51 Elmhurst Ln · St. Augustine, FL 32084

$218,000

2 bd · 2.5 ba · 1,109 sqft · Townhouse · 26 Days on market

Built 2024 Good condition Est $204k · 7% over $108/mo HOA · 6% 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).

• Cash flow +11.6/30.0
• Schools +6.4/10.0
• ARV discount +4.4/15.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• DSCR +3.4/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautiful townhouse in the Ravenswood community offers the perfect blend of modern style, everyday comfort, and undeniable convenience just minutes from historic downtown St. Augustine, including close proximity to Flagler College (with a student on the deed, you can utilize this property for student housing)! Custom window treatments enhance both style and comfort. Step outside to a private screened-in patio providing your own peaceful retreat. This property is also equipped with smart home technology, allowing remote control of features such as entry access, air conditioning, and the alarm system (service activation required). Located just 10 minutes from downtown St. Augustine, this

Key facts

• Prime location
• $108 HOA
• Built 2024

Tags

• PRIVATE SCREENED-IN PATIO
• SMART HOME TECHNOLOGY
• MOVE-IN-READY TOWNHOUSE
• PRIME LOCATION

Property features AI

Finance

• Other: 110 sq ft of additional/other space
• HOA & community: HOA dues $325 (quarterly); HOA covers community maintenance, exterior maintenance, and trash collection

Exterior

• Parking: Assigned parking
• Security: Security system
• Utilities: City water; Sewer
• Home design: Townhouse; Entry at ground level; Shingle roof; Slab substructure
• Construction: Shingle roof; Slab foundation
• Exterior features: Screened porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Master bedroom on 2nd level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with tub/shower combo
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Window treatments; Security system; Screened porch
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $218k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-69 ($-833/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (13.5% below list).
• Recommended offer: $188k (13.5% 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 31% 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 $7k 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 26 days — a 2% lower offer ($215k) is reasonable based on typical stale-listing flexibility.

Recommended offer $188,473 (13.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $204,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Vidalia Rdg Rd	0.03mi	2/2.5	1,109 (0%)	7mo	$195,000	$176	93
120 Vidalia Ridge Rd	0.05mi	2/2.5	1,109 (0%)	12mo	$228,000	$206	88
146 Elmhurst Ln	0.07mi	2/2.5	1,109 (0%)	16mo	$208,990	$188	84
540 Florida Club Blvd #110	0.50mi	2/2.0	1,131 (+2%)	3mo	$210,000	$186	69
605 Fairway Dr #104	0.55mi	2/2.0	1,131 (+2%)	4mo	$211,000	$187	66
535 Florida Club Blvd #108	0.52mi	2/2.0	1,131 (+2%)	7mo	$157,000	$139	65
605 Fairway Dr Unit 205 + Garage 5B	0.55mi	2/2.0	1,131 (+2%)	8mo	$170,000	$150	63
535 Florida Club Blvd #105	0.52mi	2/2.0	1,131 (+2%)	10mo	$221,500	$196	62
605 Fairway Dr #308	0.55mi	2/2.0	1,131 (+2%)	9mo	$175,000	$155	62
510 Florida Club Blvd #304	0.58mi	2/1.0	1,004 (-10%)	1mo	$185,000	$184	50
625 Fairway Dr #201	0.64mi	2/1.0	1,004 (-10%)	2mo	$149,500	$149	46
625 Fairway Dr #204	0.64mi	2/1.0	1,004 (-10%)	13mo	$160,000	$159	38

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: -21.8%
• Equity multiple: 0.27×
• Total profit: $-44,762
• Equity at exit: $32,505

10-year hold

• IRR: -24.4%
• Equity multiple: -0.05×
• Total profit: $-64,138
• Equity at exit: $18,849

Cash invested: $61,040 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,885 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$216 /mo · $2,596/yr
• Insurance: −$91
• HOA: −$108
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-69

Break-even live

Break-even rent $1,973

Max offer price $205,738

Occupancy floor 99%

Sensitivity live

Price	-10% $54	-5% $-8	+0% $-69	+5% $-131	+10% $-193
Rent	-10% $-218	-5% $-144	+0% $-69	+5% $5	+10% $79
Rate	-1.0pp $40	-0.5pp $-14	base $-69	+0.5pp $-126	+1.0pp $-183

