7 Menendez Rd · St. Augustine, FL 32080

$395,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 1 Days on market

Built 1957 Est $404k · at est.

---

Why this score? — see what drove the F 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 +8.5/15.0
• Schools +6.4/10.0
• Cash flow +6.2/30.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +1.5/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

One of the few homes currently available in Davis Shores at this price point that has never flooded. Original hardwood floors remain intact throughout much of the home, offering a rare testament to the property's history and resilience while providing buyers added confidence when evaluating flood insurance options. In a neighborhood where flood history is often a buyer's first question, this Davis Shores home offers peace of mind that's increasingly difficult to find. Lovingly maintained as a personal residence, this concrete block mcm combines island charm with practical updates, including a metal roof, HVAC system (inside and out), and complete plumbing upgrades, all completed in 2021. Se

Key facts

• Metal roof
• Eco-scaped lot
• Never flooded

Tags

• NEVER FLOODED
• ORIGINAL HARDWOOD FLOORS
• METAL ROOF
• HVAC SYSTEM
• COMPLETE PLUMBING UPGRADES
• ECO-SCAPED LOT

Property features AI

Exterior

• Parking: Attached 1-car garage; Driveway parking and on-street parking available
• Security: Security system
• Utilities: City water; Sewer service
• Home design: Single-family property (ground level entry)
• Construction: Concrete block construction; Metal/tin roof; Crawlspace foundation; Light-colored/reflective roof
• Exterior features: Full yard fence

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on the ground level
• Flooring: Wood flooring
• Bathrooms: Master bathroom with tub/shower combo; One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Tankless gas water heater; Security system
• Laundry & utility: Washer and dryer included; Garage door (automatic)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (51.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (35.0% below list).
• Recommended offer: $193k (51.2% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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 F — 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); St. Augustine High School (math 54% / reading 62%, grade C, #120 of 667 statewide, top 18%, 1,784 students, 38% FRL).
• Market conditions: Rents soft (-1.0%/yr); 534 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 33% of the median local income ($93k/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 $3k of loan paydown is wiped out by about $12k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1957 — 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 $192,730 (51.2% 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.65% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.80%
• DSCR: 0.65
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $404,352
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 Herada St	0.25mi	2/1.0	930 (-1%)	13mo	$322,000	$346	76
19 Palmetto Ave	0.26mi	2/2.0	922 (-2%)	8mo	$437,500	$475	75
93 Dolphin Dr	0.28mi	2/1.0	1,044 (+12%)	1mo	$998,000	$956	67
323 Arpieka Ave	0.54mi	3/1.0 (+1)	966 (+3%)	4mo	$380,000	$393	61
423 Arricola Ave	0.09mi	2/2.0	1,018 (+9%)	24mo	$435,000	$427	57
14 Coquina Ave	0.13mi	2/1.0	1,056 (+13%)	24mo	$375,000	$355	52
402 Zorayda Ave	0.61mi	2/1.0	984 (+5%)	21mo	$425,000	$432	46
92 Coquina Ave	0.43mi	2/1.0	797 (-15%)	12mo	$350,000	$439	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -43.3%
• Equity multiple: -0.30×
• Total profit: $-144,143
• Equity at exit: $58,896

10-year hold

• IRR: —
• Equity multiple: -1.24×
• Total profit: $-247,225
• Equity at exit: $34,152

Cash invested: $110,600 (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: 12.8×

Monthly cashflow live

• Estimated rent: $2,566 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$510 /mo · $6,119/yr
• Insurance: −$165
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-1,145

