1800 Vista Cove Rd · St. Augustine, FL 32084

$254,000

3 bd · 2.0 ba · 1,448 sqft · Condo public records · 150 Days on market

Built 1998 $175/sqft · 18% below area Est $309k · 18% under $578/mo HOA · 25% of rent

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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 +7.7/30.0
• Schools +6.4/10.0
• 1% rule +4.2/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Riverfront Elegance at Vista Cove

Key facts

• Fishing pier
• Waterfront amenities
• Stone flooring

Tags

• LUXURY CONDOMINIUM COMMUNITY
• PRIVATE SCREENED LANAI
• STONE FLOORING
• WATERFRONT AMENITIES
• FISHING PIER
• NATURE PRESERVE BOARDWALK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $254k.

Deal economics

• At list price, monthly cash flow is $-361 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (7.8% below list).
• Recommended offer: $190k (25.1% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).
• This rent runs 38% of the median local income ($74k/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 150 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $113k; list at $254k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 25% of rent.
• 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 $190,144 (25.1% 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 150 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.92% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.98%
• DSCR: 0.78
• GRM: 9.0

CMA / ARV

• ARV (median comp): $309,108
• List price: $254,000
• Delta: -17.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.25% rent growth · sell at horizon

5-year hold

• IRR: -30.7%
• Equity multiple: 0.01×
• Total profit: $-70,173
• Equity at exit: $37,872

10-year hold

• IRR: -58.6%
• Equity multiple: -0.60×
• Total profit: $-113,964
• Equity at exit: $21,961

Cash invested: $71,120 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,342 high
• Mortgage (P&I): −$1,332
• Tax from tax record: −$129 /mo · $1,554/yr
• Insurance: −$106
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$578
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-361

Break-even live

Break-even rent $2,800

Max offer price $190,144

Occupancy floor —

Sensitivity live

Price	-10% $-218	-5% $-290	+0% $-361	+5% $-433	+10% $-505
Rent	-10% $-547	-5% $-454	+0% $-361	+5% $-269	+10% $-176
Rate	-1.0pp $-234	-0.5pp $-297	base $-361	+0.5pp $-427	+1.0pp $-494

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: $63,500
• Closing costs: $7,620
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2231 Vista Cove Rd Saint Augustine, FL	3.0	2.0	1448	$2,000	$1.38	12d	1	0.06mi
3425 Haley Pointe Rd St Augustine, FL	3.0	2.0	1393	$2,300	$1.65	25d	1	0.28mi
232 Nesmith Ave Saint Augustine, FL	4.0	2.0	1405	$2,795	$1.99	5d	1	0.36mi
228 Nesmith Ave Saint Augustine, FL	2.0	2.0	1080	$2,500	$2.31	16d	1	0.38mi
177 Palmer St Unit B St. Augustine, FL	2.0	1.0	900	$1,350	$1.50	25d	1	0.39mi
15 Grant St Saint Augustine, FL	2.0	2.0	1092	$1,999	$1.83	25d	1	0.44mi
32 Grant St Saint Augustine, FL	2.0	1.0	1064	$1,775	$1.67	5d	1	0.47mi
14 Sanchez Ave Apt A St. Augustine, FL	2.0	1.0	915	$2,000	$2.19	25d	1	0.51mi
22 Fullerwood Dr Unit 1281988P St. Augustine, FL	3.0	2.0	1700	$4,200	$2.47	9d	1	0.65mi
17 Old Mission Ave Unit 1281913P St. Augustine, FL	3.0	2.5	1291	$3,714	$2.88	3d	1	0.66mi
27 Fullerwood Dr Saint Augustine, FL	3.0	2.0	1229	$4,900	$3.99	3d	1	0.66mi
15 Old Mission Ave Unit 1281979P St. Augustine, FL	2.0	2.0	1097	$3,563	$3.25	9d	1	0.66mi
116 San Marco Ave Unit 1281934P St. Augustine, FL	1.0–2.0	1.0	920	$4,325	$4.70	9d	2	0.68mi
8 Park Ave Unit 1281965P St. Augustine, FL	3.0	3.5	1442	$4,937	$3.42	14d	1	0.70mi
60 Masters Dr Unit C St. Augustine, FL	2.0	1.5	900	$1,300	$1.44	25d	1	0.74mi
56 Masters Dr Unit D St. Augustine, FL	2.0	1.5	900	$1,300	$1.44	25d	1	0.76mi
29 Masters Dr Unit B St. Augustine, FL	3.0	2.0	1250	$2,500	$2.00	14d	1	0.88mi
289 W Jayce Way Saint Augustine, FL	3.0	2.0	1102	$1,851	$1.68	15d	1	0.93mi
700 Hamilton Ave Saint Augustine, FL	3.0	2.0	1302	$2,035	$1.56	5d	1	0.95mi
21 Pearl St Unit 1281964P St. Augustine, FL	3.0	2.0	1130	$7,100	$6.28	4d	1	0.96mi
600 Francis St Saint Augustine, FL	3.0	2.0	1280	$2,495	$1.95	5d	1	0.98mi
1005 Bella Vista Blvd #205 St. Augustine, FL	2.0	2.0	1285	$1,850	$1.44	25d	1	1.02mi
68 Saragossa St Saint Augustine, FL	3.0	2.0	1704	$3,800	$2.23	25d	1	1.03mi
1035 Bella Vista Blvd #122 St. Augustine, FL	2.0	2.0	1212	$1,850	$1.53	25d	1	1.03mi
1080 Bella Vista Blvd St Augustine, FL	2.0	2.0	1233	$1,798	$1.46	21d	2	1.04mi
1160 N Saint Johns St Saint Augustine, FL	3.0	2.0	1426	$1,900	$1.33	9d	1	1.05mi
1080 Bella Vista Blvd #128 St. Augustine, FL	2.0	2.0	1284	$1,995	$1.55	5d	1	1.09mi
4010 Grande Vista Blvd #118 St. Augustine, FL	2.0	2.0	1212	$1,595	$1.32	25d	1	1.10mi
2781 Schaller Rd Saint Augustine, FL	3.0	2.0	1294	$1,895	$1.46	25d	1	1.15mi
725 Flagler Crossing Dr Saint Augustine, FL	1.0–3.0	1.0–2.0	1002	$2,117	$2.11	4d	37	1.24mi
138 Oviedo St Unit A St. Augustine, FL	2.0	1.0	995	$1,695	$1.70	5d	1	1.24mi
3222 Harbor Dr Saint Augustine, FL	2.0	2.0	1466	$3,250	$2.22	3d	1	1.29mi
520 Florida Club Blvd #104 Saint Augustine, FL	2.0	2.0	1131	$1,700	$1.50	18d	1	1.34mi
510 Florida Club Blvd #101 Saint Augustine, FL	3.0	2.0	1285	$1,850	$1.44	21d	1	1.36mi
3300 Lewis Speedway Saint Augustine, FL	4.0	2.0	1700	$2,850	$1.68	25d	1	1.44mi
114 Cedar St Saint Augustine, FL	4.0	3.0	1495	$2,895	$1.94	25d	2	1.45mi
114 Cedar St Unit 4 St. Augustine, FL	4.0	3.0	1495	$2,895	$1.94	25d	1	1.45mi
104 Cedar St Unit 1281914P St. Augustine, FL	3.0	2.0	1399	$7,542	$5.39	4d	1	1.48mi
100 Lasa Dr Saint Augustine, FL	1.0–3.0	1.0–2.0	1013	$1,959	$1.93	4d	46	1.49mi