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
289 W Jayce Way Saint Augustine, FL	3.0	2.0	1102	$1,851	$1.68	16d	1	0.31mi
1160 N Saint Johns St Saint Augustine, FL	3.0	2.0	1426	$1,900	$1.33	9d	1	0.34mi
540 Florida Club Blvd #306 Saint Augustine, FL	1.0	1.0	832	$1,480	$1.78	25d	1	0.53mi
2781 Schaller Rd Saint Augustine, FL	3.0	2.0	1294	$1,895	$1.46	25d	1	0.57mi
520 Florida Club Blvd #104 Saint Augustine, FL	2.0	2.0	1131	$1,700	$1.50	19d	1	0.58mi
560 Florida Club Blvd Saint Augustine, FL	1.0	1.0	832	$1,475	$1.77	5d	1	0.60mi
510 Florida Club Blvd #101 Saint Augustine, FL	3.0	2.0	1285	$1,850	$1.44	22d	1	0.62mi
2089 W Lymington Way Saint Augustine, FL	3.0	2.0	1318	$1,976	$1.50	5d	1	0.71mi
1000 Josiah St Unit 1281953P St. Augustine, FL	3.0	2.0	1097	$3,526	$3.21	14d	1	0.75mi
1004 Josiah St Unit 1281918P St. Augustine, FL	3.0	2.0	1097	$3,893	$3.55	16d	1	0.75mi
177 Palmer St Unit B St. Augustine, FL	2.0	1.0	900	$1,350	$1.50	25d	1	0.80mi
700 Hamilton Ave Saint Augustine, FL	3.0	2.0	1302	$2,035	$1.56	5d	1	0.81mi
228 Nesmith Ave Saint Augustine, FL	2.0	2.0	1080	$2,500	$2.31	16d	1	0.87mi
60 Masters Dr Unit C St. Augustine, FL	2.0	1.5	900	$1,300	$1.44	25d	1	0.92mi
56 Masters Dr Unit D St. Augustine, FL	2.0	1.5	900	$1,300	$1.44	25d	1	0.94mi
2855 Lewis Speedway Saint Augustine, FL	1.0	1.0	928	$1,350	$1.45	5d	1	0.98mi
600 Francis St Saint Augustine, FL	3.0	2.0	1280	$2,495	$1.95	5d	1	0.98mi
3425 Haley Pointe Rd St Augustine, FL	3.0	2.0	1393	$2,300	$1.65	25d	1	0.98mi
2231 Vista Cove Rd Saint Augustine, FL	3.0	2.0	1448	$2,000	$1.38	12d	1	1.02mi
29 Masters Dr Unit B St. Augustine, FL	3.0	2.0	1250	$2,500	$2.00	14d	1	1.07mi
21 Pearl St Unit 1281964P St. Augustine, FL	3.0	2.0	1130	$7,100	$6.28	5d	1	1.11mi
2897 N 10th St Saint Augustine, FL	3.0	2.0	1046	$2,100	$2.01	25d	1	1.13mi
32 Grant St Saint Augustine, FL	2.0	1.0	1064	$1,775	$1.67	5d	1	1.36mi
455 S Volusia St Saint Augustine, FL	3.0	2.0	1141	$1,950	$1.71	25d	1	1.37mi
15 Grant St Saint Augustine, FL	2.0	2.0	1092	$1,999	$1.83	25d	1	1.37mi
79 Red House Cir Saint Augustine, FL	2.0	2.5	1109	$1,695	$1.53	22d	1	1.39mi
197 Whispering Brook Dr Saint Augustine, FL	2.0	2.5	1109	$1,900	$1.71	25d	1	1.39mi
48 Red House Cir Saint Augustine, FL	3.0	2.5	1337	$1,800	$1.35	25d	1	1.40mi
98 Red House Cir Saint Augustine, FL	2.0	2.5	1109	$1,600	$1.44	25d	1	1.41mi
98 Red House Cir Saint Augustine, FL	2.0	2.5	1109	$1,600	$1.44	19d	1	1.41mi
106 Red House Cir Saint Augustine, FL	2.0	2.0	1109	$1,650	$1.49	25d	1	1.42mi
14 Sanchez Ave Apt A St. Augustine, FL	2.0	1.0	915	$2,000	$2.19	25d	1	1.44mi
106 Whispering Brook Dr Saint Augustine, FL	2.0	2.5	1109	$1,800	$1.62	25d	1	1.45mi
20 Rollins Ave Saint Augustine, FL	3.0	1.0	828	$1,500	$1.81	25d	1	1.48mi
1040 W 7th St Saint Augustine, FL	2.0	2.0	1108	$2,195	$1.98	3d	1	1.49mi
535 S Woodlawn St Saint Augustine, FL	3.0	2.5	1381	$2,100	$1.52	16d	1	1.49mi

HOA detail

• Monthly dues: $108 · $1,296/yr

Listing history 15 events

1. 2026-06-21
   days on market $218,000 Active 26 DOM
2. 2026-06-18
   days on market $218,000 Active 23 DOM
3. 2026-06-17
   days on market $218,000 Active 22 DOM
4. 2026-06-16
   days on market $218,000 Active 21 DOM
5. 2026-06-15
   days on market $218,000 Active 20 DOM
6. 2026-06-13
   days on market $218,000 Active 18 DOM
7. 2026-06-13
   days on market $218,000 Active 17 DOM
8. 2026-06-10
   days on market $218,000 Active 14 DOM
9. 2026-06-08
   days on market $218,000 Active 13 DOM
10. 2026-06-07
    days on market $218,000 Active 12 DOM
11. 2026-06-03
    days on market $218,000 Active 8 DOM
12. 2026-06-02
    days on market $218,000 Active 7 DOM
13. 2026-06-01
    days on market $218,000 Active 6 DOM
14. 2026-05-31
    days on market $218,000 Active 5 DOM
15. 2026-05-22
    listed $218,000 Active

ⓘ 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: $2,596 · $216/mo
• Projected year-2 tax: $2,596 · $216/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $22,617
• − Mortgage interest: −$12,211
• − Property taxes: −$2,596
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − HOA: −$1,296
• − Depreciation: −$6,342
• Taxable loss: −$4,537
• Est. tax savings @ 24.0%: +$1,089
• After-tax cash flow: $256/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained townhouse in the Ravenswood community offers a blend of modern style and comfort, with smart home technology and a private patio. It is located just minutes from historic downtown St. Augustine and Flagler College, making it ideal for student housing or as a rental property.

Value-add opportunities

• Both Smart home technology — Enhances convenience and appeal for both buyers and renters.
• Both Landscaping — Improves curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Smart home technology — Enhances convenience and appeal for both buyers and renters. ↑
• Both Landscaping — Improves curb appeal and adds value to the property. ↑

ⓘ 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

• 2026-05-22 Listed $218,000 St. Augustine and St. Johns County Board of REALTORS®

Property tax history

+415.0%/yr

Latest (2025): $2,596 · +415.0% YoY. Source: county tax records.