2204 Whippoorwill Dr · St. Augustine, FL 32084

$170,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 6 Days on market

Built 1998 0.30 ac lot Est $241k · 29% under $21/mo HOA · 1% of rent

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Why this score? — see what drove the B 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.7/10.0
• Schools +6.4/10.0
• 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

Welcome to your peaceful retreat in The Sanctuary—where space, scenery, and comfort come together. This 3-bedroom, 2-bath manufactured home offers 1,296 sq ft of easy living on a generous 0.30-acre waterfront lot, complete with tranquil pond views right in your backyard. Built in 1998, the home features a functional layout with a spacious living area, a well-sized kitchen, and a private primary suite designed for relaxation. Enjoy the convenience of city water and sewer, plus the added value of a low HOA fee of just $250/year. Whether you're sipping morning coffee while overlooking the water, entertaining guests, or simply unwinding in a serene neighborhood setting, this home delivers a lifestyle that's both comfortable and affordable. Ideal for homeowners or investors seeking a scenic setting with minimal upkeep—this waterfront opportunity is one you don't want to miss.

Key facts

• Open floor plan
• Split-bedroom layout
• Easy access to i-95

Tags

• EASY ACCESS TO I-95
• FEW MILES TO THE BEACH
• SPACIOUS 0.30-ACRE LOT
• PUBLIC UTILITIES
• OPEN FLOOR PLAN
• SPLIT-BEDROOM LAYOUT

Property features AI

Finance

• HOA & community: Part of The Sanctuary association; Association fee $250 annually

Exterior

• Parking: Additional parking available
• Security: Smoke detector(s)
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable available
• Home design: Double wide manufactured home; Single-story; Entry at level 1
• Construction: Vinyl siding; Metal roof
• Exterior features: Covered patio; Deck; Patio; Shed(s); Pond on the property; Asphalt road access

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Built-in features; Eat-in kitchen; Open floorplan; Primary bathroom with tub and separate shower; Split bedroom layout; Vaulted ceilings; Walk-in closet(s); Wood-burning fireplace (1)
• Laundry & utility: In-unit laundry; Washer hookup; Electric dryer hookup; Washer, Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 9.9% 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 B — 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; 631 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 35% 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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $130k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
4. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
5. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.27% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.92%
• DSCR: 1.58
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $241,056
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2204 Whippoorwill Dr	0.00mi	3/2.0	1,296 (0%)	0mo	$180,000	$139	100
1800 Century Blvd	0.64mi	3/2.0	1,296 (0%)	10mo	$325,000	$251	62
2021 Century Blvd	0.47mi	3/2.0	1,344 (+4%)	17mo	$141,000	$105	57
1440 S Scenic Way	0.53mi	3/2.0	1,190 (-8%)	11mo	$95,000	$80	52
2106 Laurel Dr	0.46mi	3/2.0	1,216 (-6%)	21mo	$252,000	$207	50
1412 Century Cir	0.71mi	3/2.0	1,440 (+11%)	2mo	$268,000	$186	46

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-678
• Equity at exit: $25,348

10-year hold

• IRR: 6.1%
• Equity multiple: 1.40×
• Total profit: $19,008
• 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 32084

• Rents YoY: 0.2%
• Active inventory: 631
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,164 high
• Mortgage (P&I): −$891
• Tax from tax record: −$214 /mo · $2,563/yr
• Insurance: −$71
• HOA: −$21
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $513

Break-even live

Break-even rent $1,515

Max offer price $170,000

Occupancy floor 71%

Sensitivity live

Price	-10% $609	-5% $561	+0% $513	+5% $465	+10% $416
Rent	-10% $342	-5% $427	+0% $513	+5% $598	+10% $684
Rate	-1.0pp $598	-0.5pp $556	base $513	+0.5pp $469	+1.0pp $424

