36 Navarra Ct · St. Augustine Shores, FL 32086

$125,000

2 bd · 2.0 ba · 902 sqft · Condo public records · 59 Days on market

Built 1991 $139/sqft · 41% below area Est $224k · 44% under $410/mo HOA · 24% of rent

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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 +15.1/30.0
• ARV discount +15.0/15.0
• 1% rule +8.5/10.0
• Schools +6.4/10.0
• DSCR +4.6/10.0
• 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

Welcome to your slice of laid-back Florida living in the Conquistador community of St. Augustine! This charming 2-bedroom, 2-bath condo invites you in with a bright, open-concept living space. Slide open the doors and step onto your spacious screened-in patio--your private retreat overlooking peaceful natural surroundings, perfect for morning coffee or unwinding at sunset. Inside, the layout offers the ideal canvas to create your own personal paradise, without the time-consuming upkeep of a traditional home. Whether you're envisioning a modern coastal escape or a cozy retreat, this condo is ready for your vision to come to life. Beyond your front door, the lifestyle truly shines. Enjoy access to three sparkling pools, five tennis courts, a convenient community car wash station, and a variety of additional amenities - all covered by the HOA. Here, every day feels like a getaway. If you've been dreaming of low-maintenance living paired with resort-style perks in one of Florida's most historic and charming cities, this is your opportunity to make it yours.

Key facts

• $410 HOA
• Built 1991
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $42 ($499/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.4% in St. Augustine Shores — 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; 14 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 59 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.35% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 6.2

CMA / ARV

• ARV (median comp): $223,675
• List price: $125,000
• Delta: -44.12%
• 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: -17.4%
• Equity multiple: 0.40×
• Total profit: $-20,885
• Equity at exit: $18,638

10-year hold

• IRR: -16.4%
• Equity multiple: 0.21×
• Total profit: $-27,614
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$656
• Tax from tax record: −$169 /mo · $2,029/yr
• Insurance: −$52
• HOA: −$410
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $42

Break-even live

Break-even rent $1,629

Max offer price $125,000

Occupancy floor 93%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Navarra Ct Saint Augustine, FL	2.0	2.0	1074	$1,695	$1.58	8d	1	0.03mi
54 Veronese Ct Saint Augustine, FL	2.0	2.0	920	$1,495	$1.62	4d	1	0.04mi
7 Castania Ct Saint Augustine, FL	2.0	2.0	880	$1,700	$1.93	24d	1	0.05mi
22 Veronese Ct Saint Augustine, FL	2.0	2.0	920	$1,275	$1.39	16d	1	0.07mi
14 Santiago Ct Saint Augustine, FL	2.0	2.0	902	$1,495	$1.66	17d	1	0.07mi
14 Santiago Ct Saint Augustine, FL	2.0	2.0	902	$1,495	$1.66	24d	1	0.07mi
40 Andalusia Ct Unit 40 St. Augustine, FL	2.0	2.0	920	$1,650	$1.79	24d	1	0.13mi
16 Alcira Ct Unit 16 St. Augustine, FL	2.0	2.0	920	$1,500	$1.63	8d	1	0.18mi
4 Tarragona Ct Saint Augustine, FL	2.0	2.0	920	$1,550	$1.68	24d	1	0.22mi
9 Tarragona Ct Saint Augustine, FL	2.0	2.0	880	$1,600	$1.82	24d	1	0.23mi
37 Tarragona Ct #37 St. Augustine, FL	2.0	2.0	880	$1,600	$1.82	8d	1	0.24mi
15 Cartagena Ct Saint Augustine, FL	2.0	2.0	880	$1,850	$2.10	15d	1	0.29mi
968 Salzedo Ave Saint Augustine, FL	2.0	2.0	1036	$2,100	$2.03	24d	1	0.81mi
146 Phoenetia Dr St Augustine, FL	3.0	2.0	1042	$1,900	$1.82	4d	1	1.46mi

