97 Mcdonald Ave · St. Augustine, FL 32084

$278,000

3 bd · 2.0 ba · 1,081 sqft · Land · 286 Days on market

Built 2025 3,920 sqft lot $257/sqft · at area comps Est $276k · at est. $51/mo HOA · 2% 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 +9.5/30.0
• ARV discount +7.1/15.0
• Schools +6.4/10.0
• 1% rule +3.1/10.0
• DSCR +2.7/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Habitat for Humanity of St. Johns County is building homes for the workforce. Our two-bedroom one-bath and three-bedroom two-bath homes are located on McDonald Avenue in our Volusia Woods neighborhood, located just minutes from downtown St. Augustine. All homes are owner-occupied. Down payment assistance is available to qualified buyers. These beautiful homes have an open floorplan, with an abundance of windows so you can enjoy natural light and fresh air on a nice day. They feature a metal roof, granite countertops, upgraded vinyl flooring, window treatments, and an attached shed. All homes come with new Whirlpool appliances, including the refrigerator, range, dishwasher, and microwave, as well as a washer and dryer in a separate laundry room. These homes cover 900 - 1,100 square feet and boast a stylish, modern eat-in kitchen with stainless steel appliances. Every home comes with an attached 32 sq ft shed at the back of the home, and a covered 80 sq ft front porch.

Key facts

• Whirlpool appliances
• Front porch
• Metal roofs

Tags

• WHIRLPOOL APPLIANCES
• METAL ROOFS
• GRANITE COUNTERTOPS
• QUALITY VINYL FLOORING
• ATTACHED SHED
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $278k.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (19.0% below list).
• Recommended offer: $225k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 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: James A. Webster Elementary School (math 56% / reading 45%, grade D+, #1,055 of 2,144 statewide, top 50%, 504 students, 67% FRL); R J Murray Middle School (math 54% / reading 54%, grade B-, #196 of 571 statewide, top 36%, 695 students, 50% 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 51% FRL vs 20% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 54% at this address vs 74% district-wide (-20 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 37% 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 $8k 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 286 days — a 12% lower offer ($245k) is reasonable based on typical stale-listing flexibility.

Recommended offer $225,142 (19.0% 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 286 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.81% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 10.3

CMA / ARV

• ARV (median comp): $275,651
• List price: $278,000
• Delta: 0.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.5%
• Equity multiple: 0.19×
• Total profit: $-63,374
• Equity at exit: $41,451

10-year hold

• IRR: -31.0%
• Equity multiple: -0.21×
• Total profit: $-94,342
• Equity at exit: $24,036

Cash invested: $77,840 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,251 high
• Mortgage (P&I): −$1,458
• Tax est. 1.5%: −$348 /mo · $4,170/yr
• Insurance: −$116
• HOA: −$51
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-194

Break-even live

Break-even rent $2,496

Max offer price $249,991

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-98	+0% $-194	+5% $-290	+10% $-386
Rent	-10% $-371	-5% $-282	+0% $-194	+5% $-105	+10% $-16
Rate	-1.0pp $-54	-0.5pp $-123	base $-194	+0.5pp $-266	+1.0pp $-339

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: $69,500
• Closing costs: $8,340
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Josiah St Unit 1281953P St. Augustine, FL	3.0	2.0	1097	$3,526	$3.21	14d	1	0.27mi
1004 Josiah St Unit 1281918P St. Augustine, FL	3.0	2.0	1097	$3,893	$3.55	15d	1	0.28mi
1160 N Saint Johns St Saint Augustine, FL	3.0	2.0	1426	$1,900	$1.33	9d	1	0.36mi
289 W Jayce Way Saint Augustine, FL	3.0	2.0	1102	$1,851	$1.68	15d	1	0.45mi
700 Hamilton Ave Saint Augustine, FL	3.0	2.0	1302	$2,035	$1.56	5d	1	0.52mi
600 Francis St Saint Augustine, FL	3.0	2.0	1280	$2,495	$1.95	5d	1	0.67mi
455 S Volusia St Saint Augustine, FL	3.0	2.0	1141	$1,950	$1.71	25d	1	0.68mi
2089 W Lymington Way Saint Augustine, FL	3.0	2.0	1318	$1,976	$1.50	5d	1	0.75mi
56 Masters Dr Unit D St. Augustine, FL	2.0	1.5	900	$1,300	$1.44	25d	1	0.80mi
60 Masters Dr Unit C St. Augustine, FL	2.0	1.5	900	$1,300	$1.44	25d	1	0.80mi
1040 W 7th St Saint Augustine, FL	2.0	2.0	1108	$2,195	$1.98	3d	1	0.80mi
21 Pearl St Unit 1281964P St. Augustine, FL	3.0	2.0	1130	$7,100	$6.28	5d	1	0.84mi
29 Masters Dr Unit B St. Augustine, FL	3.0	2.0	1250	$2,500	$2.00	14d	1	0.85mi
535 S Woodlawn St Saint Augustine, FL	3.0	2.5	1381	$2,100	$1.52	15d	1	0.89mi
177 Palmer St Unit B St. Augustine, FL	2.0	1.0	900	$1,350	$1.50	25d	1	0.97mi
228 Nesmith Ave Saint Augustine, FL	2.0	2.0	1080	$2,500	$2.31	16d	1	1.01mi
20 Rollins Ave Saint Augustine, FL	3.0	1.0	828	$1,500	$1.81	25d	1	1.02mi
232 Nesmith Ave Saint Augustine, FL	4.0	2.0	1405	$2,795	$1.99	5d	1	1.02mi
1038 Collier Blvd Saint Augustine, FL	3.0	3.0	1180	$2,450	$2.08	25d	1	1.10mi
895 Collier Blvd Saint Augustine, FL	3.0	2.0	1359	$2,000	$1.47	25d	1	1.11mi
942 Alexander St St. Augustine, FL	2.0	1.5	1200	$1,925	$1.60	12d	1	1.12mi
46 Phillips St Unit 1281939P St. Augustine, FL	3.0	2.0	1496	$3,986	$2.66	15d	1	1.16mi
3425 Haley Pointe Rd St Augustine, FL	3.0	2.0	1393	$2,300	$1.65	25d	1	1.17mi
520 Florida Club Blvd #104 Saint Augustine, FL	2.0	2.0	1131	$1,700	$1.50	19d	1	1.19mi
550 Lena St Unit 1281938P St. Augustine, FL	3.0	2.0	1194	$3,236	$2.71	9d	1	1.19mi
510 Florida Club Blvd #101 Saint Augustine, FL	3.0	2.0	1285	$1,850	$1.44	22d	1	1.23mi
2781 Schaller Rd Saint Augustine, FL	3.0	2.0	1294	$1,895	$1.46	25d	1	1.25mi
2231 Vista Cove Rd Saint Augustine, FL	3.0	2.0	1448	$2,000	$1.38	12d	1	1.33mi
950 Sidney St Unit 12 St. Augustine, FL	2.0	1.0	900	$1,300	$1.44	25d	1	1.40mi

