820 N Saint Johns St · St. Augustine, FL 32084

$299,900

3 bd · 2.0 ba · 1,305 sqft · SingleFamily · 100 Days on market

Built 2022 Good condition 10,018 sqft lot $230/sqft · 10% below area Est $334k · 10% under ↓ 18% since listing

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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).

• ARV discount +12.1/15.0
• Cash flow +8.3/30.0
• Schools +6.4/10.0
• Condition / age +4.0/5.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 2022, this newer construction home offers the perfect opportunity to own a modern property just minutes from the heart of historic St. Augustine. Featuring a bright and open layout, the home was designed with comfortable living and easy entertaining in mind. The spacious common areas connect seamlessly to the kitchen and living space, creating an inviting atmosphere for everyday living. Bedrooms offer privacy and flexibility for family, guests, or a home office. The home does present an opportunity for customization, as flooring in the main living areas will need to be replaced, allowing the next owner to update the space with their personal style and finishes. Conveniently located near downtown St. Augustine, local restaurants, shopping, and the beaches, this property offers both modern construction and the charm of Florida’s oldest city.

Key facts

• Modern property
• Newer construction
• 0.23 acre lot

Tags

• NEWER CONSTRUCTION
• MODERN PROPERTY
• BRIGHT AND OPEN LAYOUT
• SPACIOUS COMMON AREAS
• OPPORTUNITY FOR CUSTOMIZATION
• HIGHLY DESIRABLE LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-275 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (26.2% below list).
• Recommended offer: $221k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• Market conditions: Rents flat; 635 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 36% 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 $9k 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 100 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $221,396 (26.2% 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 100 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.93%
• DSCR: 0.83
• GRM: 11.3

CMA / ARV

• ARV (median comp): $333,937
• List price: $299,900
• Delta: -10.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
936 Avery St	0.27mi	3/2.0	1,209 (-7%)	3mo	$285,000	$236	73
931 N Orange St	0.40mi	3/2.0	1,224 (-6%)	4mo	$295,000	$241	68
1240 Four Mile Rd	0.55mi	3/2.0	1,207 (-8%)	0mo	$288,500	$239	62
144 Silver Birch St	0.61mi	3/2.0	1,219 (-7%)	0mo	$292,000	$240	60
50 Spring St	0.70mi	3/2.0	1,352 (+4%)	3mo	$287,500	$213	59
939 Butler Ave	0.66mi	3/2.0	1,241 (-5%)	3mo	$340,000	$274	59
228 Spring St	0.66mi	3/2.0	1,169 (-10%)	1mo	$249,000	$213	51
141 Webb St	0.73mi	3/2.0	1,190 (-9%)	2mo	$300,000	$252	50
69 Josiah St	0.70mi	3/2.0	1,171 (-10%)	2mo	$310,000	$265	48
683 W Cathedral Pl	0.63mi	2/2.0 (-1)	1,185 (-9%)	4mo	$205,000	$173	47
1064 Hibiscus St	0.49mi	4/2.0 (+1)	1,493 (+14%)	2mo	$260,000	$174	47
96 Bruen St	0.70mi	2/1.0 (-1)	1,156 (-11%)	2mo	$360,000	$311	38

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: -25.9%
• Equity multiple: 0.14×
• Total profit: $-72,066
• Equity at exit: $44,716

10-year hold

• IRR: -34.4%
• Equity multiple: -0.29×
• Total profit: $-108,443
• Equity at exit: $25,930

Cash invested: $83,972 (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: 635
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,214 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$326 /mo · $3,916/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-275

Break-even live

Break-even rent $2,562

Max offer price $251,331

Occupancy floor —

Sensitivity live

Price	-10% $-105	-5% $-190	+0% $-275	+5% $-360	+10% $-445
Rent	-10% $-450	-5% $-362	+0% $-275	+5% $-187	+10% $-100
Rate	-1.0pp $-124	-0.5pp $-199	base $-275	+0.5pp $-353	+1.0pp $-432

