108 Oglethorpe Blvd · St. Augustine, FL 32080

$519,000

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 70 Days on market

Built 1948 7,840 sqft lot Est $535k · at est.

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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).

• Cash flow +17.8/30.0
• ARV discount +8.8/15.0
• Schools +6.4/10.0
• DSCR +5.6/10.0
• 1% rule +3.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Ideally located in Davis Shores just a short walk to the Bridge of Lions which a stroll across will lead you to the center of the historic district of St. Augustine. Along with the perfect location, this home boasts charm galore yet includes modern updates to the kitchen, bathrooms, and flooring to enjoy the optimal comforts of home. With arches, large windows offering an abundance of natural light, 42" kitchen cabinetry, newly remodeled bathrooms and luxury vinyl plank flooring and a barn door, this home will warm your soul from the second you arrive. A brand new roof in 2025, a new Trane HVAC system in 2017, and all appliances included make this ready to call home. The outdoors can't

Key facts

• Large windows
• Modern updates
• Historic district

Tags

• HISTORIC DISTRICT
• MODERN UPDATES
• LARGE WINDOWS
• 42 INCH KITCHEN CABINETRY
• NEWLY REMODELED BATHROOMS
• LUXURY VINYL PLANK FLOORING

Property features AI

Exterior

• Parking: Detached 1-car garage; Off-street parking
• Utilities: City water and well; Sewer
• Home design: Single-family property; Ground level entry
• Construction: Vinyl siding and wood construction; Shingle roof; Crawlspace foundation; Built on less than 1/4 acre (approximately 0.18 acres)
• Exterior features: Screened porch (20 x 14); Full fence; Automatic sprinkler / irrigation system; Paved lot; Regular lot shape

Interior

• Kitchen: Range; Refrigerator; Microwave; Dishwasher
• Bedrooms: Master bedroom 12 x 12 (downstairs); Second bedroom 12 x 11
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 bathrooms; Master bathroom with shower only
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Window treatments; Formal dining area; Den/office; Living room
• Laundry & utility: Washer and dryer included; Utility/storage shed; Workshop

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $519k.

Deal economics

• At list price, monthly cash flow is $-3 ($-31/yr) — negative.
• To cash-flow at today's rent, offer at most $519k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $457k (11.9% below list).
• Recommended offer: $457k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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 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: R. B. Hunt Elementary School (math 76% / reading 80%, grade A, #149 of 2,144 statewide, top 8%, 585 students, 26% FRL); Sebastian Middle School (math 59% / reading 59%, grade B, #144 of 571 statewide, top 26%, 654 students, 42% FRL); St. Augustine High School (math 54% / reading 62%, grade C, #120 of 667 statewide, top 18%, 1,784 students, 38% FRL) — zoned schools average 35% FRL vs 20% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.0%/yr); 534 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).
• At $4,573/mo this rent would consume 59% of the median local household income ($93k/yr) (locally 417% 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 70 days — a 6% lower offer ($488k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $210k; list at $519k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $457,306 (11.9% 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 70 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $534,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Oglethorpe Blvd	0.00mi	3/2.0	1,536 (0%)	1mo	$505,000	$329	99
410 Arredondo	0.13mi	3/2.0	1,596 (+4%)	4mo	$810,000	$508	84
201 Arpieka Ave	0.06mi	2/2.0 (-1)	1,488 (-3%)	7mo	$518,000	$348	82
314 Arpieka	0.21mi	3/2.0	1,626 (+6%)	2mo	$780,000	$480	79
108 Zorayda Ave	0.09mi	2/2.0 (-1)	1,566 (+2%)	11mo	$575,000	$367	78
105 Arricola Ave #B	0.22mi	3/2.5	1,586 (+3%)	5mo	$450,000	$284	78
196 Inlet Dr	0.34mi	3/2.0	1,499 (-2%)	5mo	$550,000	$367	76
22 Montrano Ave	0.25mi	3/2.0	1,405 (-8%)	1mo	$425,000	$302	74
407 Arricola Ave	0.43mi	3/2.0	1,501 (-2%)	13mo	$410,000	$273	65
16 Menendez Rd	0.62mi	3/1.0	1,416 (-8%)	1mo	$675,000	$477	53
402 Flagler Blvd	0.36mi	3/2.0	1,356 (-12%)	15mo	$472,000	$348	51
409 Arricola Ave	0.43mi	2/2.0 (-1)	1,327 (-14%)	2mo	$405,000	$305	50

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: -19.8%
• Equity multiple: 0.33×
• Total profit: $-97,578
• Equity at exit: $77,385

10-year hold

• IRR: -20.9%
• Equity multiple: 0.06×
• Total profit: $-136,620
• Equity at exit: $44,874

Cash invested: $145,320 (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: 9.5×

Monthly cashflow live

• Estimated rent: $4,573 high
• Mortgage (P&I): −$2,722
• Tax from tax record: −$251 /mo · $3,009/yr
• Insurance: −$216
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$960
• Net cashflow: $-3

