68 Angelo Ln · St. Augustine Shores, FL 32086

$229,900

2 bd · 2.0 ba · 900 sqft · SingleFamily public records · 61 Days on market

Built 1972 4,791 sqft lot $255/sqft · at area comps Est $242k · at est. $33/mo HOA · 2% 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 +11.7/30.0
• ARV discount +9.7/15.0
• Schools +6.4/10.0
• DSCR +3.4/10.0
• 1% rule +3.2/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable completely updated 2 bedroom 2 bath home in the St. Augustine Shores. This property has a fully fenced in backyard, storage shed and washer/dryer. Community has a clubhouse, tennis courts, golf, and beautiful Intracoastal views. Easy drive to the retail and services around St. Augustine, close to Flagler Hospital, and a short ride to the beach!

Key facts

• Clubhouse
• Golf
• Tennis courts

Tags

• FULLY FENCED BACKYARD
• STORAGE SHED
• CLUBHOUSE
• TENNIS COURTS
• GOLF
• INTRACOASTAL VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-68 ($-820/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (17.5% below list).
• Recommended offer: $190k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.4% in St. Augustine Shores — 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: W. Douglas Hartley Elementary (math 79% / reading 74%, grade A, #185 of 2,144 statewide, top 9%, 633 students, 42% FRL); Gamble Rogers Middle School (math 61% / reading 55%, grade B, #151 of 571 statewide, top 27%, 925 students, 47% FRL); Pedro Menendez High School (math 31% / reading 54%, grade F, #264 of 667 statewide, top 41%, 1,519 students, 39% FRL) — zoned schools average 43% FRL vs 20% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 59% at this address vs 74% district-wide (-15 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; 407 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

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 61 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,615 (17.5% 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. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 10.1

CMA / ARV

• ARV (median comp): $241,937
• List price: $229,900
• Delta: -4.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Deltona Blvd	0.02mi	2/1.0	858 (-5%)	2mo	$224,900	$262	85
146 Phoenetia Dr	0.21mi	2/2.0	850 (-6%)	2mo	$197,000	$232	80
95 Deltona Blvd	0.05mi	2/1.0	858 (-5%)	8mo	$254,400	$297	79
72 Deltona Blvd	0.05mi	2/1.0	1,014 (+13%)	1mo	$265,000	$261	72
93 Shores Blvd	0.19mi	2/1.0	846 (-6%)	7mo	$199,900	$236	71
947 Viscaya Blvd	0.44mi	2/1.5	880 (-2%)	4mo	$255,000	$290	71
163 Phoenetia Dr	0.25mi	2/1.0	858 (-5%)	7mo	$176,500	$206	71
79 Catalina Cir	0.08mi	2/1.0	983 (+9%)	11mo	$220,000	$224	68
196 Phoenetia Dr	0.28mi	2/2.0	1,008 (+12%)	3mo	$225,000	$223	65
906 Palermo Rd	0.12mi	2/1.0	780 (-13%)	7mo	$245,000	$314	62
1008 Dorado Dr	0.68mi	2/2.0	1,025 (+14%)	5mo	$296,000	$289	41
3649 1st St	0.74mi	3/1.0 (+1)	768 (-15%)	1mo	$157,500	$205	32

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 · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-45,605
• Equity at exit: $34,279

10-year hold

• IRR: -19.8%
• Equity multiple: 0.05×
• Total profit: $-61,038
• Equity at exit: $19,878

Cash invested: $64,372 (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 32086

• Rents YoY: 0.8%
• Active inventory: 407
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,896 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$232 /mo · $2,782/yr
• Insurance: −$96
• HOA: −$33
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-68

Break-even live

Break-even rent $1,983

Max offer price $217,833

Occupancy floor 99%

Sensitivity live

Price	-10% $62	-5% $-3	+0% $-68	+5% $-133	+10% $-198
Rent	-10% $-218	-5% $-143	+0% $-68	+5% $7	+10% $81
Rate	-1.0pp $47	-0.5pp $-10	base $-68	+0.5pp $-128	+1.0pp $-188

