112 Martin Luther King Ave · St. Augustine, FL 32084

$524,900

4 bd · 2.0 ba · 1,551 sqft · SingleFamily · 124 Days on market

Built 1904 Good condition 3,049 sqft lot $338/sqft · 9% below area Est $576k · 9% under

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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 +16.0/30.0
• ARV discount +11.5/15.0
• Schools +6.4/10.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Condition / age +3.8/5.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step back in time with this 1904-built historic home, recognized by the ACCORD Freedom Trail for its contribution to the area’s rich heritage. This property is a rare piece of living history, offering a unique opportunity for those looking to preserve or reinvent a classic St. Augustine residence. The home retains many of its original architectural details, showcasing its vintage charm. The layout is flexible, with spaces that can serve as a wedding suite, an Airbnb, an investment property, or a private residence. Downstairs includes the living room, kitchen, a bedroom with backyard access, a guest bathroom, a laundry area, and a sun-filled Florida Room perfect for people watching.

Key facts

• Flexible layout
• Florida room
• Off-street parking

Tags

• HISTORIC HOME
• ORIGINAL ARCHITECTURAL DETAILS
• FLEXIBLE LAYOUT
• FLORIDA ROOM
• OFF-STREET PARKING
• PRIVATE FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $525k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $492k (6.3% below list).
• Recommended offer: $462k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 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; 635 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); 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).
• At $4,916/mo this rent would consume 80% of the median local household income ($74k/yr) (locally 1748% 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 124 days — a 12% lower offer ($462k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 8y 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

• Watch-outs: flood insurance adds $66/mo; built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $461,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 0.94% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $575,922
• List price: $524,900
• Delta: -8.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Twine St	0.19mi	3/2.0 (-1)	1,596 (+3%)	12mo	$860,000	$539	71
121 Martin Luther King Ave Ave	0.06mi	4/2.0	1,764 (+14%)	7mo	$645,000	$366	69
127 M L King Ave	0.09mi	3/3.0 (-1)	1,777 (+15%)	2mo	$600,000	$338	61
6 South St	0.35mi	3/2.0 (-1)	1,728 (+11%)	4mo	$535,000	$310	56
122 Pomar St (2 Houses)	0.07mi	3/3.0 (-1)	1,336 (-14%)	15mo	$715,000	$535	52
170 Martin Luther King Ave	0.33mi	4/3.0	1,708 (+10%)	16mo	$600,000	$351	51
22 Marion St	0.72mi	3/2.0 (-1)	1,412 (-9%)	3mo	$340,000	$241	44
17 Aviles Dr	0.70mi	5/2.0 (+1)	1,344 (-13%)	1mo	$358,000	$266	40
61 Almeria St	0.71mi	3/2.0 (-1)	1,447 (-7%)	15mo	$660,000	$456	38
18 Clark St	0.64mi	3/3.5 (-1)	1,349 (-13%)	0mo	$545,000	$404	37
31 Lewis Blvd	0.74mi	3/2.0 (-1)	1,336 (-14%)	10mo	$465,000	$348	28
13 Clark St	0.65mi	3/2.0 (-1)	1,336 (-14%)	21mo	$410,000	$307	24

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: -17.0%
• Equity multiple: 0.41×
• Total profit: $-86,099
• Equity at exit: $78,264

10-year hold

• IRR: -15.1%
• Equity multiple: 0.25×
• Total profit: $-110,366
• Equity at exit: $45,384

Cash invested: $146,972 (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: 635
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $4,916 high
• Mortgage (P&I): −$2,753
• Tax est. 1.5%: −$656 /mo · $7,874/yr
• Insurance: −$219
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,032
• Net cashflow: $190

Break-even live

Break-even rent $4,676

Max offer price $524,900

Occupancy floor 91%

Sensitivity live

Price	-10% $552	-5% $371	+0% $190	+5% $8	+10% $-173
Rent	-10% $-199	-5% $-5	+0% $190	+5% $384	+10% $578
Rate	-1.0pp $454	-0.5pp $323	base $190	+0.5pp $54	+1.0pp $-85