HOA detail

• Monthly dues: $51 · $612/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-21
   days on market $278,000 Active 286 DOM
2. 2026-06-18
   days on market $278,000 Active 283 DOM
3. 2026-06-17
   days on market $278,000 Active 282 DOM
4. 2026-06-16
   days on market $278,000 Active 281 DOM
5. 2026-06-15
   days on market $278,000 Active 280 DOM
6. 2026-06-13
   days on market $278,000 Active 278 DOM
7. 2026-06-13
   days on market $278,000 Active 277 DOM
8. 2026-06-10
   days on market $278,000 Active 274 DOM
9. 2026-06-08
   days on market $278,000 Active 273 DOM
10. 2026-06-07
    days on market $278,000 Active 272 DOM
11. 2026-06-03
    days on market $278,000 Active 268 DOM
12. 2026-06-02
    days on market $278,000 Active 267 DOM
13. 2026-06-01
    days on market $278,000 Active 266 DOM
14. 2026-05-31
    days on market $278,000 Active 265 DOM
15. 2025-09-10
    price $278,000 981-char remark

    Show marketing remark (981 chars)

    Habitat for Humanity of St. Johns County is building homes for the workforce. Our two-bedroom one-bath and three-bedroom two-bath homes are located on McDonald Avenue in our Volusia Woods neighborhood, located just minutes from downtown St. Augustine. All homes are owner-occupied. Down payment assistance is available to qualified buyers. These beautiful homes have an open floorplan, with an abundance of windows so you can enjoy natural light and fresh air on a nice day. They feature a metal roof, granite countertops, upgraded vinyl flooring, window treatments, and an attached shed. All homes come with new Whirlpool appliances, including the refrigerator, range, dishwasher, and microwave, as well as a washer and dryer in a separate laundry room. These homes cover 900 - 1,100 square feet and boast a stylish, modern eat-in kitchen with stainless steel appliances. Every home comes with an attached 32 sq ft shed at the back of the home, and a covered 80 sq ft front porch.

16. 2025-09-08
    listed $275,000 Active 981-char remark

    Show marketing remark (981 chars)

    Habitat for Humanity of St. Johns County is building homes for the workforce. Our two-bedroom one-bath and three-bedroom two-bath homes are located on McDonald Avenue in our Volusia Woods neighborhood, located just minutes from downtown St. Augustine. All homes are owner-occupied. Down payment assistance is available to qualified buyers. These beautiful homes have an open floorplan, with an abundance of windows so you can enjoy natural light and fresh air on a nice day. They feature a metal roof, granite countertops, upgraded vinyl flooring, window treatments, and an attached shed. All homes come with new Whirlpool appliances, including the refrigerator, range, dishwasher, and microwave, as well as a washer and dryer in a separate laundry room. These homes cover 900 - 1,100 square feet and boast a stylish, modern eat-in kitchen with stainless steel appliances. Every home comes with an attached 32 sq ft shed at the back of the home, and a covered 80 sq ft front porch.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,017
• − Mortgage interest: −$15,572
• − Property taxes: −$4,170
• − Insurance: −$1,390
• − Repairs & maintenance: −$2,161
• − Management: −$2,161
• − HOA: −$612
• − Depreciation: −$8,087
• Taxable loss: −$7,137
• Est. tax savings @ 24.0%: +$1,713
• After-tax cash flow: $-610/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

+1.1% since first listed

2 events — show timeline

• 2025-09-10 Price Changed $278,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-09-08 Listed $275,000 St. Augustine and St. Johns County Board of REALTORS®