. Augustine, FL	4.0	3.0	1495	$2,895	$1.94	25d	1	1.43mi
2781 Schaller Rd Saint Augustine, FL	3.0	2.0	1294	$1,895	$1.46	25d	1	1.48mi
17 Old Mission Ave Unit 1281913P St. Augustine, FL	3.0	2.5	1291	$3,714	$2.88	3d	1	1.49mi
20 Martin Luther King Ave Unit 1281959P St. Augustine, FL	4.0	3.5	2497	$21,470	$8.60	25d	1	1.49mi
104 Cedar St Unit 1281914P St. Augustine, FL	3.0	2.0	1399	$7,542	$5.39	4d	1	1.49mi
510 Florida Club Blvd #101 Saint Augustine, FL	3.0	2.0	1285	$1,850	$1.44	21d	1	1.50mi

Listing history 28 events

1. 2026-06-21
   days on market $233,999 Active 45 DOM
2. 2026-06-18
   days on market $233,999 Active 42 DOM
3. 2026-06-17
   days on market $233,999 Active 41 DOM
4. 2026-06-16
   days on market $233,999 Active 40 DOM
5. 2026-06-15
   days on market $233,999 Active 39 DOM
6. 2026-06-13
   days on market $233,999 Active 37 DOM
7. 2026-06-13
   days on market $233,999 Active 36 DOM
8. 2026-06-10
   pricedays on market $233,999 Active 33 DOM
9. 2026-06-08
   days on market $235,000 Active 32 DOM
10. 2026-06-07
    days on market $235,000 Active 31 DOM
11. 2026-06-03
    days on market $235,000 Active 27 DOM
12. 2026-06-02
    days on market $235,000 Active 26 DOM
13. 2026-06-01
    days on market $235,000 Active 25 DOM
14. 2026-05-31
    days on market $235,000 Active 24 DOM
15. 2026-05-08
    listed $235,000 Active 985-char remark
16. 2019-05-10
    soldstatus $147,500
17. 2019-05-09
    soldstatus $147,500 Closed 500-char remark

    Show marketing remark (500 chars)

    ALL NEW! COMPLETELY RENOVATED WITH ATTENTION TO DETAIL AND QUALITY. SPACIOUS DOUBLE WIDE ON ALMOST 1/2 ACRE. LARGE 1782 SF 4/2 WITH SPLIT BEDROOM PLAN PROVIDES AN OPEN SPACIOUS FEELING THROUGHOUT THE HOUSE. THE MASTER BATH IS HUGE WITH HIS & HER SINKS-SEPARATE SHOWER AND BATH AND LOTS OF STORAGE SPACE. The New Kitchen featuring the Breakfast area open to the flex room with a Fireplace makes the perfect entertainment space. New Mocha Cabinets-Breakfast Counter with New Countertops and Sink.

18. 2019-05-03
    status Pending 500-char remark

    Show marketing remark (500 chars)

    ALL NEW! COMPLETELY RENOVATED WITH ATTENTION TO DETAIL AND QUALITY. SPACIOUS DOUBLE WIDE ON ALMOST 1/2 ACRE. LARGE 1782 SF 4/2 WITH SPLIT BEDROOM PLAN PROVIDES AN OPEN SPACIOUS FEELING THROUGHOUT THE HOUSE. THE MASTER BATH IS HUGE WITH HIS & HER SINKS-SEPARATE SHOWER AND BATH AND LOTS OF STORAGE SPACE. The New Kitchen featuring the Breakfast area open to the flex room with a Fireplace makes the perfect entertainment space. New Mocha Cabinets-Breakfast Counter with New Countertops and Sink.

19. 2019-04-05
    historical Contingent- Accepting Backups 500-char remark

    Show marketing remark (500 chars)

    ALL NEW! COMPLETELY RENOVATED WITH ATTENTION TO DETAIL AND QUALITY. SPACIOUS DOUBLE WIDE ON ALMOST 1/2 ACRE. LARGE 1782 SF 4/2 WITH SPLIT BEDROOM PLAN PROVIDES AN OPEN SPACIOUS FEELING THROUGHOUT THE HOUSE. THE MASTER BATH IS HUGE WITH HIS & HER SINKS-SEPARATE SHOWER AND BATH AND LOTS OF STORAGE SPACE. The New Kitchen featuring the Breakfast area open to the flex room with a Fireplace makes the perfect entertainment space. New Mocha Cabinets-Breakfast Counter with New Countertops and Sink.

