420 S Villa San Marco Dr #304 · St. Augustine South, FL 32086

$170,000

2 bd · 2.0 ba · 1,085 sqft · Condo public records · 89 Days on market

Built 2004 $157/sqft · 14% below area Est $197k · 14% under $292/mo HOA · 14% of rent ↓ 3% since listing

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Why this score? — see what drove the C+ 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 +19.4/30.0
• ARV discount +13.6/15.0
• 1% rule +7.2/10.0
• Schools +6.4/10.0
• DSCR +6.1/10.0
• 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

Relax in this well-kept 2-bedroom, 2-bath condo at Villa San Marco. The open layout with a smart split floor plan gives you plenty of space to relax or entertain. You'll love the private enclosed balcony -- perfect for morning coffee or unwinding with friends. Low HOA fees cover water, sewer, and garbage, so you can focus on what matters most. Plus, you're just minutes from shopping, dining, historic Downtown St. Augustine, and the beach. Villa San Marco offers so many great amenities - clubhouse, pool, gym, walking trail, putting green, playground, car wash area, and picnic spots. Whether you're looking for a laid-back retreat or a friendly community feel, this place checks all the boxes. It's time for you to live that Salty Lifestyle!

Key facts

• Clubhouse
• Walking trail
• Pool

Tags

• PRIVATE ENCLOSED BALCONY
• CLUBHOUSE
• POOL
• GYM
• WALKING TRAIL
• PUTTING GREEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 C — 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; 400 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% 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 $5k 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 89 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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 $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 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. 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 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: 1.22% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 6.8

CMA / ARV

• ARV (median comp): $196,552
• List price: $170,000
• Delta: -13.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.6%
• Equity multiple: 0.59×
• Total profit: $-19,599
• Equity at exit: $25,348

10-year hold

• IRR: -6.6%
• Equity multiple: 0.62×
• Total profit: $-17,913
• Equity at exit: $14,698

Cash invested: $47,600 (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: 400
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,080 high
• Mortgage (P&I): −$891
• Tax from tax record: −$198 /mo · $2,380/yr
• Insurance: −$71
• HOA: −$292
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $191

Break-even live

Break-even rent $1,839

Max offer price $170,000

Occupancy floor 86%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Ridge Lake Rd Saint Augustine, FL	3.0	2.5	1471	$2,200	$1.50	7d	1	0.25mi
70 Ridge Lake Rd Saint Augustine, FL	3.0	2.5	1470	$2,025	$1.38	23d	1	0.31mi
421 S Hidden Tree Dr Saint Augustine, FL	3.0	2.0	1344	$2,100	$1.56	23d	1	0.45mi
129 Moultrie Village Ln Saint Augustine, FL	2.0	2.5	1384	$1,750	$1.26	20d	1	0.49mi
29 Buckley Ct Saint Augustine, FL	2.0	2.5	1211	$2,300	$1.90	23d	1	0.55mi
105 Whitland Way Unit 1 St. Augustine, FL	3.0	2.5	1499	$2,300	$1.53	3d	1	0.62mi
1845 Old Moultrie Rd #32 Saint Augustine, FL	2.0	1.0	870	$1,650	$1.90	23d	1	0.74mi
253 Cowry Rd Saint Augustine, FL	3.0	2.5	1375	$1,995	$1.45	23d	1	0.94mi
100 Inspire Way St. Augustine, FL	2.0–3.0	2.0	1393	$2,355	$1.69	23d	120	0.95mi
93 Palma Dr Saint Augustine, FL	2.0–4.0	2.5	1506	$1,995	$1.32	3d	18	1.21mi
1419 San Juline Cir Saint Augustine, FL	2.0	1.5	804	$1,649	$2.05	14d	1	1.22mi
890 Poinsettia Rd Unit B St. Augustine, FL	2.0	2.0	1032	$1,590	$1.54	23d	1	1.30mi
113 Pamplona Dr Saint Augustine, FL	2.0	2.5	1273	$2,095	$1.65	23d	1	1.33mi
350 Laurel Dr , FL	1.0–3.0	1.0–2.0	1003	$1,852	$1.85	1d	13	1.37mi
130 Shipyard Way St. Augustine, FL	1.0–3.0	1.0–2.0	1137	$2,612	$2.30	1d	68	1.46mi
604 Alicante Rd Saint Augustine, FL	3.0	2.0	1455	$2,200	$1.51	17d	1	1.48mi

HOA detail condo

• Monthly dues: $292 · $3,504/yr
• Likely covers: watersewertrashpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $170,000 Active 89 DOM
2. 2026-06-17
   days on market $170,000 Active 88 DOM
3. 2026-06-16
   days on market $170,000 Active 87 DOM
4. 2026-06-15
   days on market $170,000 Active 86 DOM
5. 2026-06-13
   days on market $170,000 Active 84 DOM
6. 2026-06-13
   days on market $170,000 Active 83 DOM
7. 2026-06-10
   days on market $170,000 Active 80 DOM
8. 2026-06-08
   days on market $170,000 Active 79 DOM
9. 2026-06-07
   days on market $170,000 Active 78 DOM
10. 2026-06-03
    days on market $170,000 Active 74 DOM
11. 2026-06-02
    days on market $170,000 Active 73 DOM
12. 2026-06-01
    days on market $170,000 Active 72 DOM
13. 2026-05-31
    days on market $170,000 Active 71 DOM
14. 2026-03-21
    listed $170,000 Active 747-char remark

    Show marketing remark (747 chars)

    Relax in this well-kept 2-bedroom, 2-bath condo at Villa San Marco. The open layout with a smart split floor plan gives you plenty of space to relax or entertain. You'll love the private enclosed balcony -- perfect for morning coffee or unwinding with friends. Low HOA fees cover water, sewer, and garbage, so you can focus on what matters most. Plus, you're just minutes from shopping, dining, historic Downtown St. Augustine, and the beach. Villa San Marco offers so many great amenities - clubhouse, pool, gym, walking trail, putting green, playground, car wash area, and picnic spots. Whether you're looking for a laid-back retreat or a friendly community feel, this place checks all the boxes. It's time for you to live that Salty Lifestyle!