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
350 Laurel Dr , FL	1.0–3.0	1.0–2.0	1003	$2,099	$2.09	2d	13	0.48mi
339 Caminha Rd Saint Augustine, FL	4.0	2.0	1779	$2,295	$1.29	8d	1	1.03mi
97 Ayamonte Rd Saint Augustine, FL	3.0	2.5	1308	$1,775	$1.36	16d	1	1.10mi
421 Fox Water Trl Unit 1546316P St. Augustine, FL	3.0	2.0	1603	$4,745	$2.96	16d	1	1.14mi
258 Jarama Cir Saint Augustine, FL	4.0	2.0	1862	$2,350	$1.26	15d	1	1.28mi
105 Whitland Way Unit 1 St. Augustine, FL	3.0	2.5	1499	$2,300	$1.53	4d	1	1.31mi
121 Aveiro Way Saint Augustine, FL	3.0	2.0	1711	$2,250	$1.32	20d	1	1.31mi
600 Ashby Landing Way Saint Augustine, FL	3.0	2.0	1685	$1,898	$1.13	24d	1	1.33mi
159 Beach Palm Ct Saint Augustine, FL	3.0	2.5	1354	$1,800	$1.33	17d	1	1.35mi
29 Buckley Ct Saint Augustine, FL	2.0	2.5	1211	$2,300	$1.90	24d	1	1.36mi
121 Ardila Cir Saint Augustine, FL	3.0	2.0	1711	$2,400	$1.40	24d	1	1.38mi
64 Pittman Ct Saint Augustine, FL	3.0	2.5	1567	$2,200	$1.40	4d	1	1.45mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: watersewer

Listing history 15 events

1. 2026-05-23
   listed $170,000 Active
2. 2026-03-31
   historical 895-char remark

   Show marketing remark (895 chars)

   Welcome to your peaceful retreat in The Sanctuary—where space, scenery, and comfort come together. This 3-bedroom, 2-bath manufactured home offers 1,296 sq ft of easy living on a generous 0.30-acre waterfront lot, complete with tranquil pond views right in your backyard. Built in 1998, the home features a functional layout with a spacious living area, a well-sized kitchen, and a private primary suite designed for relaxation. Enjoy the convenience of city water and sewer, plus the added value of a low HOA fee of just $250/year. Whether you're sipping morning coffee while overlooking the water, entertaining guests, or simply unwinding in a serene neighborhood setting, this home delivers a lifestyle that's both comfortable and affordable. Ideal for homeowners or investors seeking a scenic setting with minimal upkeep—this waterfront opportunity is one you don't want to miss.

3. 2026-03-12
   price $195,000 895-char remark

   Show marketing remark (895 chars)

   Welcome to your peaceful retreat in The Sanctuary—where space, scenery, and comfort come together. This 3-bedroom, 2-bath manufactured home offers 1,296 sq ft of easy living on a generous 0.30-acre waterfront lot, complete with tranquil pond views right in your backyard. Built in 1998, the home features a functional layout with a spacious living area, a well-sized kitchen, and a private primary suite designed for relaxation. Enjoy the convenience of city water and sewer, plus the added value of a low HOA fee of just $250/year. Whether you're sipping morning coffee while overlooking the water, entertaining guests, or simply unwinding in a serene neighborhood setting, this home delivers a lifestyle that's both comfortable and affordable. Ideal for homeowners or investors seeking a scenic setting with minimal upkeep—this waterfront opportunity is one you don't want to miss.

4. 2026-02-26
   price $200,000 895-char remark

   Show marketing remark (895 chars)

   Welcome to your peaceful retreat in The Sanctuary—where space, scenery, and comfort come together. This 3-bedroom, 2-bath manufactured home offers 1,296 sq ft of easy living on a generous 0.30-acre waterfront lot, complete with tranquil pond views right in your backyard. Built in 1998, the home features a functional layout with a spacious living area, a well-sized kitchen, and a private primary suite designed for relaxation. Enjoy the convenience of city water and sewer, plus the added value of a low HOA fee of just $250/year. Whether you're sipping morning coffee while overlooking the water, entertaining guests, or simply unwinding in a serene neighborhood setting, this home delivers a lifestyle that's both comfortable and affordable. Ideal for homeowners or investors seeking a scenic setting with minimal upkeep—this waterfront opportunity is one you don't want to miss.

