3643 A1a S · St. Augustine Beach, FL 32080

$495,000

4 bd · 2.0 ba · 1,584 sqft · SingleFamily public records · 89 Days on market

Built 1980 $312/sqft · 17% below area Est $595k · 17% under

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Why this score? — see what drove the C 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 +18.3/30.0
• ARV discount +15.0/15.0
• Schools +6.4/10.0
• DSCR +5.7/10.0
• 1% rule +4.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS- Here is your opportunity to purchase a duplex that is in a great location that is sought after for rentals. Each side is a 2 bedroom, 1 bathroom home that has a laundry room inside for the convenience of the tenants. Off street parking, and in close proximity to shopping, and the beaches. Currently one tenant is month to month, and the other is vacant so that side is easy to show. The tenant side will need 24 hours to see. Metal roof, and no carpets inside.

Key facts

• Metal roof
• Off street parking
• Laundry room

Tags

• LAUNDRY ROOM
• OFF STREET PARKING
• METAL ROOF
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO BEACHES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $495k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $478k (3.5% below list).
• Recommended offer: $465k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.1% in St. Augustine Beach — 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 C — 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 soft (-1.0%/yr); 534 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• At $4,776/mo this rent would consume 62% of the median local household income ($93k/yr) (locally 417% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 89 days — a 6% lower offer ($465k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $495k implies a 843% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $465,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.96% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 8.6

CMA / ARV

• ARV (median comp): $595,478
• List price: $495,000
• Delta: -16.87%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 Sunset Dr	0.12mi	3/2.0 (-1)	1,662 (+5%)	1mo	$425,000	$256	80
125 Whispering Oaks Cir	0.21mi	3/2.0 (-1)	1,604 (+1%)	13mo	$735,000	$458	72
350 S Ocean Trace Rd	0.41mi	3/2.0 (-1)	1,596 (+1%)	6mo	$755,000	$473	69
225 N Ocean Trace Rd	0.43mi	3/2.0 (-1)	1,596 (+1%)	13mo	$525,000	$329	63
3793 Flamingo St	0.26mi	3/2.0 (-1)	1,752 (+11%)	3mo	$505,000	$288	63
400 Ocean Breeze Ln	0.45mi	4/2.0	1,717 (+8%)	4mo	$680,000	$396	61
815 Kalli Creek Ln	0.25mi	3/2.0 (-1)	1,694 (+7%)	14mo	$606,000	$358	60
112 Bay Bridge Dr	0.69mi	3/2.5 (-1)	1,604 (+1%)	1mo	$419,000	$261	58
309 S Ocean Trace Rd	0.51mi	3/2.0 (-1)	1,596 (+1%)	16mo	$680,000	$426	56
108 Bay Bridge Dr	0.70mi	3/2.5 (-1)	1,496 (-6%)	0mo	$400,000	$267	51
144 Bay Bridge Dr	0.63mi	3/2.5 (-1)	1,604 (+1%)	13mo	$485,000	$302	50
360 Seashore Ave	0.14mi	3/2.0 (-1)	1,358 (-14%)	17mo	$505,000	$372	50

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: -14.4%
• Equity multiple: 0.50×
• Total profit: $-69,581
• Equity at exit: $73,806

10-year hold

• IRR: -11.5%
• Equity multiple: 0.40×
• Total profit: $-82,828
• Equity at exit: $42,799

Cash invested: $138,600 (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: 8.6×

Monthly cashflow live

• Estimated rent: $4,776 high
• Mortgage (P&I): −$2,596
• Tax from tax record: −$519 /mo · $6,224/yr
• Insurance: −$206
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,003
• Net cashflow: $386