15. 2026-03-12
    historical 863-char remark

    Show marketing remark (863 chars)

    A $5,000 concession with an acceptable offer toward buyer's closing cost. This BELOW MARKET VALUE spacious super clean 2-bedroom 2-bath has a good size balcony that backs to a peaceful wooded preserve. That this condo sits in the high A rated school districts, is but one of its many benefits of living in this great community. Not to mention its resort-like amenities that include a lush, landscaped walking trails, an inviting clubhouse, a large refreshing pool, a full equipped fitness room, a kiddy playground and even a convenient carwash area. Conveniently located just minutes from the beach, historic downtown Saint Augustine, two hundred fine restaurants, three colleges, it's renowned amphitheater and over 30 art galleries. This property is perfect as a first home, or as a investment property since it has a low HOA. Come check out this awesome condo!

16. 2026-01-15
    price $199,900
17. 2025-09-03
    price $199,990 863-char remark

    Show marketing remark (863 chars)

    A $5,000 concession with an acceptable offer toward buyer's closing cost. This BELOW MARKET VALUE spacious super clean 2-bedroom 2-bath has a good size balcony that backs to a peaceful wooded preserve. That this condo sits in the high A rated school districts, is but one of its many benefits of living in this great community. Not to mention its resort-like amenities that include a lush, landscaped walking trails, an inviting clubhouse, a large refreshing pool, a full equipped fitness room, a kiddy playground and even a convenient carwash area. Conveniently located just minutes from the beach, historic downtown Saint Augustine, two hundred fine restaurants, three colleges, it's renowned amphitheater and over 30 art galleries. This property is perfect as a first home, or as a investment property since it has a low HOA. Come check out this awesome condo!

18. 2025-08-31
    price $199,990
19. 2025-06-09
    listed $218,000 Active 863-char remark

    Show marketing remark (863 chars)

    A $5,000 concession with an acceptable offer toward buyer's closing cost. This BELOW MARKET VALUE spacious super clean 2-bedroom 2-bath has a good size balcony that backs to a peaceful wooded preserve. That this condo sits in the high A rated school districts, is but one of its many benefits of living in this great community. Not to mention its resort-like amenities that include a lush, landscaped walking trails, an inviting clubhouse, a large refreshing pool, a full equipped fitness room, a kiddy playground and even a convenient carwash area. Conveniently located just minutes from the beach, historic downtown Saint Augustine, two hundred fine restaurants, three colleges, it's renowned amphitheater and over 30 art galleries. This property is perfect as a first home, or as a investment property since it has a low HOA. Come check out this awesome condo!

20. 2025-06-07
    historical
21. 2025-04-03
    listed $224,000 Active
22. 2025-03-31
    historical
23. 2024-11-01
    status Active
24. 2024-11-01
    price $224,000
25. 2024-10-31
    historical
26. 2024-07-24
    price $235,000
27. 2024-07-23
    price $235,000
28. 2024-06-06
    listed $250,000 Active
29. 2024-03-22
    historical $1,700
30. 2024-03-20
    listed $1,700
31. 2024-03-20
    historical $1,700
32. 2024-01-09
    listed $1,700
33. 2005-08-26
    soldstatus $175,900

ⓘ 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: $2,380 · $198/mo
• Projected year-2 tax: $2,380 · $198/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: $24,965
• − Mortgage interest: −$9,523
• − Property taxes: −$2,380
• − Insurance: −$850
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − HOA: −$3,504
• − Depreciation: −$4,945
• Taxable loss: −$232
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $2,345/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

-3.4% since first listed

20 events — show timeline

• 2026-03-21 Listed $170,000 realMLS
• 2026-03-12 Listing Removed — realMLS
• 2026-01-15 Price Changed $199,900 St. Augustine and St. Johns County Board of REALTORS®
• 2025-09-03 Price Changed $199,990 realMLS
• 2025-08-31 Price Changed $199,990 St. Augustine and St. Johns County Board of REALTORS®
• 2025-06-09 Listed $218,000 realMLS
• 2025-06-07 Listing Removed — realMLS
• 2025-04-03 Listed $224,000 realMLS
• 2025-03-31 Listing Removed — realMLS
• 2024-11-01 Relisted — realMLS
• 2024-11-01 Price Changed $224,000 realMLS
• 2024-10-31 Listing Removed — realMLS
• 2024-07-24 Price Changed $235,000 St. Augustine and St. Johns County Board of REALTORS®
• 2024-07-23 Price Changed $235,000 realMLS
• 2024-06-06 Listed $250,000 realMLS
• 2024-03-22 Rental Removed $1,700 APPFOLIO
• 2024-03-20 Listed for Rent $1,700 APPFOLIO
• 2024-03-20 Rental Removed $1,700 NEFLMLS
• 2024-01-09 Listed for Rent $1,700 NEFLMLS
• 2005-08-26 Sold (Public Records) $175,900 Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,380 · +10.7% YoY. Source: county tax records.