634 Bowers Ct · St. Augustine Beach, FL 32080

$311,000

2 bd · 2.0 ba · 1,024 sqft · SingleFamily public records · 37 Days on market

Built 2009 Est $484k · 36% 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 +12.7/30.0
• Schools +6.4/10.0
• DSCR +3.8/10.0
• 1% rule +3.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

YOU NEED TO SEE THIS ONE ! A great remodeled townhome with many new upgrades -Kitchen cabinets, dishwasher, range, microwave, counter top, paint , bedroom carpet, commodes , door / cabinet hardware and more. All tile first floor with 1/2 bath. Easy living with walk to beach through gate, community pool, lawn and ground care with low monthly HOA fee. Make for a great starter home or beach getaway.

Key facts

• Community pool
• Small craft storage
• Anastasia island

Tags

• ANASTASIA ISLAND
• COMMUNITY POOL
• SMALL CRAFT STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $311k.

Deal economics

• At list price, monthly cash flow is $-31 ($-376/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (16.6% below list).
• Recommended offer: $259k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.1% in St. Augustine Beach — 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 soft (-1.0%/yr); 534 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 34% of the median local income ($93k/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 37 days — a 3% lower offer ($302k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $250k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $259,307 (16.6% 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 37 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $484,352
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2866 A1a S	0.22mi	2/2.0	1,046 (+2%)	6mo	$465,000	$445	81
408 E St	0.24mi	2/2.0	1,003 (-2%)	15mo	$560,000	$558	73
408 B St	0.33mi	3/2.0 (+1)	1,025 (+0%)	8mo	$500,000	$488	73
103 Sea Oats Pl	0.10mi	2/2.0	1,080 (+6%)	17mo	$300,000	$278	72
209 C St	0.42mi	2/2.0	971 (-5%)	1mo	$539,000	$555	71
303 A St	0.42mi	2/2.0	994 (-3%)	14mo	$445,000	$448	64
210 C St	0.42mi	2/2.0	964 (-6%)	15mo	$525,000	$545	58
510 B St	0.27mi	3/2.0 (+1)	1,160 (+13%)	8mo	$545,000	$470	54
413 A St	0.33mi	2/1.0	1,136 (+11%)	12mo	$425,000	$374	52
494 Acacia St	0.59mi	3/2.0 (+1)	972 (-5%)	8mo	$460,000	$473	52
215 4th St	0.57mi	3/2.0 (+1)	1,106 (+8%)	7mo	$610,000	$552	49

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: -20.3%
• Equity multiple: 0.31×
• Total profit: $-59,994
• Equity at exit: $46,371

10-year hold

• IRR: -21.6%
• Equity multiple: 0.03×
• Total profit: $-84,194
• Equity at exit: $26,890

Cash invested: $87,080 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,593 high
• Mortgage (P&I): −$1,631
• Tax from tax record: −$319 /mo · $3,832/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-31