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: $131,225
• Closing costs: $15,747
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
146 Blanco St Unit 1281949P St. Augustine, FL	3.0	3.0	1872	$7,178	$3.83	9d	1	0.21mi
134 South St Unit 1281931P St. Augustine, FL	3.0	2.0	1291	$6,455	$5.00	9d	1	0.21mi
27 Desoto Pl Unit 1281911P St. Augustine, FL	4.0	3.0	1991	$10,893	$5.47	22d	1	0.30mi
104 Cedar St Unit 1281914P St. Augustine, FL	3.0	2.0	1399	$7,542	$5.39	4d	1	0.36mi
114 Cedar St Saint Augustine, FL	4.0	3.0	1495	$2,895	$1.94	25d	2	0.38mi
114 Cedar St Unit 4 St. Augustine, FL	4.0	3.0	1495	$2,895	$1.94	25d	1	0.38mi
130 Shipyard Way St. Augustine, FL	1.0–3.0	1.0–2.0	1137	$3,480	$3.06	3d	68	0.58mi
68 Saragossa St Saint Augustine, FL	3.0	2.0	1704	$3,800	$2.23	25d	1	0.80mi
46 Phillips St Unit 1281939P St. Augustine, FL	3.0	2.0	1496	$3,986	$2.66	15d	1	0.97mi
210 Flagler Blvd Saint Augustine, FL	4.0	2.0	1787	$5,800	$3.25	9d	1	1.05mi
550 Lena St Unit 1281938P St. Augustine, FL	3.0	2.0	1194	$3,236	$2.71	9d	1	1.07mi
21 Pearl St Unit 1281964P St. Augustine, FL	3.0	2.0	1130	$7,100	$6.28	4d	1	1.20mi
52 Florida Ave Unit 1281963P St. Augustine, FL	3.0	2.5	1969	$6,596	$3.35	3d	1	1.23mi
29 Masters Dr Unit B St. Augustine, FL	3.0	2.0	1250	$2,500	$2.00	13d	1	1.24mi
535 S Woodlawn St Saint Augustine, FL	3.0	2.5	1381	$2,100	$1.52	15d	1	1.30mi
17 Old Mission Ave Unit 1281913P St. Augustine, FL	3.0	2.5	1291	$3,714	$2.88	3d	1	1.31mi
195 Cabeza St Saint Augustine, FL	4.0	3.0	2150	$3,600	$1.67	18d	1	1.32mi
11 Comares Ave Unit 1281955P St. Augustine, FL	3.0	2.0	1237	$4,317	$3.49	9d	1	1.32mi
123 Ferdinand Ave Unit 1281969P St. Augustine, FL	3.0	2.5	1689	$4,766	$2.82	3d	1	1.32mi
600 Francis St Saint Augustine, FL	3.0	2.0	1280	$2,495	$1.95	4d	1	1.36mi
655 W Marina Cove Dr St. Augustine, FL	1.0–3.0	1.0–2.0	1052	$2,574	$2.45	4d	33	1.37mi

Listing history 50 events

1. 2026-06-13
   days on market $524,900 Active 124 DOM
2. 2026-06-13
   days on market $524,900 Active 123 DOM
3. 2026-06-10
   days on market $524,900 Active 120 DOM
4. 2026-06-08
   days on market $524,900 Active 119 DOM
5. 2026-06-07
   days on market $524,900 Active 118 DOM
6. 2026-06-03
   days on market $524,900 Active 114 DOM
7. 2026-06-02
   days on market $524,900 Active 113 DOM
8. 2026-06-01
   days on market $524,900 Active 112 DOM
9. 2026-05-31
   days on market $524,900 Active 111 DOM
10. 2026-03-21
    price $524,900 696-char remark

    Show marketing remark (696 chars)

    Step back in time with this 1904-built historic home, recognized by the ACCORD Freedom Trail for its contribution to the area’s rich heritage. This property is a rare piece of living history, offering a unique opportunity for those looking to preserve or reinvent a classic St. Augustine residence. The home retains many of its original architectural details, showcasing its vintage charm. The layout is flexible, with spaces that can serve as a wedding suite, an Airbnb, an investment property, or a private residence. Downstairs includes the living room, kitchen, a bedroom with backyard access, a guest bathroom, a laundry area, and a sun-filled Florida Room perfect for people watching.

11. 2026-02-09
    listed $549,000 Active 696-char remark

    Show marketing remark (696 chars)

    Step back in time with this 1904-built historic home, recognized by the ACCORD Freedom Trail for its contribution to the area’s rich heritage. This property is a rare piece of living history, offering a unique opportunity for those looking to preserve or reinvent a classic St. Augustine residence. The home retains many of its original architectural details, showcasing its vintage charm. The layout is flexible, with spaces that can serve as a wedding suite, an Airbnb, an investment property, or a private residence. Downstairs includes the living room, kitchen, a bedroom with backyard access, a guest bathroom, a laundry area, and a sun-filled Florida Room perfect for people watching.

