102 Zoratoa Ave · St. Augustine, FL 32080

$535,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 53 Days on market

Built 1948 6,534 sqft lot $297/sqft · 21% below area Est $673k · 21% under

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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 +15.0/15.0
• Cash flow +12.9/30.0
• Schools +6.4/10.0
• DSCR +3.9/10.0
• 1% rule +3.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Davis Shores Investment Cottage with Detached ADU -- Steps from the Bridge of Lions. A rare 1948 St. Augustine cottage with the kind of location investors and legacy-minded buyers chase for years. Tucked into Davis Shores just steps from the Bridge of Lions, this dual-living property delivers two separate income streams on one walkable, in-demand lot. The main house is pure old-Florida charm -- original hardwood floors, a bright living space, 2 bedrooms and 1.5 baths, and a screened porch with peeks of the Intracoastal where morning coffee hits different. The private fenced backyard offers room to relax, garden, or entertain after a day at the beach. The detached above-garage ADU was fully

Key facts

• Fully renovated
• Detached adu
• Off-street parking

Tags

• DETACHED ADU
• PRIVATE FENCED BACKYARD
• FULLY RENOVATED
• EAT-IN CONTINENTAL KITCHEN
• PRIVATE FENCED COURTYARD
• OFF-STREET PARKING

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: 1-car garage with garage door opener; Additional parking; Guest parking; Off-street parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One and one-half stories; South-facing
• Construction: Fiber cement exterior; Shingle roof
• Exterior features: Private courtyard; Outdoor shower; Front porch (screened)

Interior

• Kitchen: Dishwasher; Double oven; Electric oven; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Ceiling fans; Open floorplan; Primary bathroom with shower (no tub); Primary bedroom on the main floor
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $535k.

Deal economics

• At list price, monthly cash flow is $-462 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $453k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $470k (12.2% below list).
• Recommended offer: $453k (15.3% below list) — sets the bar for cash-flow.
• Cap rate 6.2% 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.
• Zoned schools: R. B. Hunt Elementary School (math 76% / reading 80%, grade A, #149 of 2,144 statewide, top 8%, 585 students, 26% 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 35% FRL vs 20% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.0%/yr); 534 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).
• At $4,700/mo this rent would consume 61% of the median local household income ($93k/yr) (locally 417% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 53 days — a 3% lower offer ($519k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $418k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $453,407 (15.3% 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 53 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.88% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 9.5

CMA / ARV

• ARV (median comp): $673,068
• List price: $535,000
• Delta: -20.51%
• 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
210 Flagler Blvd S	0.21mi	4/2.0 (+1)	1,787 (-1%)	0mo	$599,900	$336	84
105 Arricola Ave #B	0.03mi	3/2.5	1,586 (-12%)	5mo	$450,000	$284	72
29 Montrano Ave	0.54mi	3/2.0	1,769 (-2%)	6mo	$380,000	$215	67
108 Oglethorpe Blvd	0.25mi	3/2.0	1,536 (-15%)	1mo	$505,000	$329	63
314 Arpieka	0.44mi	3/2.0	1,626 (-10%)	2mo	$780,000	$480	62
410 Arredondo	0.38mi	3/2.0	1,596 (-11%)	4mo	$810,000	$508	60
6 South St	0.67mi	3/2.0	1,728 (-4%)	4mo	$535,000	$310	59
102 Menendez Rd	0.66mi	3/2.5	1,820 (+1%)	9mo	$670,000	$368	57
345 Charlotte St	0.63mi	3/2.5	1,908 (+6%)	2mo	$875,000	$459	57
108 Zorayda Ave	0.20mi	2/2.0 (-1)	1,566 (-13%)	11mo	$575,000	$367	55
201 Kenan St	0.70mi	4/2.0 (+1)	1,534 (-15%)	3mo	$550,000	$359	36
509 Arricola Ave	0.66mi	4/2.0 (+1)	2,064 (+15%)	11mo	$657,000	$318	31

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.3%
• Equity multiple: 0.14×
• Total profit: $-129,519
• Equity at exit: $79,770

10-year hold

• IRR: -40.9%
• Equity multiple: -0.35×
• Total profit: $-202,410
• Equity at exit: $46,257

