440 S Villa San Marco Dr #201 · St. Augustine South, FL 32086

$210,000

3 bd · 2.0 ba · 1,260 sqft · Condo public records · 80 Days on market

Built 2004 $167/sqft · at area comps Est $216k · at est. $339/mo HOA · 15% of rent

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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 +15.9/30.0
• ARV discount +8.7/15.0
• Schools +6.4/10.0
• 1% rule +6.1/10.0
• DSCR +4.9/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller! Perfect investment property plus comes furnished! Discover this spacious 3-bedroom, 2-bathroom condo offering 1,260 square feet of living. Ideally located near Flagler College, St. Augustine College, and a 15 minute drive to the beach, this home features an open-concept kitchen with a large breakfast bar that seats up to 6, stainless steel appliances, and flows seamlessly into the living room--perfect for entertaining. Enjoy a dedicated dining area, three nice-sized bedrooms with a primary suite and walk-in closet, a screened balcony, and stylish LVT flooring throughout. Added convenience includes a stackable washer and dryer. Enjoy resort-style amenities: a sparkling pool, clubhouse, car wash station, gym, and on-site management. Live, study, and unwind in comfort!

Key facts

• Open-concept kitchen
• Large breakfast bar
• Walk-in closet

Tags

• OPEN-CONCEPT KITCHEN
• LARGE BREAKFAST BAR
• STAINLESS STEEL APPLIANCES
• DEDICATED DINING AREA
• PRIMARY SUITE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 4.1% in St. Augustine South — 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: Osceola Elementary School (math 63% / reading 57%, grade B-, #680 of 2,144 statewide, top 32%, 703 students, 64% FRL); R J Murray Middle School (math 54% / reading 54%, grade B-, #196 of 571 statewide, top 36%, 695 students, 50% FRL); Pedro Menendez High School (math 31% / reading 54%, grade F, #264 of 667 statewide, top 41%, 1,519 students, 39% FRL) — zoned schools average 51% FRL vs 20% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 52% at this address vs 74% district-wide (-22 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; 407 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).
• This rent runs 37% of the median local income ($77k/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 $1k of loan paydown is wiped out by about $6k 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 80 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

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 $197,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 6.86%
• Cash-on-cash: 2.02%
• DSCR: 1.09
• GRM: 7.5

CMA / ARV

• ARV (median comp): $215,683
• List price: $210,000
• Delta: -2.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.45×
• Total profit: $-32,447
• Equity at exit: $31,312

10-year hold

• IRR: -12.6%
• Equity multiple: 0.34×
• Total profit: $-38,666
• Equity at exit: $18,157

Cash invested: $58,800 (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 32086

• Rents YoY: 0.8%
• Active inventory: 407
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,330 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$214 /mo · $2,570/yr
• Insurance: −$88
• HOA: −$339
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $99

Break-even live

Break-even rent $2,205

Max offer price $210,000

Occupancy floor 91%

Sensitivity live

Price	-10% $218	-5% $158	+0% $99	+5% $40	+10% $-20
Rent	-10% $-85	-5% $7	+0% $99	+5% $191	+10% $283
Rate	-1.0pp $205	-0.5pp $152	base $99	+0.5pp $45	+1.0pp $-11

