75 Millet Way · St. Augustine, FL 32084

$347,000

4 bd · 2.0 ba · 1,856 sqft · SingleFamily public records · 159 Days on market

Built 2016 5,662 sqft lot $187/sqft · 19% below area Est $427k · 19% under $68/mo HOA · 3% 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).

• ARV discount +15.0/15.0
• Cash flow +7.9/30.0
• Schools +6.4/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 75 Millet Way, a home that exudes elegance and sophistication. The heart of the home is the kitchen, boasting a stunning kitchen island and all stainless steel appliances, perfect for any culinary enthusiast. The primary bathroom is a haven of relaxation, equipped with double sinks, ensuring plenty of space for your morning routine. Outside, a charming patio with take it easy in the fenced in back yard a serene spot for outdoor relaxation. 75 Millet Way is a testament to tasteful living, waiting for you to make it your own.. Included 100-Day Home Warranty with buyer activation

Key facts

• Double sinks
• Walk-in closet
• Kitchen island

Tags

• KITCHEN ISLAND
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• DOUBLE SINKS
• CHARMING PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $347k.

Deal economics

• At list price, monthly cash flow is $-365 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (30.2% below list).
• Recommended offer: $242k (30.2% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 39% 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 $10k 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 159 days — a 12% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $19k (5%) 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; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,061 (30.2% 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 159 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.50%
• DSCR: 0.80
• GRM: 11.9

CMA / ARV

• ARV (median comp): $426,679
• List price: $347,000
• Delta: -18.67%
• 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
824 Pullman Cir	0.12mi	4/2.0	1,902 (+2%)	2mo	$420,000	$221	88
312 Pickett Dr	0.25mi	4/2.0	1,913 (+3%)	1mo	$402,000	$210	83
127 Ferris Dr	0.42mi	4/2.0	1,822 (-2%)	2mo	$395,000	$217	75
532 Palace Dr	0.32mi	3/2.0 (-1)	1,803 (-3%)	3mo	$444,900	$247	73
35 Root Ln	0.13mi	4/2.0	1,650 (-11%)	3mo	$367,000	$222	72
71 Cody St	0.65mi	4/2.0	1,861 (+0%)	1mo	$365,000	$196	68
398 Palace Dr	0.35mi	3/2.0 (-1)	1,813 (-2%)	8mo	$440,000	$243	68
75 Codman Dr	0.45mi	3/2.0 (-1)	1,822 (-2%)	6mo	$380,000	$209	66
913 Oak Arbor Cir	0.59mi	3/2.0 (-1)	1,897 (+2%)	2mo	$359,000	$189	62
1313 Wild Pine Dr	0.68mi	4/2.0	1,759 (-5%)	7mo	$389,000	$221	54
114 Cody St	0.67mi	4/2.0	1,705 (-8%)	3mo	$360,000	$211	53
195 Palace Dr	0.50mi	3/2.0 (-1)	1,591 (-14%)	9mo	$365,000	$229	41

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: -26.9%
• Equity multiple: 0.11×
• Total profit: $-86,004
• Equity at exit: $51,739

10-year hold

• IRR: -36.7%
• Equity multiple: -0.34×
• Total profit: $-130,260
• Equity at exit: $30,002

Cash invested: $97,160 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,421 high
• Mortgage (P&I): −$1,820
• Tax from tax record: −$245 /mo · $2,935/yr
• Insurance: −$145
• HOA: −$68
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-365

Break-even live

Break-even rent $2,882

Max offer price $282,599

Occupancy floor —

Sensitivity live

Price	-10% $-168	-5% $-266	+0% $-365	+5% $-463	+10% $-561
Rent	-10% $-556	-5% $-460	+0% $-365	+5% $-269	+10% $-173
Rate	-1.0pp $-190	-0.5pp $-276	base $-365	+0.5pp $-454	+1.0pp $-546

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: $86,750
• Closing costs: $10,410
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Midway Park Dr Saint Augustine, FL	3.0	2.0	1822	$2,295	$1.26	15d	1	0.18mi
124 Cody St Saint Augustine, FL	4.0	2.0	1861	$2,300	$1.24	25d	1	0.69mi
1329 Truman Dr Saint Augustine, FL	3.0	2.0	1229	$2,030	$1.65	25d	1	0.95mi
48 Red House Cir Saint Augustine, FL	3.0	2.5	1337	$1,800	$1.35	25d	1	1.27mi
3300 Lewis Speedway Saint Augustine, FL	4.0	2.0	1700	$2,850	$1.68	25d	1	1.42mi

HOA detail

• Monthly dues: $68 · $816/yr

Listing history 22 events

1. 2026-06-21
   days on market $347,000 Active 159 DOM
2. 2026-06-18
   days on market $347,000 Active 156 DOM
3. 2026-06-17
   days on market $347,000 Active 155 DOM
4. 2026-06-16
   days on market $347,000 Active 154 DOM
5. 2026-06-15
   days on market $347,000 Active 153 DOM
6. 2026-06-13
   days on market $347,000 Active 151 DOM
7. 2026-06-13
   days on market $347,000 Active 150 DOM
8. 2026-06-10
   days on market $347,000 Active 147 DOM
9. 2026-06-08
   days on market $347,000 Active 146 DOM
10. 2026-06-07
    days on market $347,000 Active 145 DOM
11. 2026-06-03
    days on market $347,000 Active 141 DOM
12. 2026-06-02
    days on market $347,000 Active 140 DOM
13. 2026-06-01
    days on market $347,000 Active 139 DOM
14. 2026-05-31
    days on market $347,000 Active 138 DOM
15. 2026-04-30
    price $352,000 594-char remark