Break-even live

Break-even rent $4,576

Max offer price $518,549

Occupancy floor 95%

Sensitivity live

Price	-10% $291	-5% $144	+0% $-3	+5% $-149	+10% $-296
Rent	-10% $-364	-5% $-183	+0% $-3	+5% $178	+10% $359
Rate	-1.0pp $259	-0.5pp $129	base $-3	+0.5pp $-137	+1.0pp $-274

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: $129,750
• Closing costs: $15,570
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Flagler Blvd Saint Augustine, FL	4.0	2.0	1787	$5,800	$3.25	9d	1	0.21mi
75 Comares Ave Unit 3A Saint Augustine, FL	2.0	2.0	1250	$3,950	$3.16	25d	1	0.34mi
11 Comares Ave Unit 1281955P St. Augustine, FL	3.0	2.0	1237	$4,317	$3.49	9d	1	0.56mi
2A Sanchez Cv Unit 1281958P St. Augustine, FL	2.0	2.5	1194	$7,762	$6.50	25d	1	0.71mi
195 Cabeza St Saint Augustine, FL	4.0	3.0	2150	$3,600	$1.67	19d	1	0.72mi
2 Sanchez Cv Unit 1281986P St. Augustine, FL	2.0	2.5	1194	$7,434	$6.23	22d	1	0.72mi
171 Cordova St Unit B St. Augustine, FL	2.0	2.0	1533	$4,000	$2.61	25d	1	0.76mi
27 Desoto Pl Unit 1281911P St. Augustine, FL	4.0	3.0	1991	$10,893	$5.47	23d	1	0.89mi
35 Desoto Pl Unit 1281968P St. Augustine, FL	2.0	2.0	1173	$5,216	$4.45	14d	1	0.91mi
104 Cedar St Unit 1281914P St. Augustine, FL	3.0	2.0	1399	$7,542	$5.39	5d	1	0.94mi
123 Ferdinand Ave Unit 1281969P St. Augustine, FL	3.0	2.5	1689	$4,766	$2.82	3d	1	0.96mi
114 Cedar St Unit 4 St. Augustine, FL	4.0	3.0	1495	$2,895	$1.94	25d	1	1.00mi
114 Cedar St Saint Augustine, FL	4.0	3.0	1495	$2,895	$1.94	25d	2	1.00mi
146 Blanco St Unit 1281949P St. Augustine, FL	3.0	3.0	1872	$7,178	$3.83	9d	1	1.08mi
68 Saragossa St Saint Augustine, FL	3.0	2.0	1704	$3,800	$2.23	25d	1	1.08mi
140B Martin Luther King Ave Unit 1281977P St. Augustine, FL	2.0	1.0	1097	$3,427	$3.12	3d	1	1.10mi
116 San Marco Ave Unit 1281934P St. Augustine, FL	1.0–2.0	1.0	920	$4,325	$4.70	9d	2	1.15mi
15 Old Mission Ave Unit 1281979P St. Augustine, FL	2.0	2.0	1097	$3,563	$3.25	9d	1	1.17mi
259 Riberia St Unit A St. Augustine, FL	2.0	2.0	1115	$2,600	$2.33	25d	1	1.17mi
17 Old Mission Ave Unit 1281913P St. Augustine, FL	3.0	2.5	1291	$3,714	$2.88	3d	1	1.18mi
134 South St Unit 1281931P St. Augustine, FL	3.0	2.0	1291	$6,455	$5.00	9d	1	1.18mi
171 Twine St Unit 1568459P St. Augustine, FL	2.0	1.5	1151	$4,362	$3.79	3d	1	1.21mi
16 Magnolia Ave Unit 1281942P St. Augustine, FL	4.0	2.0	2066	$5,725	$2.77	9d	1	1.22mi

Listing history 4 events

1. 2026-05-01
   status Pending
2. 2026-04-09
   historical Contingent- Accepting Backups
3. 2026-02-20
   listed $519,000 Active
4. 2010-11-29
   soldstatus $210,000

ⓘ 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: $3,009 · $251/mo
• Projected year-2 tax: $4,308 · $359/mo
• Expected delta: +$1,298/yr (+$108/mo · 43.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $54,877
• − Mortgage interest: −$29,072
• − Property taxes: −$3,009
• − Insurance: −$7,714
• − Repairs & maintenance: −$4,390
• − Management: −$4,390
• − Depreciation: −$15,098
• Taxable loss: −$8,797
• Est. tax savings @ 24.0%: +$2,111
• After-tax cash flow: $2,081/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

• Census place: St. Augustine, 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

+147.1% since first listed

4 events — show timeline

• 2026-05-01 Pending — St. Augustine and St. Johns County Board of REALTORS®
• 2026-04-09 Contingent — St. Augustine and St. Johns County Board of REALTORS®
• 2026-02-20 Listed $519,000 St. Augustine and St. Johns County Board of REALTORS®
• 2010-11-29 Sold (Public Records) $210,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $3,009 · +8.3% YoY. Source: county tax records.