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Moultrie Landing Blvd St. Augustine, FL	1.0–2.0	1.0–2.0	941	$1,950	$2.07	0d	6	0.10mi
117 Ridge Lake Rd Saint Augustine, FL	3.0	2.5	1471	$2,200	$1.50	10d	1	0.31mi
106 Ridge Lake Rd Saint Augustine, FL	3.0	2.5	1505	$2,100	$1.40	26d	1	0.33mi
70 Ridge Lake Rd Saint Augustine, FL	3.0	2.5	1470	$2,025	$1.38	26d	1	0.37mi
600 Ashby Landing Way Saint Augustine, FL	3.0	2.0	1685	$1,898	$1.13	26d	1	0.44mi
29 Buckley Ct Saint Augustine, FL	2.0	2.5	1211	$2,300	$1.90	26d	1	0.50mi
421 S Hidden Tree Dr Saint Augustine, FL	3.0	2.0	1344	$2,100	$1.56	26d	1	0.52mi
129 Moultrie Village Ln Saint Augustine, FL	2.0	2.5	1384	$1,750	$1.26	22d	1	0.56mi
105 Whitland Way Unit 1 St. Augustine, FL	3.0	2.5	1499	$2,300	$1.53	5d	1	0.57mi
421 Fox Water Trl Unit 1546316P St. Augustine, FL	3.0	2.0	1603	$4,745	$2.96	18d	1	0.88mi
100 Inspire Way St. Augustine, FL	2.0–3.0	2.0	1393	$2,635	$1.89	26d	120	0.89mi
253 Cowry Rd Saint Augustine, FL	3.0	2.5	1375	$1,995	$1.45	26d	1	0.96mi
93 Palma Dr Saint Augustine, FL	2.0–4.0	2.5	1506	$2,272	$1.51	0d	17	1.28mi
28 Zaragoza Dr Saint Augustine, FL	3.0	2.5	1558	$2,145	$1.38	17d	1	1.31mi
132 Palma Dr Saint Augustine, FL	3.0	2.5	1558	$2,145	$1.38	17d	1	1.33mi
66 Pamplona Dr Saint Augustine, FL	4.0	2.5	1775	$2,650	$1.49	26d	1	1.34mi
350 Laurel Dr , FL	1.0–3.0	1.0–2.0	1003	$2,099	$2.09	0d	17	1.35mi
890 Poinsettia Rd Unit B St. Augustine, FL	2.0	2.0	1032	$1,590	$1.54	26d	1	1.36mi
101 Lobelia Rd Saint Augustine, FL	4.0	2.0	1778	$2,995	$1.68	26d	1	1.36mi
50 Soria Dr Saint Augustine, FL	4.0	2.5	1775	$2,695	$1.52	26d	1	1.38mi
113 Pamplona Dr Saint Augustine, FL	2.0	2.5	1273	$2,095	$1.65	26d	1	1.39mi
130 Shipyard Way St. Augustine, FL	1.0–3.0	1.0–2.0	1137	$3,480	$3.06	4d	68	1.40mi
909 S Ponce de Leon Blvd Saint Augustine, FL	2.0	2.0	1120	$3,150	$2.81	5d	1	1.46mi

HOA detail condo

• Monthly dues: $339 · $4,068/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-22
   days on market $210,000 Active 80 DOM
2. 2026-06-21
   days on market $210,000 Active 79 DOM
3. 2026-06-18
   days on market $210,000 Active 76 DOM
4. 2026-06-17
   days on market $210,000 Active 75 DOM
5. 2026-06-16
   days on market $210,000 Active 74 DOM
6. 2026-06-15
   days on market $210,000 Active 73 DOM
7. 2026-06-13
   days on market $210,000 Active 71 DOM
8. 2026-06-13
   days on market $210,000 Active 70 DOM
9. 2026-06-10
   days on market $210,000 Active 67 DOM
10. 2026-06-08
    days on market $210,000 Active 66 DOM
11. 2026-06-07
    days on market $210,000 Active 65 DOM
12. 2026-06-03
    days on market $210,000 Active 61 DOM
13. 2026-06-02
    days on market $210,000 Active 60 DOM
14. 2026-06-01
    days on market $210,000 Active 59 DOM
15. 2026-05-31
    days on market $210,000 Active 58 DOM
16. 2026-05-14
    status Active 795-char remark

    Show marketing remark (795 chars)

    Motivated Seller! Perfect investment property plus comes furnished! Discover this spacious 3-bedroom, 2-bathroom condo offering 1,260 square feet of living. Ideally located near Flagler College, St. Augustine College, and a 15 minute drive to the beach, this home features an open-concept kitchen with a large breakfast bar that seats up to 6, stainless steel appliances, and flows seamlessly into the living room--perfect for entertaining. Enjoy a dedicated dining area, three nice-sized bedrooms with a primary suite and walk-in closet, a screened balcony, and stylish LVT flooring throughout. Added convenience includes a stackable washer and dryer. Enjoy resort-style amenities: a sparkling pool, clubhouse, car wash station, gym, and on-site management. Live, study, and unwind in comfort!

17. 2026-05-14
    historical 795-char remark

    Show marketing remark (795 chars)

    Motivated Seller! Perfect investment property plus comes furnished! Discover this spacious 3-bedroom, 2-bathroom condo offering 1,260 square feet of living. Ideally located near Flagler College, St. Augustine College, and a 15 minute drive to the beach, this home features an open-concept kitchen with a large breakfast bar that seats up to 6, stainless steel appliances, and flows seamlessly into the living room--perfect for entertaining. Enjoy a dedicated dining area, three nice-sized bedrooms with a primary suite and walk-in closet, a screened balcony, and stylish LVT flooring throughout. Added convenience includes a stackable washer and dryer. Enjoy resort-style amenities: a sparkling pool, clubhouse, car wash station, gym, and on-site management. Live, study, and unwind in comfort!

18. 2026-04-02
    listed $210,000 Active 795-char remark

    Show marketing remark (795 chars)

    Motivated Seller! Perfect investment property plus comes furnished! Discover this spacious 3-bedroom, 2-bathroom condo offering 1,260 square feet of living. Ideally located near Flagler College, St. Augustine College, and a 15 minute drive to the beach, this home features an open-concept kitchen with a large breakfast bar that seats up to 6, stainless steel appliances, and flows seamlessly into the living room--perfect for entertaining. Enjoy a dedicated dining area, three nice-sized bedrooms with a primary suite and walk-in closet, a screened balcony, and stylish LVT flooring throughout. Added convenience includes a stackable washer and dryer. Enjoy resort-style amenities: a sparkling pool, clubhouse, car wash station, gym, and on-site management. Live, study, and unwind in comfort!