Cash invested: $149,800 (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 32080

• Rents YoY: -1.0%
• Active inventory: 534
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $4,700 high
• Mortgage (P&I): −$2,806
• Tax from tax record: −$720 /mo · $8,635/yr
• Insurance: −$223
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$987
• Net cashflow: $-462

Break-even live

Break-even rent $5,284

Max offer price $453,407

Occupancy floor —

Sensitivity live

Price	-10% $-159	-5% $-310	+0% $-462	+5% $-613	+10% $-765
Rent	-10% $-833	-5% $-648	+0% $-462	+5% $-276	+10% $-91
Rate	-1.0pp $-192	-0.5pp $-326	base $-462	+0.5pp $-601	+1.0pp $-742

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Flagler Blvd Saint Augustine, FL	4.0	2.0	1787	$5,800	$3.25	9d	1	0.22mi
75 Comares Ave Unit 3A Saint Augustine, FL	2.0	2.0	1250	$3,950	$3.16	25d	1	0.46mi
11 Comares Ave Unit 1281955P St. Augustine, FL	3.0	2.0	1237	$4,317	$3.49	9d	1	0.54mi
171 Cordova St Unit B St. Augustine, FL	2.0	2.0	1533	$4,000	$2.61	25d	1	0.58mi
195 Cabeza St Saint Augustine, FL	4.0	3.0	2150	$3,600	$1.67	19d	1	0.62mi
92 Washington St Unit 1281952P St. Augustine, FL	3.0	3.0	2292	$4,990	$2.18	21d	1	0.67mi
92 Washington St Unit 1281975P St. Augustine, FL	3.0	2.0	2292	$4,088	$1.78	15d	1	0.67mi
27 Desoto Pl Unit 1281911P St. Augustine, FL	4.0	3.0	1991	$10,893	$5.47	23d	1	0.75mi
123 Ferdinand Ave Unit 1281969P St. Augustine, FL	3.0	2.5	1689	$4,766	$2.82	3d	1	0.80mi
20 Martin Luther King Ave Unit 1281959P St. Augustine, FL	4.0	3.5	2497	$21,470	$8.60	25d	1	0.81mi
104 Cedar St Unit 1281914P St. Augustine, FL	3.0	2.0	1399	$7,542	$5.39	4d	1	0.81mi
146 Blanco St Unit 1281949P St. Augustine, FL	3.0	3.0	1872	$7,178	$3.83	9d	1	0.83mi
114 Cedar St Unit 4 St. Augustine, FL	4.0	3.0	1495	$2,895	$1.94	25d	1	0.88mi
114 Cedar St Saint Augustine, FL	4.0	3.0	1495	$2,895	$1.94	25d	2	0.88mi
134 South St Unit 1281931P St. Augustine, FL	3.0	2.0	1291	$6,455	$5.00	9d	1	0.94mi
68 Saragossa St Saint Augustine, FL	3.0	2.0	1704	$3,800	$2.23	25d	1	1.07mi
116 San Marco Ave Unit 1281934P St. Augustine, FL	1.0–2.0	1.0	920	$4,325	$4.70	9d	2	1.29mi
17 Old Mission Ave Unit 1281913P St. Augustine, FL	3.0	2.5	1291	$3,714	$2.88	3d	1	1.29mi
130 Shipyard Way St. Augustine, FL	1.0–3.0	1.0–2.0	1137	$3,480	$3.06	3d	68	1.38mi
16 Magnolia Ave Unit 1281942P St. Augustine, FL	4.0	2.0	2066	$5,725	$2.77	9d	1	1.38mi
601 S Ponce De Leon Blvd Apt D St. Augustine, FL	2.0	1.5	2400	$6,000	$2.50	9d	1	1.41mi