20. 2019-03-23
    listed $147,500 Active 500-char remark

    Show marketing remark (500 chars)

    ALL NEW! COMPLETELY RENOVATED WITH ATTENTION TO DETAIL AND QUALITY. SPACIOUS DOUBLE WIDE ON ALMOST 1/2 ACRE. LARGE 1782 SF 4/2 WITH SPLIT BEDROOM PLAN PROVIDES AN OPEN SPACIOUS FEELING THROUGHOUT THE HOUSE. THE MASTER BATH IS HUGE WITH HIS & HER SINKS-SEPARATE SHOWER AND BATH AND LOTS OF STORAGE SPACE. The New Kitchen featuring the Breakfast area open to the flex room with a Fireplace makes the perfect entertainment space. New Mocha Cabinets-Breakfast Counter with New Countertops and Sink.

21. 2007-03-07
    soldstatus $135,000
22. 2007-03-03
    historical

    Show marketing remark (246 chars)

    Nice Corner Lot w/DWMH in Excellant Condition, New Tile, Carpet, Linoleum, New H&A. Den w/Fireplace, open to breakfast bar & Large Kitchen. All appliances stay. Ceiling Fans in every room except Dining. Nice Size Utility. Security System.

23. 2007-03-02
    soldstatus $135,000

    Show marketing remark (246 chars)

    Nice Corner Lot w/DWMH in Excellant Condition, New Tile, Carpet, Linoleum, New H&A. Den w/Fireplace, open to breakfast bar & Large Kitchen. All appliances stay. Ceiling Fans in every room except Dining. Nice Size Utility. Security System.

24. 2006-12-08
    listed $130,000

    Show marketing remark (246 chars)

    Nice Corner Lot w/DWMH in Excellant Condition, New Tile, Carpet, Linoleum, New H&A. Den w/Fireplace, open to breakfast bar & Large Kitchen. All appliances stay. Ceiling Fans in every room except Dining. Nice Size Utility. Security System.

25. 2006-05-09
    historical
26. 2006-05-09
    soldstatus $58,400
27. 2006-04-28
    soldstatus $58,400
28. 2006-01-31
    listed $58,900

ⓘ 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: $1,566 · $131/mo
• Projected year-2 tax: $1,942 · $162/mo
• Expected delta: +$376/yr (+$31/mo · 24.0%)

ⓘ 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: $31,705
• − Mortgage interest: −$13,108
• − Property taxes: −$1,566
• − Insurance: −$1,170
• − Repairs & maintenance: −$2,536
• − Management: −$2,536
• − Depreciation: −$6,807
• Taxable income: $3,981
• Est. tax owed @ 24.0%: −$955
• After-tax cash flow: $6,630/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

+297.3% since first listed

15 events — show timeline

• 2026-06-09 Price Changed $233,999 St. Augustine and St. Johns County Board of REALTORS®
• 2026-05-08 Listed $235,000 St. Augustine and St. Johns County Board of REALTORS®
• 2019-05-10 Sold (Public Records) $147,500 Public Records
• 2019-05-09 Sold (MLS) $147,500 St. Augustine and St. Johns County Board of REALTORS®
• 2019-05-03 Pending — St. Augustine and St. Johns County Board of REALTORS®
• 2019-04-05 Contingent — St. Augustine and St. Johns County Board of REALTORS®
• 2019-03-23 Listed $147,500 St. Augustine and St. Johns County Board of REALTORS®
• 2007-03-07 Sold (Public Records) $135,000 Public Records
• 2007-03-03 Listing Removed — realMLS
• 2007-03-02 Sold (MLS) $135,000 realMLS
• 2006-12-08 Listed $130,000 realMLS
• 2006-05-09 Sold (Public Records) $58,400 Public Records
• 2006-05-09 Listing Removed — realMLS
• 2006-04-28 Sold (MLS) $58,400 realMLS
• 2006-01-31 Listed $58,900 realMLS

Property tax history

+5.0%/yr

Latest (2025): $1,566 · +16.3% YoY. Source: county tax records.