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1160 N Saint Johns St Saint Augustine, FL	3.0	2.0	1426	$1,900	$1.33	8d	1	0.28mi
289 W Jayce Way Saint Augustine, FL	3.0	2.0	1102	$1,851	$1.68	15d	1	0.35mi
1000 Josiah St Unit 1281953P St. Augustine, FL	3.0	2.0	1097	$3,526	$3.21	13d	1	0.39mi
1004 Josiah St Unit 1281918P St. Augustine, FL	3.0	2.0	1097	$3,893	$3.55	15d	1	0.40mi
700 Hamilton Ave Saint Augustine, FL	3.0	2.0	1302	$2,035	$1.56	4d	1	0.41mi
600 Francis St Saint Augustine, FL	3.0	2.0	1280	$2,495	$1.95	4d	1	0.56mi
60 Masters Dr Unit C St. Augustine, FL	2.0	1.5	900	$1,300	$1.44	24d	1	0.67mi
56 Masters Dr Unit D St. Augustine, FL	2.0	1.5	900	$1,300	$1.44	24d	1	0.67mi
21 Pearl St Unit 1281964P St. Augustine, FL	3.0	2.0	1130	$7,100	$6.28	4d	1	0.73mi
29 Masters Dr Unit B St. Augustine, FL	3.0	2.0	1250	$2,500	$2.00	13d	1	0.73mi
455 S Volusia St Saint Augustine, FL	3.0	2.0	1141	$1,950	$1.71	24d	1	0.76mi
2089 W Lymington Way Saint Augustine, FL	3.0	2.0	1318	$1,976	$1.50	4d	1	0.81mi
177 Palmer St Unit B St. Augustine, FL	2.0	1.0	900	$1,350	$1.50	24d	1	0.83mi
228 Nesmith Ave Saint Augustine, FL	2.0	2.0	1080	$2,500	$2.31	15d	1	0.88mi
232 Nesmith Ave Saint Augustine, FL	4.0	2.0	1405	$2,795	$1.99	4d	1	0.88mi
535 S Woodlawn St Saint Augustine, FL	3.0	2.5	1381	$2,100	$1.52	15d	1	0.89mi
1721 Keswick Rd Saint Augustine, FL	3.0	2.0	1573	$2,050	$1.30	8d	1	0.89mi
1040 W 7th St Saint Augustine, FL	2.0	2.0	1108	$2,195	$1.98	2d	1	0.91mi
1761 Keswick Rd Saint Augustine, FL	3.0	2.0	1738	$2,195	$1.26	24d	1	0.99mi
808 W 10th St Saint Augustine, FL	3.0	2.0	1620	$1,620	$1.00	11d	1	1.00mi
3425 Haley Pointe Rd St Augustine, FL	3.0	2.0	1393	$2,300	$1.65	24d	1	1.03mi
46 Phillips St Unit 1281939P St. Augustine, FL	3.0	2.0	1496	$3,986	$2.66	15d	1	1.13mi
942 Alexander St St. Augustine, FL	2.0	1.5	1200	$1,925	$1.60	11d	1	1.14mi
520 Florida Club Blvd #104 Saint Augustine, FL	2.0	2.0	1131	$1,700	$1.50	18d	1	1.16mi
550 Lena St Unit 1281938P St. Augustine, FL	3.0	2.0	1194	$3,236	$2.71	8d	1	1.18mi
895 Collier Blvd Saint Augustine, FL	3.0	2.0	1359	$2,000	$1.47	24d	1	1.18mi
1038 Collier Blvd Saint Augustine, FL	3.0	3.0	1180	$2,450	$2.08	24d	1	1.19mi
2781 Schaller Rd Saint Augustine, FL	3.0	2.0	1294	$1,895	$1.46	24d	1	1.19mi
2231 Vista Cove Rd Saint Augustine, FL	3.0	2.0	1448	$2,000	$1.38	11d	1	1.20mi
510 Florida Club Blvd #101 Saint Augustine, FL	3.0	2.0	1285	$1,850	$1.44	21d	1	1.20mi
950 Sidney St Unit 12 St. Augustine, FL	2.0	1.0	900	$1,300	$1.44	24d	1	1.37mi
68 Saragossa St Saint Augustine, FL	3.0	2.0	1704	$3,800	$2.23	24d	1	1.39mi
138 Oviedo St Unit A St. Augustine, FL	2.0	1.0	995	$1,695	$1.70	4d	1	1.44mi
14 Sanchez Ave Apt A St. Augustine, FL	2.0	1.0	915	$2,000	$2.19	24d	1	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $299,900 Active 100 DOM
2. 2026-06-18
   days on market $299,900 Active 97 DOM
3. 2026-06-17
   days on market $299,900 Active 96 DOM
4. 2026-06-16
   days on market $299,900 Active 95 DOM
5. 2026-06-15
   days on market $299,900 Active 94 DOM
6. 2026-06-13
   days on market $299,900 Active 92 DOM
7. 2026-06-13
   days on market $299,900 Active 91 DOM
8. 2026-06-10
   days on market $299,900 Active 88 DOM
9. 2026-06-08
   days on market $299,900 Active 87 DOM
10. 2026-06-07
    days on market $299,900 Active 86 DOM
11. 2026-06-03
    days on market $299,900 Active 82 DOM
12. 2026-06-02
    days on market $299,900 Active 81 DOM
13. 2026-06-01
    days on market $299,900 Active 80 DOM
14. 2026-05-31
    days on market $299,900 Active 79 DOM
15. 2026-05-07
    price $299,900 866-char remark