Break-even live

Break-even rent $2,633

Max offer price $305,465

Occupancy floor 96%

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: $77,750
• Closing costs: $9,330
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
615 Bowers Ct Saint Augustine, FL	2.0	1.5	960	$1,850	$1.93	23d	1	0.03mi
409 D St Unit NA St. Augustine, FL	2.0	2.0	1098	$2,500	$2.28	23d	1	0.27mi
203 E St Saint Augustine, FL	3.0	2.0	1400	$2,700	$1.93	23d	1	0.42mi
850 A1A Beach Blvd Unit 1281944P St Augustine Beach, FL	3.0	2.0	1291	$6,818	$5.28	1d	1	0.55mi
200 Sevilla St Unit B St. Augustine, FL	2.0	1.0	1020	$1,850	$1.81	3d	1	0.55mi
200 Sevilla St Unit B St. Augustine, FL	2.0	1.0	1020	$1,850	$1.81	7d	1	0.55mi
107 A St Unit 1281923P St. Augustine, FL	2.0	1.0	1194	$3,840	$3.22	12d	1	0.56mi
880 Jimmy Buffett Memorial Hwy Unit 1259091P St. Augustine, FL	2.0	2.0	871	$2,755	$3.16	1d	1	0.57mi
103 A St Unit 1281920P St. Augustine, FL	2.0	1.0	1194	$3,840	$3.22	16d	1	0.57mi
103 A St Unit 1281972P St. Augustine, FL	2.0	1.0	1194	$3,933	$3.29	14d	1	0.57mi
880 A1A Beach Blvd Unit 1509621P St. Augustine, FL	2.0	2.0	871	$4,601	$5.28	23d	1	0.62mi
208 8th St Unit B St. Augustine, FL	1.0	1.0	750	$2,400	$3.20	23d	1	0.80mi
204 9th St Unit B St. Augustine, FL	3.0	1.0	1080	$2,200	$2.04	23d	1	0.85mi
206 10th St Saint Augustine, FL	1.0	1.0	700	$1,975	$2.82	7d	1	0.89mi
206 10th St Saint Augustine, FL	1.0	1.0	700	$1,975	$2.82	23d	1	0.89mi
129 15th St Saint Augustine, FL	3.0	2.0	1162	$3,250	$2.80	17d	1	1.05mi
1121 Compass Row St Augustine, FL	3.0	2.0	1418	$2,500	$1.76	17d	1	1.16mi
11 Oceanside Dr Unit 1281984P St. Augustine, FL	3.0	2.0	1399	$4,440	$3.17	1d	1	1.29mi
30 Clipper Ct Saint Augustine, FL	2.0	1.5–2.0	947	$1,588	$1.68	1d	5	1.30mi
47 Brigantine Ct Saint Augustine, FL	2.0	2.0	947	$1,950	$2.06	23d	1	1.30mi
4 Ocean Trace Rd #122 Saint Augustine, FL	2.0	2.0	1129	$2,500	$2.21	23d	1	1.33mi
4 Ocean Trace Rd Unit 1531017P St. Augustine, FL	3.0	2.0	1453	$10,583	$7.28	23d	1	1.33mi
630 W Pope Rd Saint Augustine, FL	2.0	1.0	576	$1,370	$2.38	23d	2	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $311,000 Active 37 DOM
2. 2026-06-17
   days on market $311,000 Active 36 DOM
3. 2026-06-16
   days on market $311,000 Active 35 DOM
4. 2026-06-15
   days on market $311,000 Active 34 DOM
5. 2026-06-13
   days on market $311,000 Active 32 DOM
6. 2026-06-13
   days on market $311,000 Active 31 DOM
7. 2026-06-10
   days on market $311,000 Active 28 DOM
8. 2026-06-08
   days on market $311,000 Active 27 DOM
9. 2026-06-07
   days on market $311,000 Active 26 DOM
10. 2026-06-03
    days on market $311,000 Active 22 DOM
11. 2026-06-02
    days on market $311,000 Active 21 DOM
12. 2026-06-01
    days on market $311,000 Active 20 DOM
13. 2026-05-31
    days on market $311,000 Active 19 DOM
14. 2026-05-12
    listed $311,000 Active 469-char remark
15. 2021-10-11
    soldstatus $250,000
16. 2014-11-17
    soldstatus $130,500
17. 2014-11-14
    soldstatus $130,500 399-char remark

    Show marketing remark (399 chars)

    YOU NEED TO SEE THIS ONE ! A great remodeled townhome with many new upgrades -Kitchen cabinets, dishwasher, range, microwave, counter top, paint , bedroom carpet, commodes , door / cabinet hardware and more. All tile first floor with 1/2 bath. Easy living with walk to beach through gate, community pool, lawn and ground care with low monthly HOA fee. Make for a great starter home or beach getaway.

18. 2014-09-22
    listed $129,500 399-char remark

    Show marketing remark (399 chars)

    YOU NEED TO SEE THIS ONE ! A great remodeled townhome with many new upgrades -Kitchen cabinets, dishwasher, range, microwave, counter top, paint , bedroom carpet, commodes , door / cabinet hardware and more. All tile first floor with 1/2 bath. Easy living with walk to beach through gate, community pool, lawn and ground care with low monthly HOA fee. Make for a great starter home or beach getaway.

19. 2009-12-01
    soldstatus $120,000
20. 1984-02-01
    soldstatus $47,900

ⓘ 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: $3,832 · $319/mo
• Projected year-2 tax: $3,832 · $319/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 6/10 Major FEMA zone X (unshaded) · 72% 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 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: $31,117
• − Mortgage interest: −$17,421
• − Property taxes: −$3,832
• − Insurance: −$1,555
• − Repairs & maintenance: −$2,489
• − Management: −$2,489
• − Depreciation: −$9,047
• Taxable loss: −$5,717
• Est. tax savings @ 24.0%: +$1,372
• After-tax cash flow: $996/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 Beach

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Augustine Beach, 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

+549.3% since first listed

7 events — show timeline

• 2026-05-12 Listed $311,000 FSBO.com
• 2021-10-11 Sold (Public Records) $250,000 Public Records
• 2014-11-17 Sold (Public Records) $130,500 Public Records
• 2014-11-14 Sold (MLS) $130,500 St. Augustine and St. Johns County Board of REALTORS®
• 2014-09-22 Listed $129,500 St. Augustine and St. Johns County Board of REALTORS®
• 2009-12-01 Sold (Public Records) $120,000 Public Records
• 1984-02-01 Sold (Public Records) $47,900 Public Records

Property tax history

+17.5%/yr

Latest (2025): $3,832 · +8.8% YoY. Source: county tax records.