Break-even live

Break-even rent $4,288

Max offer price $495,000

Occupancy floor 87%

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 N Ocean Trace Rd St Augustine, FL	3.0	2.0	1955	$2,520	$1.29	15d	1	0.42mi
890 A1A Beach Blvd Unit 1253508P St. Augustine, FL	3.0	3.5	1689	$7,838	$4.64	3d	1	0.48mi
11 Oceanside Dr Unit 1281984P St. Augustine, FL	3.0	2.0	1399	$4,440	$3.17	2d	1	0.59mi
4 Ocean Trace Rd Unit 1531017P St. Augustine, FL	3.0	2.0	1453	$10,583	$7.28	24d	1	0.60mi
850 A1A Beach Blvd Unit 1281944P St Augustine Beach, FL	3.0	2.0	1291	$6,818	$5.28	2d	1	0.71mi
413 E St Saint Augustine, FL	4.0	3.0	2018	$3,650	$1.81	17d	1	0.87mi
203 E St Saint Augustine, FL	3.0	2.0	1400	$2,700	$1.93	24d	1	0.91mi
2523 Oleander St Saint Augustine, FL	3.0	2.5	1866	$3,950	$2.12	24d	1	1.48mi

Listing history 17 events

1. 2026-06-19
   remarks 488-char remark
2. 2026-06-18
   days on market $495,000 Active 89 DOM
3. 2026-06-17
   days on market $495,000 Active 88 DOM
4. 2026-06-16
   days on market $495,000 Active 87 DOM
5. 2026-06-15
   days on market $495,000 Active 86 DOM
6. 2026-06-13
   days on market $495,000 Active 84 DOM
7. 2026-06-13
   days on market $495,000 Active 83 DOM
8. 2026-06-10
   days on market $495,000 Active 80 DOM
9. 2026-06-08
   days on market $495,000 Active 79 DOM
10. 2026-06-07
    days on market $495,000 Active 78 DOM
11. 2026-06-03
    days on market $495,000 Active 74 DOM
12. 2026-06-02
    days on market $495,000 Active 73 DOM
13. 2026-06-01
    days on market $495,000 Active 72 DOM
14. 2026-05-31
    days on market $495,000 Active 71 DOM
15. 2026-04-10
    price $495,000 472-char remark

    Show marketing remark (472 chars)

    INVESTORS- Here is your opportunity to purchase a duplex that is in a great location that is sought after for rentals. Each side is a 2 bedroom, 1 bathroom home that has a laundry room inside for the convenience of the tenants. Off street parking, and in close proximity to shopping, and the beaches. Currently one tenant is month to month, and the other is vacant so that side is easy to show. The tenant side will need 24 hours to see. Metal roof, and no carpets inside.

16. 2026-03-20
    listed $525,000 Active 472-char remark

    Show marketing remark (472 chars)

    INVESTORS- Here is your opportunity to purchase a duplex that is in a great location that is sought after for rentals. Each side is a 2 bedroom, 1 bathroom home that has a laundry room inside for the convenience of the tenants. Off street parking, and in close proximity to shopping, and the beaches. Currently one tenant is month to month, and the other is vacant so that side is easy to show. The tenant side will need 24 hours to see. Metal roof, and no carpets inside.

17. 1984-05-01
    soldstatus $52,500

ⓘ 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: $6,224 · $519/mo
• Projected year-2 tax: $6,224 · $519/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 7/10 Severe FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $57,313
• − Mortgage interest: −$27,728
• − Property taxes: −$6,224
• − Insurance: −$3,272
• − Repairs & maintenance: −$4,585
• − Management: −$4,585
• − Depreciation: −$14,400
• Taxable loss: −$3,482
• Est. tax savings @ 24.0%: +$836
• After-tax cash flow: $5,466/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 Beach

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): 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

+842.9% since first listed

3 events — show timeline

• 2026-04-10 Price Changed $495,000 St. Augustine and St. Johns County Board of REALTORS®
• 2026-03-20 Listed $525,000 St. Augustine and St. Johns County Board of REALTORS®
• 1984-05-01 Sold (Public Records) $52,500 Public Records

Property tax history

+8.5%/yr

Latest (2025): $6,224 · +49.4% YoY. Source: county tax records.