2891 Del Rio Dr Dr · St. Augustine, FL 32084

$258,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 21 Days on market

Built 1938 $235/sqft · 9% below area Est $284k · 9% 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 +11.7/15.0
• Cash flow +11.5/30.0
• Schools +6.4/10.0
• DSCR +3.4/10.0
• 1% rule +2.6/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

sold comp stat purposes only

Key facts

• Quiet neighborhood
• No hoa
• New roof

Tags

• NEW ROOF
• NEW HVAC SYSTEM
• NO HOA
• QUIET NEIGHBORHOOD
• MINUTES FROM THE BEACH
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Sewer and water connected
• Exterior features: No private pool; Single-family residence; Used as a single-family home

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric oven; Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $258k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (24.4% below list).
• Recommended offer: $195k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 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: Crookshank Elementary School (math 64% / reading 62%, grade B, #582 of 2,144 statewide, top 28%, 704 students, 64% 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 48% FRL vs 20% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 60% at this address vs 74% district-wide (-14 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; 636 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 21 days — a 2% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $125k; list at $258k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $195,142 (24.4% 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. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.76% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 11.0

CMA / ARV

• ARV (median comp): $284,377
• List price: $258,000
• Delta: -9.28%
• 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
2812 N 1st St	0.30mi	2/2.0 (-1)	1,064 (-3%)	4mo	$238,000	$224	68
2925 N 1st St	0.34mi	3/2.0	1,160 (+6%)	6mo	$290,000	$250	66
94 Red House Cir	0.62mi	2/2.5 (-1)	1,109 (+1%)	1mo	$213,000	$192	58
348 Armas Ave	0.63mi	3/2.0	1,062 (-4%)	4mo	$285,000	$268	58
2843 N Eighth St	0.68mi	3/2.0	1,144 (+4%)	1mo	$283,000	$247	57
360 Varella Ave	0.47mi	2/1.0 (-1)	1,034 (-6%)	7mo	$190,000	$184	57
347 Fortuna Ave	0.57mi	3/1.0	1,016 (-8%)	5mo	$230,000	$226	57
432 Pomont Ave	0.50mi	3/1.0	992 (-10%)	9mo	$245,000	$247	53
2885 N Eighth St	0.68mi	3/2.0	1,096 (-0%)	14mo	$314,000	$286	52
256 1/2 Cervantes	0.74mi	2/1.0 (-1)	1,164 (+6%)	3mo	$235,000	$202	49
2867 N Eighth St	0.68mi	3/2.0	1,170 (+6%)	10mo	$295,000	$252	45
2942 N 7th St	0.62mi	3/2.0	1,171 (+6%)	14mo	$295,000	$252	45

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: -21.5%
• Equity multiple: 0.27×
• Total profit: $-52,538
• Equity at exit: $38,469

10-year hold

• IRR: -22.5%
• Equity multiple: -0.02×
• Total profit: $-73,395
• Equity at exit: $22,307

Cash invested: $72,240 (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: 636
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,951 high
• Mortgage (P&I): −$1,353
• Tax from tax record: −$166 /mo · $1,993/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-85

Break-even live

Break-even rent $2,059

Max offer price $242,996

Occupancy floor 99%

Sensitivity live

Price	-10% $61	-5% $-12	+0% $-85	+5% $-158	+10% $-231
Rent	-10% $-239	-5% $-162	+0% $-85	+5% $-8	+10% $69
Rate	-1.0pp $45	-0.5pp $-19	base $-85	+0.5pp $-152	+1.0pp $-220