HOA detail condo

• Monthly dues: $410 · $4,920/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-07
   statusdays on market $125,000 Pending 59 DOM
2. 2026-06-03
   days on market $125,000 Active 58 DOM
3. 2026-06-02
   days on market $125,000 Active 57 DOM
4. 2026-06-02
   price $125,000 Active 56 DOM
5. 2026-06-01
   days on market $160,000 Active 56 DOM
6. 2026-05-31
   days on market $160,000 Active 55 DOM
7. 2026-05-04
   price $160,000 1069-char remark

   Show marketing remark (1069 chars)

   Welcome to your slice of laid-back Florida living in the Conquistador community of St. Augustine! This charming 2-bedroom, 2-bath condo invites you in with a bright, open-concept living space. Slide open the doors and step onto your spacious screened-in patio--your private retreat overlooking peaceful natural surroundings, perfect for morning coffee or unwinding at sunset. Inside, the layout offers the ideal canvas to create your own personal paradise, without the time-consuming upkeep of a traditional home. Whether you're envisioning a modern coastal escape or a cozy retreat, this condo is ready for your vision to come to life. Beyond your front door, the lifestyle truly shines. Enjoy access to three sparkling pools, five tennis courts, a convenient community car wash station, and a variety of additional amenities - all covered by the HOA. Here, every day feels like a getaway. If you've been dreaming of low-maintenance living paired with resort-style perks in one of Florida's most historic and charming cities, this is your opportunity to make it yours.

8. 2026-03-27
   historical 591-char remark

   Show marketing remark (591 chars)

   Welcome to easy Florida living. 2BR/2BA condo in desirable Conquistador at St. Augustine Shores! Features vaulted ceilings, open living / dining area, and a private screened porch overlooking serene natural surroundings. Enjoy community amenities including pools, tennis, pickleball, clubhouse, and Intracoastal fishing pier. Convenient location near shopping, dining, beaches, and historic downtown St. Augustine. Whether you're looking for a primary residence, vacation getaway, or investment opportunity, this condo offers the perfect blend of comfort, convenience, and coastal lifestyle!

9. 2026-03-06
   listed $175,000 Active 1069-char remark

   Show marketing remark (1069 chars)

   Welcome to your slice of laid-back Florida living in the Conquistador community of St. Augustine! This charming 2-bedroom, 2-bath condo invites you in with a bright, open-concept living space. Slide open the doors and step onto your spacious screened-in patio--your private retreat overlooking peaceful natural surroundings, perfect for morning coffee or unwinding at sunset. Inside, the layout offers the ideal canvas to create your own personal paradise, without the time-consuming upkeep of a traditional home. Whether you're envisioning a modern coastal escape or a cozy retreat, this condo is ready for your vision to come to life. Beyond your front door, the lifestyle truly shines. Enjoy access to three sparkling pools, five tennis courts, a convenient community car wash station, and a variety of additional amenities - all covered by the HOA. Here, every day feels like a getaway. If you've been dreaming of low-maintenance living paired with resort-style perks in one of Florida's most historic and charming cities, this is your opportunity to make it yours.

10. 2008-08-04
    soldstatus $116,500
11. 2005-02-04
    soldstatus $112,000

ⓘ 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: $2,029 · $169/mo
• Projected year-2 tax: $2,029 · $169/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) · 56% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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: $20,176
• − Mortgage interest: −$7,002
• − Property taxes: −$2,029
• − Insurance: −$625
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − HOA: −$4,920
• − Depreciation: −$3,636
• Taxable loss: −$1,265
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $802/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 Shores

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

Census & demographics

• Census place: St. Augustine Shores, FL
• 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

+42.9% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $160,000 realMLS
• 2026-03-27 Listing Removed — realMLS
• 2026-03-06 Listed $175,000 realMLS
• 2008-08-04 Sold (Public Records) $116,500 Public Records
• 2005-02-04 Sold (Public Records) $112,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,029 · +9.2% YoY. Source: county tax records.