HOA detail condo

• Monthly dues: $578 · $6,936/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $254,000 Active 150 DOM
2. 2026-06-18
   days on market $254,000 Active 147 DOM
3. 2026-06-17
   days on market $254,000 Active 146 DOM
4. 2026-06-16
   days on market $254,000 Active 145 DOM
5. 2026-06-15
   days on market $254,000 Active 144 DOM
6. 2026-06-13
   days on market $254,000 Active 142 DOM
7. 2026-06-13
   days on market $254,000 Active 141 DOM
8. 2026-06-10
   days on market $254,000 Active 138 DOM
9. 2026-06-08
   days on market $254,000 Active 137 DOM
10. 2026-06-07
    days on market $254,000 Active 136 DOM
11. 2026-06-03
    days on market $254,000 Active 132 DOM
12. 2026-06-02
    days on market $254,000 Active 131 DOM
13. 2026-06-01
    days on market $254,000 Active 130 DOM
14. 2026-05-31
    days on market $254,000 Active 129 DOM
15. 2026-04-14
    price $254,000 33-char remark

    Show marketing remark (33 chars)

    Riverfront Elegance at Vista Cove

16. 2026-03-12
    price $269,000 33-char remark

    Show marketing remark (33 chars)

    Riverfront Elegance at Vista Cove

17. 2026-02-24
    price $287,000 33-char remark

    Show marketing remark (33 chars)

    Riverfront Elegance at Vista Cove

18. 2026-01-22
    listed $325,000 Active 33-char remark

    Show marketing remark (33 chars)

    Riverfront Elegance at Vista Cove

19. 2011-09-08
    soldstatus $113,000

ⓘ 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: $1,554 · $129/mo
• Projected year-2 tax: $2,108 · $176/mo
• Expected delta: +$554/yr (+$46/mo · 35.7%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 92% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 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: $28,106
• − Mortgage interest: −$14,228
• − Property taxes: −$1,554
• − Insurance: −$2,068
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − HOA: −$6,936
• − Depreciation: −$7,389
• Taxable loss: −$8,565
• Est. tax savings @ 24.0%: +$2,056
• After-tax cash flow: $-2,282/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): 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

+124.8% since first listed

5 events — show timeline

• 2026-04-14 Price Changed $254,000 St. Augustine and St. Johns County Board of REALTORS®
• 2026-03-12 Price Changed $269,000 St. Augustine and St. Johns County Board of REALTORS®
• 2026-02-24 Price Changed $287,000 St. Augustine and St. Johns County Board of REALTORS®
• 2026-01-22 Listed $325,000 St. Augustine and St. Johns County Board of REALTORS®
• 2011-09-08 Sold (Public Records) $113,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,554 · +9.3% YoY. Source: county tax records.