12. 2025-12-27
    price $599,000
13. 2025-06-13
    historical
14. 2025-04-17
    price $579,900
15. 2025-04-16
    price $579,900
16. 2025-03-28
    price $599,000
17. 2025-03-27
    price $599,000
18. 2025-02-18
    price $614,900
19. 2025-02-17
    price $614,900
20. 2025-02-03
    price $624,900
21. 2025-02-03
    price $624,900
22. 2025-01-15
    listed $639,000 Active
23. 2024-11-22
    historical
24. 2024-10-25
    price $630,000
25. 2024-09-13
    status Active
26. 2024-09-07
    historical
27. 2024-07-12
    price $640,000
28. 2024-06-21
    price $645,000
29. 2024-06-07
    listed $650,000 Active
30. 2023-10-27
    soldstatus $555,000 Closed
31. 2023-10-27
    soldstatus $555,000 Closed
32. 2023-10-27
    soldstatus $555,000 Closed
33. 2023-10-26
    status Pending
34. 2023-10-15
    historical Contingent- Accepting Backups
35. 2023-10-15
    status Pending
36. 2023-10-11
    price $535,000
37. 2023-10-11
    price $535,000
38. 2023-10-06
    price $539,000
39. 2023-10-06
    price $539,000
40. 2023-09-22
    price $544,000
41. 2023-09-22
    price $544,000
42. 2023-09-09
    listed $549,000 Active
43. 2023-09-09
    listed $549,000 Active
44. 2023-09-09
    listed $549,000 Active
45. 2023-08-10
    historical
46. 2023-07-22
    price $549,000
47. 2023-07-22
    price $549,000
48. 2023-06-29
    price $574,000
49. 2023-06-29
    price $574,000
50. 2023-06-06
    listed $589,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $58,991
• − Mortgage interest: −$29,403
• − Property taxes: −$7,874
• − Insurance: −$3,422
• − Repairs & maintenance: −$4,719
• − Management: −$4,719
• − Depreciation: −$15,270
• Taxable loss: −$6,415
• Est. tax savings @ 24.0%: +$1,540
• After-tax cash flow: $3,816/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This 1904-built historic home is in good condition with minimal repairs needed. It offers a unique opportunity for those looking to preserve or reinvent a classic St. Augustine residence.

Value-add opportunities

• Resale Paint the exterior — Fresh paint enhances curb appeal and can increase the home's value
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value
• Resale Update kitchen appliances — Modern appliances can attract more buyers and increase the home's value
• Resale Update bathrooms — Modern bathrooms can attract more buyers and increase the home's value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior — Fresh paint enhances curb appeal and can increase the home's value ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value ↑
• Resale Update kitchen appliances — Modern appliances can attract more buyers and increase the home's value ↑
• Resale Update bathrooms — Modern bathrooms can attract more buyers and increase the home's value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

+303.8% since first listed

48 events — show timeline

• 2026-03-21 Price Changed $524,900 St. Augustine and St. Johns County Board of REALTORS®
• 2026-02-09 Listed $549,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-12-27 Price Changed $599,000 FSBO.com
• 2025-06-13 Listing Removed — realMLS
• 2025-04-17 Price Changed $579,900 St. Augustine and St. Johns County Board of REALTORS®
• 2025-04-16 Price Changed $579,900 realMLS
• 2025-03-28 Price Changed $599,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-03-27 Price Changed $599,000 realMLS
• 2025-02-18 Price Changed $614,900 St. Augustine and St. Johns County Board of REALTORS®
• 2025-02-17 Price Changed $614,900 realMLS
• 2025-02-03 Price Changed $624,900 St. Augustine and St. Johns County Board of REALTORS®
• 2025-02-03 Price Changed $624,900 realMLS
• 2025-01-15 Listed $639,000 realMLS
• 2024-11-22 Listing Removed — realMLS
• 2024-10-25 Price Changed $630,000 realMLS
• 2024-09-13 Relisted — realMLS
• 2024-09-07 Listing Removed — realMLS
• 2024-07-12 Price Changed $640,000 realMLS
• 2024-06-21 Price Changed $645,000 realMLS
• 2024-06-07 Listed $650,000 realMLS
• 2023-10-27 Sold (MLS) $555,000 realMLS
• 2023-10-27 Sold (MLS) $555,000 St. Augustine and St. Johns County Board of REALTORS®
• 2023-10-27 Sold (MLS) $555,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-26 Pending — St. Augustine and St. Johns County Board of REALTORS®
• 2023-10-15 Contingent — St. Augustine and St. Johns County Board of REALTORS®
• 2023-10-15 Pending — realMLS
• 2023-10-11 Price Changed $535,000 St. Augustine and St. Johns County Board of REALTORS®
• 2023-10-11 Price Changed $535,000 realMLS
• 2023-10-06 Price Changed $539,000 St. Augustine and St. Johns County Board of REALTORS®
• 2023-10-06 Price Changed $539,000 realMLS
• 2023-09-22 Price Changed $544,000 St. Augustine and St. Johns County Board of REALTORS®
• 2023-09-22 Price Changed $544,000 realMLS
• 2023-09-09 Listed $549,000 realMLS
• 2023-09-09 Listed $549,000 St. Augustine and St. Johns County Board of REALTORS®
• 2023-09-09 Listed $549,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-10 Listing Removed — realMLS
• 2023-07-22 Price Changed $549,000 realMLS
• 2023-07-22 Price Changed $549,000 St. Augustine and St. Johns County Board of REALTORS®
• 2023-06-29 Price Changed $574,000 St. Augustine and St. Johns County Board of REALTORS®
• 2023-06-29 Price Changed $574,000 realMLS
• 2023-06-06 Listed $589,000 realMLS
• 2023-04-27 Listing Removed — realMLS
• 2023-02-14 Price Changed $595,000 realMLS
• 2023-01-20 Price Changed $615,000 realMLS
• 2022-10-28 Listed $625,000 realMLS
• 2018-06-19 Sold (MLS) $95,000 realMLS
• 2018-05-10 Pending — realMLS
• 2018-05-04 Listed $130,000 realMLS