    Show marketing remark (594 chars)

    Welcome to 75 Millet Way, a home that exudes elegance and sophistication. The heart of the home is the kitchen, boasting a stunning kitchen island and all stainless steel appliances, perfect for any culinary enthusiast. The primary bathroom is a haven of relaxation, equipped with double sinks, ensuring plenty of space for your morning routine. Outside, a charming patio with take it easy in the fenced in back yard a serene spot for outdoor relaxation. 75 Millet Way is a testament to tasteful living, waiting for you to make it your own.. Included 100-Day Home Warranty with buyer activation

16. 2026-04-16
    price $359,000 594-char remark

    Show marketing remark (594 chars)

    Welcome to 75 Millet Way, a home that exudes elegance and sophistication. The heart of the home is the kitchen, boasting a stunning kitchen island and all stainless steel appliances, perfect for any culinary enthusiast. The primary bathroom is a haven of relaxation, equipped with double sinks, ensuring plenty of space for your morning routine. Outside, a charming patio with take it easy in the fenced in back yard a serene spot for outdoor relaxation. 75 Millet Way is a testament to tasteful living, waiting for you to make it your own.. Included 100-Day Home Warranty with buyer activation

17. 2026-02-04
    status Active 594-char remark

    Show marketing remark (594 chars)

    Welcome to 75 Millet Way, a home that exudes elegance and sophistication. The heart of the home is the kitchen, boasting a stunning kitchen island and all stainless steel appliances, perfect for any culinary enthusiast. The primary bathroom is a haven of relaxation, equipped with double sinks, ensuring plenty of space for your morning routine. Outside, a charming patio with take it easy in the fenced in back yard a serene spot for outdoor relaxation. 75 Millet Way is a testament to tasteful living, waiting for you to make it your own.. Included 100-Day Home Warranty with buyer activation

18. 2026-02-02
    status Pending 594-char remark

    Show marketing remark (594 chars)

    Welcome to 75 Millet Way, a home that exudes elegance and sophistication. The heart of the home is the kitchen, boasting a stunning kitchen island and all stainless steel appliances, perfect for any culinary enthusiast. The primary bathroom is a haven of relaxation, equipped with double sinks, ensuring plenty of space for your morning routine. Outside, a charming patio with take it easy in the fenced in back yard a serene spot for outdoor relaxation. 75 Millet Way is a testament to tasteful living, waiting for you to make it your own.. Included 100-Day Home Warranty with buyer activation

19. 2026-01-19
    status Active 594-char remark

    Show marketing remark (594 chars)

    Welcome to 75 Millet Way, a home that exudes elegance and sophistication. The heart of the home is the kitchen, boasting a stunning kitchen island and all stainless steel appliances, perfect for any culinary enthusiast. The primary bathroom is a haven of relaxation, equipped with double sinks, ensuring plenty of space for your morning routine. Outside, a charming patio with take it easy in the fenced in back yard a serene spot for outdoor relaxation. 75 Millet Way is a testament to tasteful living, waiting for you to make it your own.. Included 100-Day Home Warranty with buyer activation

20. 2026-01-14
    historical 594-char remark

    Show marketing remark (594 chars)

    Welcome to 75 Millet Way, a home that exudes elegance and sophistication. The heart of the home is the kitchen, boasting a stunning kitchen island and all stainless steel appliances, perfect for any culinary enthusiast. The primary bathroom is a haven of relaxation, equipped with double sinks, ensuring plenty of space for your morning routine. Outside, a charming patio with take it easy in the fenced in back yard a serene spot for outdoor relaxation. 75 Millet Way is a testament to tasteful living, waiting for you to make it your own.. Included 100-Day Home Warranty with buyer activation

21. 2026-01-06
    listed $366,000 Active 594-char remark

    Show marketing remark (594 chars)

    Welcome to 75 Millet Way, a home that exudes elegance and sophistication. The heart of the home is the kitchen, boasting a stunning kitchen island and all stainless steel appliances, perfect for any culinary enthusiast. The primary bathroom is a haven of relaxation, equipped with double sinks, ensuring plenty of space for your morning routine. Outside, a charming patio with take it easy in the fenced in back yard a serene spot for outdoor relaxation. 75 Millet Way is a testament to tasteful living, waiting for you to make it your own.. Included 100-Day Home Warranty with buyer activation

22. 2025-12-22
    soldstatus $309,100

ⓘ 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: $2,935 · $245/mo
• Projected year-2 tax: $2,935 · $245/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 7/10 Severe
• 🌡 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: $29,047
• − Mortgage interest: −$19,437
• − Property taxes: −$2,935
• − Insurance: −$1,735
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − HOA: −$816
• − Depreciation: −$10,095
• Taxable loss: −$10,618
• Est. tax savings @ 24.0%: +$2,548
• After-tax cash flow: $-1,826/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

+13.9% since first listed

8 events — show timeline

• 2026-04-30 Price Changed $352,000 realMLS
• 2026-04-16 Price Changed $359,000 realMLS
• 2026-02-04 Relisted — realMLS
• 2026-02-02 Pending — realMLS
• 2026-01-19 Relisted — realMLS
• 2026-01-14 Listing Removed — realMLS
• 2026-01-06 Listed $366,000 realMLS
• 2025-12-22 Sold (Public Records) $309,100 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,935 · +13.5% YoY. Source: county tax records.