5. 2026-02-20
   price $210,000 895-char remark

   Show marketing remark (895 chars)

   Welcome to your peaceful retreat in The Sanctuary—where space, scenery, and comfort come together. This 3-bedroom, 2-bath manufactured home offers 1,296 sq ft of easy living on a generous 0.30-acre waterfront lot, complete with tranquil pond views right in your backyard. Built in 1998, the home features a functional layout with a spacious living area, a well-sized kitchen, and a private primary suite designed for relaxation. Enjoy the convenience of city water and sewer, plus the added value of a low HOA fee of just $250/year. Whether you're sipping morning coffee while overlooking the water, entertaining guests, or simply unwinding in a serene neighborhood setting, this home delivers a lifestyle that's both comfortable and affordable. Ideal for homeowners or investors seeking a scenic setting with minimal upkeep—this waterfront opportunity is one you don't want to miss.

6. 2026-02-13
   listed $220,000 Active 895-char remark

   Show marketing remark (895 chars)

   Welcome to your peaceful retreat in The Sanctuary—where space, scenery, and comfort come together. This 3-bedroom, 2-bath manufactured home offers 1,296 sq ft of easy living on a generous 0.30-acre waterfront lot, complete with tranquil pond views right in your backyard. Built in 1998, the home features a functional layout with a spacious living area, a well-sized kitchen, and a private primary suite designed for relaxation. Enjoy the convenience of city water and sewer, plus the added value of a low HOA fee of just $250/year. Whether you're sipping morning coffee while overlooking the water, entertaining guests, or simply unwinding in a serene neighborhood setting, this home delivers a lifestyle that's both comfortable and affordable. Ideal for homeowners or investors seeking a scenic setting with minimal upkeep—this waterfront opportunity is one you don't want to miss.

7. 2017-03-21
   soldstatus $129,900
8. 2017-03-17
   soldstatus $129,900 234-char remark

   Show marketing remark (234 chars)

   Great Location in a restricted neighborhood close to everything 3 miles to the hospital and shopping 5 miles to the beach or historic St Augustine's attractions. Lake-frontage for the fishing enthusiast, super walking or jogging area.

9. 2017-03-13
   historical 234-char remark

   Show marketing remark (234 chars)

   Great Location in a restricted neighborhood close to everything 3 miles to the hospital and shopping 5 miles to the beach or historic St Augustine's attractions. Lake-frontage for the fishing enthusiast, super walking or jogging area.

10. 2017-01-27
    listed $139,900 234-char remark

    Show marketing remark (234 chars)

    Great Location in a restricted neighborhood close to everything 3 miles to the hospital and shopping 5 miles to the beach or historic St Augustine's attractions. Lake-frontage for the fishing enthusiast, super walking or jogging area.

11. 2005-07-07
    soldstatus $120,000
12. 2005-07-07
    soldstatus $130,000
13. 2005-06-15
    historical
14. 2005-04-27
    soldstatus $120,000
15. 2004-10-31
    listed $124,500

ⓘ 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: $2,563 · $214/mo
• Projected year-2 tax: $2,563 · $214/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 6/10 Major
• 🌡 Heat 9/10 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: $25,968
• − Mortgage interest: −$9,523
• − Property taxes: −$2,563
• − Insurance: −$850
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − HOA: −$252
• − Depreciation: −$4,945
• Taxable income: $3,680
• Est. tax owed @ 24.0%: −$883
• After-tax cash flow: $5,269/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

+36.5% since first listed

15 events — show timeline

• 2026-05-23 Listed $170,000 realMLS
• 2026-03-31 Listing Removed — realMLS
• 2026-03-12 Price Changed $195,000 realMLS
• 2026-02-26 Price Changed $200,000 realMLS
• 2026-02-20 Price Changed $210,000 realMLS
• 2026-02-13 Listed $220,000 realMLS
• 2017-03-21 Sold (Public Records) $129,900 Public Records
• 2017-03-17 Sold (MLS) $129,900 St. Augustine and St. Johns County Board of REALTORS®
• 2017-03-13 Delisted — St. Augustine and St. Johns County Board of REALTORS®
• 2017-01-27 Listed $139,900 St. Augustine and St. Johns County Board of REALTORS®
• 2005-07-07 Sold (Public Records) $130,000 Public Records
• 2005-07-07 Sold (Public Records) $120,000 Public Records
• 2005-06-15 Listing Removed — realMLS
• 2005-04-27 Sold (MLS) $120,000 realMLS
• 2004-10-31 Listed $124,500 realMLS

Property tax history

+16.3%/yr

Latest (2025): $2,563 · +18.4% YoY. Source: county tax records.