170 Great Star Ct · St. Augustine South, FL 32086

$259,000

3 bd · 2.5 ba · 1,354 sqft · SingleFamily · 226 Days on market

Built 2023 $191/sqft · 22% below area Est $333k · 22% under $190/mo HOA · 9% of rent ↓ 14% since listing

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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 +7.1/30.0
• Schools +6.4/10.0
• 1% rule +2.8/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 170 Great Star Court- Where Comfort meets Convenience. Nestled in the heart of Saint Augustine, this beautifully maintained 3-bedroom, 2.5-bath townhouse offers the perfect blend of style and practicality. With 1,567 square feet of thoughtfully designed living space, it's ideal for families, professionals, or anyone seeking a low-maintenance lifestyle near everything.

Key facts

• $190 HOA
• Built 2023
• Listed 226 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-363 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (22.4% below list).
• Recommended offer: $195k (24.7% below list) — sets the bar for cash-flow.

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: Otis A. Mason Elementary School (math 76% / reading 60%, grade B+, #425 of 2,144 statewide, top 20%, 719 students, 45% FRL); Gamble Rogers Middle School (math 61% / reading 55%, grade B, #151 of 571 statewide, top 27%, 925 students, 47% FRL); Pedro Menendez High School (math 31% / reading 54%, grade F, #264 of 667 statewide, top 41%, 1,519 students, 39% FRL) — zoned schools average 44% FRL vs 20% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 56% at this address vs 74% district-wide (-18 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; 407 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 32% 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 $2k of loan paydown is wiped out by about $8k 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 226 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $16k (6%) 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 $194,910 (24.7% 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 226 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.78% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.00%
• DSCR: 0.73
• GRM: 10.7

CMA / ARV

• ARV (median comp): $333,379
• List price: $259,000
• Delta: -22.31%
• 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
208 Beach Palm Ct	0.48mi	3/2.5	1,356 (+0%)	6mo	$250,000	$184	73
20 Pittman Ct	0.29mi	2/2.5 (-1)	1,259 (-7%)	6mo	$250,000	$199	65
39 Moultrie Creek Cir	0.16mi	3/2.5	1,553 (+15%)	10mo	$334,000	$215	60
94 Moultrie Creek Cir	0.17mi	2/1.5 (-1)	1,208 (-11%)	11mo	$160,000	$132	56
110 Wild Egret Ln	0.34mi	3/2.0	1,492 (+10%)	15mo	$386,000	$259	53
83 S Twin Maple Rd	0.65mi	3/2.0	1,277 (-6%)	11mo	$299,000	$234	49
180 Sawmill Landing Dr	0.71mi	3/2.0	1,438 (+6%)	7mo	$360,000	$250	49
135 Sawmill Landing Dr	0.66mi	3/2.0	1,299 (-4%)	18mo	$315,000	$242	46
104 Twin Lakes Dr	0.70mi	3/2.0	1,460 (+8%)	10mo	$410,000	$281	44
2985 Hilltop Rd A	0.45mi	3/2.0	1,540 (+14%)	14mo	$421,000	$273	43
1212 Fort Peyton Dr	0.74mi	3/2.0	1,233 (-9%)	9mo	$409,000	$332	41
1218 Fort Peyton Dr	0.72mi	3/2.0	1,248 (-8%)	15mo	$341,999	$274	39

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 · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -29.2%
• Equity multiple: 0.05×
• Total profit: $-69,202
• Equity at exit: $38,618

10-year hold

• IRR: -42.7%
• Equity multiple: -0.46×
• Total profit: $-106,212
• Equity at exit: $22,394

Cash invested: $72,520 (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: 407
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,009 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$294 /mo · $3,523/yr
• Insurance: −$108
• HOA: −$190
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-363

Break-even live

Break-even rent $2,468

Max offer price $194,910

Occupancy floor —

Sensitivity live

Price	-10% $-216	-5% $-289	+0% $-363	+5% $-436	+10% $-509
Rent	-10% $-521	-5% $-442	+0% $-363	+5% $-283	+10% $-204
Rate	-1.0pp $-232	-0.5pp $-297	base $-363	+0.5pp $-430	+1.0pp $-498