Listing history 37 events

1. 2026-06-21
   days on market $535,000 Active 53 DOM
2. 2026-06-18
   days on market $535,000 Active 50 DOM
3. 2026-06-17
   pricedays on market $535,000 Active 49 DOM
4. 2026-06-16
   days on market $559,000 Active 48 DOM
5. 2026-06-15
   days on market $559,000 Active 47 DOM
6. 2026-06-13
   days on market $559,000 Active 45 DOM
7. 2026-06-13
   days on market $559,000 Active 44 DOM
8. 2026-06-10
   days on market $559,000 Active 41 DOM
9. 2026-06-08
   days on market $559,000 Active 40 DOM
10. 2026-06-07
    days on market $559,000 Active 39 DOM
11. 2026-06-03
    days on market $559,000 Active 35 DOM
12. 2026-06-02
    days on market $559,000 Active 34 DOM
13. 2026-06-01
    days on market $559,000 Active 33 DOM
14. 2026-05-31
    days on market $559,000 Active 32 DOM
15. 2026-04-29
    listed $559,000 Active 1626-char remark
16. 2026-04-01
    price $615,000
17. 2026-03-16
    price $635,000
18. 2025-10-26
    price $699,000
19. 2025-09-22
    price $755,000
20. 2025-06-26
    historical $2,799
21. 2025-06-26
    historical $2,799
22. 2025-04-13
    price $2,799
23. 2025-04-13
    listed $1,995
24. 2025-03-09
    price $2,999
25. 2025-02-16
    price $3,300
26. 2024-12-07
    listed $3,500
27. 2020-12-16
    soldstatus $418,000
28. 2020-12-15
    soldstatus $418,000 Sold
29. 2020-12-15
    soldstatus $418,000 Closed
30. 2020-11-16
    status Pending
31. 2020-10-27
    historical Contingent- Accepting Backups
32. 2020-10-27
    historical Active - Contingent
33. 2020-10-02
    listed $450,000 Active
34. 2020-09-28
    listed $450,000 Active
35. 2014-12-17
    soldstatus $173,500
36. 2010-12-23
    soldstatus $145,000
37. 1987-12-01
    soldstatus $57,500

ⓘ 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: $8,635 · $720/mo
• Projected year-2 tax: $8,635 · $720/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $56,397
• − Mortgage interest: −$29,968
• − Property taxes: −$8,635
• − Insurance: −$7,794
• − Repairs & maintenance: −$4,512
• − Management: −$4,512
• − Depreciation: −$15,564
• Taxable loss: −$14,587
• Est. tax savings @ 24.0%: +$3,501
• After-tax cash flow: $-2,042/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

• Census place: St. Augustine, FL
• County: Saint Johns County · 301,599 people
• Metro: Jacksonville, FL
• Population (ZIP): 20,894
• Household income: $92,531
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 417.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -560.06%
• Current HPI: 301.5733
• Rent YoY: ▼ -0.97%
• 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

+830.4% since first listed

24 events — show timeline

• 2026-06-17 Price Changed $535,000 realMLS
• 2026-04-29 Listed $559,000 realMLS
• 2026-04-01 Price Changed $615,000 St. Augustine and St. Johns County Board of REALTORS®
• 2026-03-16 Price Changed $635,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-10-26 Price Changed $699,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-09-22 Price Changed $755,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-06-26 Rental Removed $2,799 SASJC
• 2025-06-26 Rental Removed $2,799 SASJC
• 2025-04-13 Price Changed $2,799 SASJC
• 2025-04-13 Listed for Rent $1,995 SASJC
• 2025-03-09 Price Changed $2,999 SASJC
• 2025-02-16 Price Changed $3,300 SASJC
• 2024-12-07 Listed for Rent $3,500 SASJC
• 2020-12-16 Sold (Public Records) $418,000 Public Records
• 2020-12-15 Sold (MLS) $418,000 St. Augustine and St. Johns County Board of REALTORS®
• 2020-12-15 Sold (MLS) $418,000 realMLS
• 2020-11-16 Pending — realMLS
• 2020-10-27 Contingent — St. Augustine and St. Johns County Board of REALTORS®
• 2020-10-27 Contingent — realMLS
• 2020-10-02 Listed $450,000 St. Augustine and St. Johns County Board of REALTORS®
• 2020-09-28 Listed $450,000 realMLS
• 2014-12-17 Sold (Public Records) $173,500 Public Records
• 2010-12-23 Sold (Public Records) $145,000 Public Records
• 1987-12-01 Sold (Public Records) $57,500 Public Records

Property tax history

+9.8%/yr

Latest (2025): $8,635 · +0.0% YoY. Source: county tax records.