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68 Angelo Ln Saint Augustine, FL	2.0	2.0	900	$1,645	$1.83	15d	1	0.03mi
146 Phoenetia Dr St Augustine, FL	3.0	2.0	1042	$1,900	$1.82	5d	1	0.18mi
250 Brainard Dr Unit A St. Augustine, FL	2.0	1.0	960	$2,400	$2.50	25d	1	0.68mi
4420 Carter Rd #43 Saint Augustine, FL	2.0	1.5	870	$1,450	$1.67	25d	1	0.99mi
968 Salzedo Ave Saint Augustine, FL	2.0	2.0	1036	$2,100	$2.03	25d	1	1.17mi
15 Cartagena Ct Saint Augustine, FL	2.0	2.0	880	$1,850	$2.10	16d	1	1.48mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 32 events

1. 2026-06-03
   days on market $229,900 Active 61 DOM
2. 2026-06-02
   days on market $229,900 Active 60 DOM
3. 2026-06-01
   days on market $229,900 Active 59 DOM
4. 2026-05-31
   days on market $229,900 Active 58 DOM
5. 2026-05-11
   price $229,900 355-char remark

   Show marketing remark (355 chars)

   Adorable completely updated 2 bedroom 2 bath home in the St. Augustine Shores. This property has a fully fenced in backyard, storage shed and washer/dryer. Community has a clubhouse, tennis courts, golf, and beautiful Intracoastal views. Easy drive to the retail and services around St. Augustine, close to Flagler Hospital, and a short ride to the beach!

6. 2026-04-29
   price $1,745
7. 2026-04-28
   price $235,000 355-char remark

   Show marketing remark (355 chars)

   Adorable completely updated 2 bedroom 2 bath home in the St. Augustine Shores. This property has a fully fenced in backyard, storage shed and washer/dryer. Community has a clubhouse, tennis courts, golf, and beautiful Intracoastal views. Easy drive to the retail and services around St. Augustine, close to Flagler Hospital, and a short ride to the beach!

8. 2026-04-03
   listed $239,000 Active 355-char remark

   Show marketing remark (355 chars)

   Adorable completely updated 2 bedroom 2 bath home in the St. Augustine Shores. This property has a fully fenced in backyard, storage shed and washer/dryer. Community has a clubhouse, tennis courts, golf, and beautiful Intracoastal views. Easy drive to the retail and services around St. Augustine, close to Flagler Hospital, and a short ride to the beach!

9. 2026-04-02
   listed $1,765
10. 2024-02-09
    historical $1,695
11. 2024-01-30
    listed $1,695
12. 2021-10-27
    soldstatus $213,000 Sold 579-char remark

    Show marketing remark (579 chars)

    A little piece of paradise! This darling home in St. Augustine Shores is the perfect winter retreat, starter home, or downsize for your golden years. The simple floor plan includes two bedrooms and two full baths. You'll love spending time in the backyard or exploring all that the neighborhood has to offer: clubhouse, tennis courts, golf, and beautiful Intracoastal views. Easy drive to the retail and services around St. Augustine, close to Flagler Hospital, and a short ride to the beach! Updates include: hot water heater (2015), HVAC (2016), roof (2008), appliances (2019).

13. 2021-10-27
    soldstatus $213,000 Closed

    Show marketing remark (579 chars)

    A little piece of paradise! This darling home in St. Augustine Shores is the perfect winter retreat, starter home, or downsize for your golden years. The simple floor plan includes two bedrooms and two full baths. You'll love spending time in the backyard or exploring all that the neighborhood has to offer: clubhouse, tennis courts, golf, and beautiful Intracoastal views. Easy drive to the retail and services around St. Augustine, close to Flagler Hospital, and a short ride to the beach! Updates include: hot water heater (2015), HVAC (2016), roof (2008), appliances (2019).

14. 2021-10-27
    soldstatus $213,000

    Show marketing remark (579 chars)

    A little piece of paradise! This darling home in St. Augustine Shores is the perfect winter retreat, starter home, or downsize for your golden years. The simple floor plan includes two bedrooms and two full baths. You'll love spending time in the backyard or exploring all that the neighborhood has to offer: clubhouse, tennis courts, golf, and beautiful Intracoastal views. Easy drive to the retail and services around St. Augustine, close to Flagler Hospital, and a short ride to the beach! Updates include: hot water heater (2015), HVAC (2016), roof (2008), appliances (2019).