    Show marketing remark (866 chars)

    Built in 2022, this newer construction home offers the perfect opportunity to own a modern property just minutes from the heart of historic St. Augustine. Featuring a bright and open layout, the home was designed with comfortable living and easy entertaining in mind. The spacious common areas connect seamlessly to the kitchen and living space, creating an inviting atmosphere for everyday living. Bedrooms offer privacy and flexibility for family, guests, or a home office. The home does present an opportunity for customization, as flooring in the main living areas will need to be replaced, allowing the next owner to update the space with their personal style and finishes. Conveniently located near downtown St. Augustine, local restaurants, shopping, and the beaches, this property offers both modern construction and the charm of Florida’s oldest city.

16. 2026-03-13
    listed $319,900 Active 866-char remark

    Show marketing remark (866 chars)

    Built in 2022, this newer construction home offers the perfect opportunity to own a modern property just minutes from the heart of historic St. Augustine. Featuring a bright and open layout, the home was designed with comfortable living and easy entertaining in mind. The spacious common areas connect seamlessly to the kitchen and living space, creating an inviting atmosphere for everyday living. Bedrooms offer privacy and flexibility for family, guests, or a home office. The home does present an opportunity for customization, as flooring in the main living areas will need to be replaced, allowing the next owner to update the space with their personal style and finishes. Conveniently located near downtown St. Augustine, local restaurants, shopping, and the beaches, this property offers both modern construction and the charm of Florida’s oldest city.

17. 2024-08-16
    historical $1,950
18. 2024-07-31
    listed $1,950
19. 2024-07-19
    historical
20. 2024-06-04
    price $329,000
21. 2024-05-29
    price $329,000
22. 2024-04-04
    listed $349,000 Active
23. 2022-10-20
    soldstatus $350,000 Sold
24. 2022-09-12
    status Pending
25. 2022-07-23
    listed $365,000 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: $3,916 · $326/mo
• Projected year-2 tax: $3,916 · $326/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 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: $26,568
• − Mortgage interest: −$16,799
• − Property taxes: −$3,916
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − Depreciation: −$8,724
• Taxable loss: −$8,622
• Est. tax savings @ 24.0%: +$2,069
• After-tax cash flow: $-1,230/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This newer construction home offers a bright and open layout with good condition and minimal repairs needed. The home is move-in ready with a good foundation and structure, and the main living areas will benefit from a flooring update to enhance its resale and rental value.

Value-add opportunities

• Both update flooring in main living areas — modern flooring will enhance the home's appeal and functionality
• Both paint interior walls — neutral paint can make the home more versatile and appealing
• Resale update kitchen appliances — modern appliances will attract more buyers
• Resale update bathroom fixtures — updated fixtures will enhance the home's appeal and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both update flooring in main living areas — modern flooring will enhance the home's appeal and functionality ↑
• Both paint interior walls — neutral paint can make the home more versatile and appealing ↑
• Resale update kitchen appliances — modern appliances will attract more buyers ↑
• Resale update bathroom fixtures — updated fixtures will enhance the home's appeal and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-17.8% since first listed

11 events — show timeline

• 2026-05-07 Price Changed $299,900 St. Augustine and St. Johns County Board of REALTORS®
• 2026-03-13 Listed $319,900 St. Augustine and St. Johns County Board of REALTORS®
• 2024-08-16 Rental Removed $1,950 SASJC
• 2024-07-31 Listed for Rent $1,950 SASJC
• 2024-07-19 Listing Removed — MARMLS
• 2024-06-04 Price Changed $329,000 St. Augustine and St. Johns County Board of REALTORS®
• 2024-05-29 Price Changed $329,000 MARMLS
• 2024-04-04 Listed $349,000 MARMLS
• 2022-10-20 Sold (MLS) $350,000 realMLS
• 2022-09-12 Pending — realMLS
• 2022-07-23 Listed $365,000 realMLS

Property tax history

+6.2%/yr

Latest (2025): $3,916 · +8.5% YoY. Source: county tax records.