Break-even live

Break-even rent $4,016

Max offer price $192,730

Occupancy floor —

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Flagler Blvd Saint Augustine, FL	1.0	1.0	644	$1,475	$2.29	16d	1	0.21mi
405 Flagler Blvd Unit 1281915P St. Augustine, FL	2.0	1.0	990	$2,770	$2.80	8d	1	0.21mi
30 Magnolia Dr Unit 1281924P St. Augustine, FL	3.0	2.0	990	$3,722	$3.76	8d	1	0.28mi
83 Comares Ave Unit 4B Saint Augustine, FL	2.0	1.5	1006	$2,500	$2.49	24d	1	0.43mi
251 Charlotte St Unit B St. Augustine, FL	2.0	1.0	746	$2,900	$3.89	24d	1	0.94mi
251 Charlotte St Unit A St. Augustine, FL	2.0	1.0	746	$2,500	$3.35	24d	1	0.94mi
11 Aviles St Unit 2B St. Augustine, FL	2.0	1.5	777	$2,500	$3.22	24d	1	1.00mi
46 Saint Francis St Saint Augustine, FL	2.0	2.0	999	$3,000	$3.00	21d	1	1.01mi
260 Saint George St Unit 1 St. Augustine, FL	1.0	1.0	550	$1,495	$2.72	17d	1	1.02mi
260 Saint George St Unit 2 St. Augustine, FL	1.0	1.0	750	$1,599	$2.13	3d	1	1.02mi
90 De Haven St Unit 1281966P St. Augustine, FL	2.0	1.5	796	$5,474	$6.88	3d	1	1.16mi
62 Dumas St Saint Augustine, FL	3.0	2.0	1022	$2,500	$2.45	24d	1	1.20mi
140B Martin Luther King Ave Unit 1281977P St. Augustine, FL	2.0	1.0	1097	$3,427	$3.12	2d	1	1.21mi
259 Riberia St Unit A St. Augustine, FL	2.0	2.0	1115	$2,600	$2.33	24d	1	1.28mi
123 Moore St Unit 1281961P St. Augustine, FL	2.0	2.0	904	$3,119	$3.45	3d	1	1.29mi
36 Weeden St Unit 1281973P St. Augustine, FL	2.0	1.5	957	$3,854	$4.03	8d	1	1.38mi
655 W Marina Cove Dr St. Augustine, FL	1.0–3.0	1.0–2.0	1052	$2,122	$2.02	3d	33	1.46mi
47 San Marco Ave Unit 1281909P St. Augustine, FL	1.0	1.0	592	$3,990	$6.74	3d	1	1.48mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $395,000 Active 1 DOM

ⓘ 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: $6,119 · $510/mo
• Projected year-2 tax: $6,119 · $510/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 9/10 Extreme FEMA zone AE · 99% 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: $30,797
• − Mortgage interest: −$22,126
• − Property taxes: −$6,119
• − Insurance: −$7,094
• − Repairs & maintenance: −$2,464
• − Management: −$2,464
• − Depreciation: −$11,491
• Taxable loss: −$20,960
• Est. tax savings @ 24.0%: +$5,030
• After-tax cash flow: $-8,710/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

+749.5% since first listed

13 events — show timeline

• 2026-06-18 Listed $395,000 St. Augustine and St. Johns County Board of REALTORS®
• 2026-05-06 Price Changed $399,900 St. Augustine and St. Johns County Board of REALTORS®
• 2026-04-07 Price Changed $410,000 St. Augustine and St. Johns County Board of REALTORS®
• 2026-02-19 Price Changed $419,900 St. Augustine and St. Johns County Board of REALTORS®
• 2026-01-28 Price Changed $429,900 St. Augustine and St. Johns County Board of REALTORS®
• 2025-12-23 Price Changed $439,900 St. Augustine and St. Johns County Board of REALTORS®
• 2023-11-09 Price Changed $439,000 St. Augustine and St. Johns County Board of REALTORS®
• 2022-04-21 Sold (Public Records) $385,000 Public Records
• 2022-04-19 Sold (MLS) $385,000 realMLS
• 2022-03-11 Listed $385,000 realMLS
• 2009-12-23 Sold (Public Records) $153,500 Public Records
• 1984-09-01 Sold (Public Records) $47,000 Public Records
• 1982-09-01 Sold (Public Records) $46,500 Public Records

Property tax history

+14.2%/yr

Latest (2025): $6,119 · +2.0% YoY. Source: county tax records.