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: $64,500
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2781 Schaller Rd Saint Augustine, FL	3.0	2.0	1294	$1,895	$1.46	25d	1	0.29mi
510 Florida Club Blvd #101 Saint Augustine, FL	3.0	2.0	1285	$1,850	$1.44	22d	1	0.48mi
520 Florida Club Blvd #104 Saint Augustine, FL	2.0	2.0	1131	$1,700	$1.50	19d	1	0.50mi
79 Red House Cir Saint Augustine, FL	2.0	2.5	1109	$1,695	$1.53	21d	1	0.57mi
197 Whispering Brook Dr Saint Augustine, FL	2.0	2.5	1109	$1,900	$1.71	25d	1	0.57mi
48 Red House Cir Saint Augustine, FL	3.0	2.5	1337	$1,800	$1.35	25d	1	0.58mi
98 Red House Cir Saint Augustine, FL	2.0	2.5	1109	$1,600	$1.44	19d	1	0.59mi
98 Red House Cir Saint Augustine, FL	2.0	2.5	1109	$1,600	$1.44	25d	1	0.59mi
106 Red House Cir Saint Augustine, FL	2.0	2.0	1109	$1,650	$1.49	25d	1	0.59mi
106 Whispering Brook Dr Saint Augustine, FL	2.0	2.5	1109	$1,800	$1.62	25d	1	0.63mi
2897 N 10th St Saint Augustine, FL	3.0	2.0	1046	$2,100	$2.01	25d	1	0.77mi
725 Flagler Crossing Dr Saint Augustine, FL	1.0–3.0	1.0–2.0	1002	$2,117	$2.11	4d	37	0.86mi
100 Lasa Dr Saint Augustine, FL	1.0–3.0	1.0–2.0	1013	$1,959	$1.93	4d	46	1.10mi
289 W Jayce Way Saint Augustine, FL	3.0	2.0	1102	$1,851	$1.68	15d	1	1.11mi
1160 N Saint Johns St Saint Augustine, FL	3.0	2.0	1426	$1,900	$1.33	9d	1	1.17mi
119 Plantation Point Dr St. Augustine, FL	3.0	2.0	1186	$1,795	$1.51	25d	1	1.22mi
119 Plantation Point Dr St. Augustine, FL	3.0	2.0	1186	$1,795	$1.51	23d	1	1.22mi
127 Plantation Point Dr St. Augustine, FL	3.0	2.0	1186	$1,825	$1.54	23d	1	1.22mi
2231 Vista Cove Rd Saint Augustine, FL	3.0	2.0	1448	$2,000	$1.38	12d	1	1.24mi
1005 Bella Vista Blvd #205 St. Augustine, FL	2.0	2.0	1285	$1,850	$1.44	25d	1	1.25mi
2089 W Lymington Way Saint Augustine, FL	3.0	2.0	1318	$1,976	$1.50	5d	1	1.26mi
177 Palmer St Unit B St. Augustine, FL	2.0	1.0	900	$1,350	$1.50	25d	1	1.29mi
32 Grant St Saint Augustine, FL	2.0	1.0	1064	$1,775	$1.67	5d	1	1.30mi
232 Nesmith Ave Saint Augustine, FL	4.0	2.0	1405	$2,795	$1.99	5d	1	1.33mi
8 Park Ave Unit 1281965P St. Augustine, FL	3.0	3.5	1442	$4,937	$3.42	14d	1	1.34mi
7 Park Ave Saint Augustine, FL	2.0	1.0	811	$2,395	$2.95	25d	1	1.34mi
228 Nesmith Ave Saint Augustine, FL	2.0	2.0	1080	$2,500	$2.31	16d	1	1.34mi
4010 Grande Vista Blvd #118 St. Augustine, FL	2.0	2.0	1212	$1,595	$1.32	25d	1	1.35mi
3425 Haley Pointe Rd St Augustine, FL	3.0	2.0	1393	$2,300	$1.65	25d	1	1.37mi
1329 Truman Dr Saint Augustine, FL	3.0	2.0	1229	$2,030	$1.65	25d	1	1.37mi
1035 Bella Vista Blvd #122 St. Augustine, FL	2.0	2.0	1212	$1,850	$1.53	25d	1	1.37mi
15 Grant St Saint Augustine, FL	2.0	2.0	1092	$1,999	$1.83	25d	1	1.38mi
1080 Bella Vista Blvd St Augustine, FL	2.0	2.0	1233	$1,798	$1.46	21d	2	1.42mi
1080 Bella Vista Blvd #128 St. Augustine, FL	2.0	2.0	1284	$1,995	$1.55	5d	1	1.43mi

Listing history 8 events

1. 2026-06-03
   days on market $258,000 Active 21 DOM
2. 2026-06-02
   days on market $258,000 Active 20 DOM
3. 2026-06-01
   days on market $258,000 Active 19 DOM
4. 2026-05-31
   days on market $258,000 Active 18 DOM
5. 2026-05-13
   listed $258,000 Active 535-char remark
6. 2024-09-30
   soldstatus $125,000
7. 2024-09-17
   soldstatus $125,000 28-char remark

   Show marketing remark (28 chars)

   sold comp stat purposes only

8. 2024-08-08
   listed $125,000 28-char remark

   Show marketing remark (28 chars)

   sold comp stat purposes only

ⓘ 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: $1,993 · $166/mo
• Projected year-2 tax: $2,141 · $178/mo
• Expected delta: +$149/yr (+$12/mo · 7.5%)

ⓘ 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 3/10 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: $23,417
• − Mortgage interest: −$14,452
• − Property taxes: −$1,993
• − Insurance: −$1,290
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − Depreciation: −$7,505
• Taxable loss: −$5,570
• Est. tax savings @ 24.0%: +$1,337
• After-tax cash flow: $318/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

• 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

+106.4% since first listed

5 events — show timeline

• 2026-06-03 Listing Removed — realMLS
• 2026-05-13 Listed $258,000 realMLS
• 2024-09-30 Sold (Public Records) $125,000 Public Records
• 2024-09-17 Sold (MLS) $125,000 St. Augustine and St. Johns County Board of REALTORS®
• 2024-08-08 Listed $125,000 St. Augustine and St. Johns County Board of REALTORS®

Property tax history

+6.0%/yr

Latest (2025): $1,993 · -5.9% YoY. Source: county tax records.