702 Cross Park Dr · St. Augustine, FL 32084

$75,500

2 bd · 2.0 ba · 840 sqft · SingleFamily · 139 Days on market

Built 1983 Good condition $90/sqft · 73% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Condition / age +3.8/5.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This mobile home is located in St. Augustine, Florida in a 55+ community park. This is set on a corner lot with trees lots of shade with 2 screened porches on both sides with carport. It is partially furnished and move in ready.

Key facts

• Screened porches
• Move in ready
• Corner lot

Tags

• CORNER LOT
• SCREENED PORCHES
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $76k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $940 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.2% 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 B — 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; 631 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 30% 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 $522 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $66,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.45% ✓
• Cap rate: 21.23%
• Cash-on-cash: 53.35%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

• ARV (median comp): $276,522
• List price: $75,500
• Delta: -72.70%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 48.3%
• Equity multiple: 3.02×
• Total profit: $42,676
• Equity at exit: $11,257

10-year hold

• IRR: 52.7%
• Equity multiple: 5.49×
• Total profit: $95,009
• Equity at exit: $6,528

Cash invested: $21,140 (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: 631
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,850 high
• Mortgage (P&I): −$396
• Tax est. 1.5%: −$94 /mo · $1,132/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $940

Break-even live

Break-even rent $660

Max offer price $75,500

Occupancy floor 44%

Sensitivity live

Price	-10% $992	-5% $966	+0% $940	+5% $914	+10% $888
Rent	-10% $794	-5% $867	+0% $940	+5% $1,013	+10% $1,086
Rate	-1.0pp $978	-0.5pp $959	base $940	+0.5pp $920	+1.0pp $900

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: $18,875
• Closing costs: $2,265
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
350 Laurel Dr , FL	1.0–3.0	1.0–2.0	1003	$1,852	$1.85	2d	13	0.53mi
1845 Old Moultrie Rd #32 Saint Augustine, FL	2.0	1.0	870	$1,650	$1.90	24d	1	0.96mi
1419 San Juline Cir Saint Augustine, FL	2.0	1.5	804	$1,649	$2.05	14d	1	1.01mi
1040 W 7th St Saint Augustine, FL	2.0	2.0	1108	$2,195	$1.98	2d	1	1.32mi
950 Sidney St Unit 12 St. Augustine, FL	2.0	1.0	900	$1,300	$1.44	24d	1	1.43mi
909 S Ponce de Leon Blvd Saint Augustine, FL	2.0	2.0	1120	$3,150	$2.81	4d	1	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $75,500 Active 139 DOM
2. 2026-06-17
   days on market $75,500 Active 138 DOM
3. 2026-06-16
   days on market $75,500 Active 137 DOM
4. 2026-06-15
   days on market $75,500 Active 136 DOM
5. 2026-06-13
   days on market $75,500 Active 134 DOM
6. 2026-06-13
   days on market $75,500 Active 133 DOM
7. 2026-06-10
   days on market $75,500 Active 130 DOM
8. 2026-06-08
   days on market $75,500 Active 129 DOM
9. 2026-06-07
   days on market $75,500 Active 128 DOM
10. 2026-06-03
    days on market $75,500 Active 124 DOM
11. 2026-06-02
    days on market $75,500 Active 123 DOM
12. 2026-06-01
    days on market $75,500 Active 122 DOM
13. 2026-05-31
    days on market $75,500 Active 121 DOM
14. 2026-01-29
    listed $75,500 Active 228-char remark

    Show marketing remark (228 chars)

    This mobile home is located in St. Augustine, Florida in a 55+ community park. This is set on a corner lot with trees lots of shade with 2 screened porches on both sides with carport. It is partially furnished and move in ready.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $22,203
• − Mortgage interest: −$4,229
• − Property taxes: −$1,132
• − Insurance: −$378
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$2,196
• Taxable income: $10,715
• Est. tax owed @ 24.0%: −$2,572
• After-tax cash flow: $8,708/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This mobile home in St. Augustine, Florida is in good condition with a clean exterior and maintained landscaping. It is move-in ready and presents well for both resale and rental, with potential for modest updates to enhance its value further.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both HVAC inspection and maintenance — Ensures comfort and energy efficiency, attracting buyers and renters.
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase the home's value and appeal to a broader market.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both HVAC inspection and maintenance — Ensures comfort and energy efficiency, attracting buyers and renters. ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase the home's value and appeal to a broader market. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-01-29 Listed $75,500 Fizber.com