19. 2021-11-15
    soldstatus $220,000
20. 2021-11-12
    soldstatus $220,000 Closed 924-char remark

    Show marketing remark (924 chars)

    Looking for the perfect 2nd home and a safe and beautiful place to live ? This 2nd floor 3 bedroom unit is in a safe and friendly complex. It is in great shape !! Has never been a rental. Beautiful luxury vinyl flooring. Stainless steel appliances including a new hot water heater. Beautiful pool and a gym in complex. Screened in porch, 10 Minutes from the beach and 10 minutes from downtown. Rents for $1700 a month if you are interested in an investment There is full time manager in this well run self managed community. By self managed it means that the Condo Association runs the complex and not a managing company. This means that every $ in dues is used in making this a better complex. Dues are $308. Water is included in the dues. Dues haven't gone up in 9 years and won't be going up in 2022. Over $600,000 in Reserves and there are brand new roofs. Listing agent owns 14 units. Full time management on site.

21. 2021-10-24
    historical Contingent 924-char remark

    Show marketing remark (924 chars)

    Looking for the perfect 2nd home and a safe and beautiful place to live ? This 2nd floor 3 bedroom unit is in a safe and friendly complex. It is in great shape !! Has never been a rental. Beautiful luxury vinyl flooring. Stainless steel appliances including a new hot water heater. Beautiful pool and a gym in complex. Screened in porch, 10 Minutes from the beach and 10 minutes from downtown. Rents for $1700 a month if you are interested in an investment There is full time manager in this well run self managed community. By self managed it means that the Condo Association runs the complex and not a managing company. This means that every $ in dues is used in making this a better complex. Dues are $308. Water is included in the dues. Dues haven't gone up in 9 years and won't be going up in 2022. Over $600,000 in Reserves and there are brand new roofs. Listing agent owns 14 units. Full time management on site.

22. 2021-10-14
    listed $229,000 Active 924-char remark

    Show marketing remark (924 chars)

    Looking for the perfect 2nd home and a safe and beautiful place to live ? This 2nd floor 3 bedroom unit is in a safe and friendly complex. It is in great shape !! Has never been a rental. Beautiful luxury vinyl flooring. Stainless steel appliances including a new hot water heater. Beautiful pool and a gym in complex. Screened in porch, 10 Minutes from the beach and 10 minutes from downtown. Rents for $1700 a month if you are interested in an investment There is full time manager in this well run self managed community. By self managed it means that the Condo Association runs the complex and not a managing company. This means that every $ in dues is used in making this a better complex. Dues are $308. Water is included in the dues. Dues haven't gone up in 9 years and won't be going up in 2022. Over $600,000 in Reserves and there are brand new roofs. Listing agent owns 14 units. Full time management on site.

23. 2020-10-02
    price $174,500
24. 2005-07-13
    soldstatus $199,900

ⓘ 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: $2,570 · $214/mo
• Projected year-2 tax: $2,570 · $214/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 10/10 Extreme 7 d/yr ≥106°F today · 21 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: $27,963
• − Mortgage interest: −$11,763
• − Property taxes: −$2,570
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − HOA: −$4,068
• − Depreciation: −$6,109
• Taxable loss: −$2,071
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $1,685/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 South

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): 34,855
• Household income: $76,512
• Rent vs Own: 20.8% rent · 79.2% own
• Severe rent burden: 634.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 7% · Canada, Jamaica, Guatemala
• Languages at home: 91% English-only · Spanish 5% German/W. Germanic 1% 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: ▼ -278.21%
• Current HPI: 306.2813
• Rent YoY: ▲ 0.85%
• 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

+5.1% since first listed

9 events — show timeline

• 2026-05-14 Relisted — realMLS
• 2026-05-14 Listing Removed — realMLS
• 2026-04-02 Listed $210,000 realMLS
• 2021-11-15 Sold (Public Records) $220,000 Public Records
• 2021-11-12 Sold (MLS) $220,000 St. Augustine and St. Johns County Board of REALTORS®
• 2021-10-24 Contingent — St. Augustine and St. Johns County Board of REALTORS®
• 2021-10-14 Listed $229,000 St. Augustine and St. Johns County Board of REALTORS®
• 2020-10-02 Price Changed $174,500 St. Augustine and St. Johns County Board of REALTORS®
• 2005-07-13 Sold (Public Records) $199,900 Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,570 · -1.1% YoY. Source: county tax records.