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Moultrie Creek Cir Saint Augustine, FL	2.0	1.5	1078	$1,350	$1.25	22d	1	0.15mi
10 Moultrie Creek Cir Unit 1 St. Augustine, FL	2.0	1.5	1078	$1,700	$1.58	25d	1	0.16mi
150 Silver Fern Dr Saint Augustine, FL	3.0	2.0	1354	$1,900	$1.40	23d	1	0.21mi
64 Pittman Ct Saint Augustine, FL	3.0	2.5	1567	$2,100	$1.34	0d	1	0.34mi
159 Beach Palm Ct Saint Augustine, FL	3.0	2.5	1354	$1,800	$1.33	19d	1	0.44mi
97 Ayamonte Rd Saint Augustine, FL	3.0	2.5	1308	$1,775	$1.36	18d	1	0.90mi
258 Jarama Cir Saint Augustine, FL	4.0	2.0	1862	$2,350	$1.26	16d	1	0.91mi
121 Ardila Cir Saint Augustine, FL	3.0	2.0	1711	$2,400	$1.40	25d	1	1.13mi
3421 Red Cloud Trl Saint Augustine, FL	4.0	2.0	1524	$2,650	$1.74	25d	1	1.18mi
339 Caminha Rd Saint Augustine, FL	4.0	2.0	1779	$2,295	$1.29	9d	1	1.18mi
339 Caminha Rd Saint Augustine, FL	4.0	2.0	1774	$2,295	$1.29	0d	1	1.18mi
890 Poinsettia Rd Unit B St. Augustine, FL	2.0	2.0	1032	$1,590	$1.54	25d	1	1.20mi
121 Aveiro Way Saint Augustine, FL	3.0	2.0	1711	$2,250	$1.32	21d	1	1.33mi

HOA detail

• Monthly dues: $190 · $2,280/yr

Listing history 14 events

1. 2026-06-03
   days on market $259,000 Active 226 DOM
2. 2026-06-02
   days on market $259,000 Active 225 DOM
3. 2026-06-01
   days on market $259,000 Active 224 DOM
4. 2026-05-31
   days on market $259,000 Active 223 DOM
5. 2026-04-14
   status Active 381-char remark

   Show marketing remark (381 chars)

   Welcome to 170 Great Star Court- Where Comfort meets Convenience. Nestled in the heart of Saint Augustine, this beautifully maintained 3-bedroom, 2.5-bath townhouse offers the perfect blend of style and practicality. With 1,567 square feet of thoughtfully designed living space, it's ideal for families, professionals, or anyone seeking a low-maintenance lifestyle near everything.

6. 2026-04-03
   historical 381-char remark

   Show marketing remark (381 chars)

   Welcome to 170 Great Star Court- Where Comfort meets Convenience. Nestled in the heart of Saint Augustine, this beautifully maintained 3-bedroom, 2.5-bath townhouse offers the perfect blend of style and practicality. With 1,567 square feet of thoughtfully designed living space, it's ideal for families, professionals, or anyone seeking a low-maintenance lifestyle near everything.

7. 2025-12-06
   price $259,000 381-char remark

   Show marketing remark (381 chars)

   Welcome to 170 Great Star Court- Where Comfort meets Convenience. Nestled in the heart of Saint Augustine, this beautifully maintained 3-bedroom, 2.5-bath townhouse offers the perfect blend of style and practicality. With 1,567 square feet of thoughtfully designed living space, it's ideal for families, professionals, or anyone seeking a low-maintenance lifestyle near everything.

8. 2025-10-06
   listed $275,000 Active 381-char remark

   Show marketing remark (381 chars)

   Welcome to 170 Great Star Court- Where Comfort meets Convenience. Nestled in the heart of Saint Augustine, this beautifully maintained 3-bedroom, 2.5-bath townhouse offers the perfect blend of style and practicality. With 1,567 square feet of thoughtfully designed living space, it's ideal for families, professionals, or anyone seeking a low-maintenance lifestyle near everything.

9. 2024-07-21
   price $295,000
10. 2023-04-07
    status Active
11. 2023-04-07
    soldstatus $282,500 Sold
12. 2023-03-17
    historical
13. 2023-03-15
    price $292,990
14. 2023-02-02
    listed $299,990 Active

ⓘ 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: $3,523 · $294/mo
• Projected year-2 tax: $3,523 · $294/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,105
• − Mortgage interest: −$14,508
• − Property taxes: −$3,523
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − HOA: −$2,280
• − Depreciation: −$7,535
• Taxable loss: −$8,892
• Est. tax savings @ 24.0%: +$2,134
• After-tax cash flow: $-2,219/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

-13.7% since first listed

10 events — show timeline

• 2026-04-14 Relisted — St. Augustine and St. Johns County Board of REALTORS®
• 2026-04-03 Delisted — St. Augustine and St. Johns County Board of REALTORS®
• 2025-12-06 Price Changed $259,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-10-06 Listed $275,000 St. Augustine and St. Johns County Board of REALTORS®
• 2024-07-21 Price Changed $295,000 St. Augustine and St. Johns County Board of REALTORS®
• 2023-04-07 Relisted — realMLS
• 2023-04-07 Sold (MLS) $282,500 realMLS
• 2023-03-17 Listing Removed — realMLS
• 2023-03-15 Price Changed $292,990 realMLS
• 2023-02-02 Listed $299,990 realMLS

Property tax history

+60.8%/yr

Latest (2025): $3,523 · +7.2% YoY. Source: county tax records.