15. 2021-10-21
    status Pending
16. 2021-10-19
    status Pending 579-char remark

    Show marketing remark (579 chars)

    A little piece of paradise! This darling home in St. Augustine Shores is the perfect winter retreat, starter home, or downsize for your golden years. The simple floor plan includes two bedrooms and two full baths. You'll love spending time in the backyard or exploring all that the neighborhood has to offer: clubhouse, tennis courts, golf, and beautiful Intracoastal views. Easy drive to the retail and services around St. Augustine, close to Flagler Hospital, and a short ride to the beach! Updates include: hot water heater (2015), HVAC (2016), roof (2008), appliances (2019).

17. 2021-10-10
    historical Active - Contingent 579-char remark

    Show marketing remark (579 chars)

    A little piece of paradise! This darling home in St. Augustine Shores is the perfect winter retreat, starter home, or downsize for your golden years. The simple floor plan includes two bedrooms and two full baths. You'll love spending time in the backyard or exploring all that the neighborhood has to offer: clubhouse, tennis courts, golf, and beautiful Intracoastal views. Easy drive to the retail and services around St. Augustine, close to Flagler Hospital, and a short ride to the beach! Updates include: hot water heater (2015), HVAC (2016), roof (2008), appliances (2019).

18. 2021-10-10
    historical Contingent- Accepting Backups

    Show marketing remark (579 chars)

    A little piece of paradise! This darling home in St. Augustine Shores is the perfect winter retreat, starter home, or downsize for your golden years. The simple floor plan includes two bedrooms and two full baths. You'll love spending time in the backyard or exploring all that the neighborhood has to offer: clubhouse, tennis courts, golf, and beautiful Intracoastal views. Easy drive to the retail and services around St. Augustine, close to Flagler Hospital, and a short ride to the beach! Updates include: hot water heater (2015), HVAC (2016), roof (2008), appliances (2019).

19. 2021-10-07
    listed $205,000 Active 579-char remark

    Show marketing remark (579 chars)

    A little piece of paradise! This darling home in St. Augustine Shores is the perfect winter retreat, starter home, or downsize for your golden years. The simple floor plan includes two bedrooms and two full baths. You'll love spending time in the backyard or exploring all that the neighborhood has to offer: clubhouse, tennis courts, golf, and beautiful Intracoastal views. Easy drive to the retail and services around St. Augustine, close to Flagler Hospital, and a short ride to the beach! Updates include: hot water heater (2015), HVAC (2016), roof (2008), appliances (2019).

20. 2021-10-07
    listed $205,000 Active

    Show marketing remark (579 chars)

    A little piece of paradise! This darling home in St. Augustine Shores is the perfect winter retreat, starter home, or downsize for your golden years. The simple floor plan includes two bedrooms and two full baths. You'll love spending time in the backyard or exploring all that the neighborhood has to offer: clubhouse, tennis courts, golf, and beautiful Intracoastal views. Easy drive to the retail and services around St. Augustine, close to Flagler Hospital, and a short ride to the beach! Updates include: hot water heater (2015), HVAC (2016), roof (2008), appliances (2019).

21. 2019-04-03
    soldstatus $100,000
22. 2019-04-01
    soldstatus $100,000 Closed
23. 2019-03-18
    status Pending
24. 2019-02-01
    status Active
25. 2018-12-04
    historical Contingent- Accepting Backups
26. 2018-10-19
    price $120,000
27. 2018-09-29
    listed $132,000 Active
28. 1998-12-01
    soldstatus $58,750
29. 1995-05-10
    soldstatus $44,900
30. 1990-12-01
    soldstatus $27,500
31. 1989-12-01
    soldstatus $30,000
32. 1986-11-01
    soldstatus $27,500

ⓘ 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: $2,782 · $232/mo
• Projected year-2 tax: $2,782 · $232/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 21 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: $22,754
• − Mortgage interest: −$12,878
• − Property taxes: −$2,782
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − HOA: −$396
• − Depreciation: −$6,688
• Taxable loss: −$4,781
• Est. tax savings @ 24.0%: +$1,147
• After-tax cash flow: $328/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 Shores

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Augustine Shores, FL
• County: Saint Johns County · 301,599 people
• Metro: Jacksonville, FL
• Population (ZIP): 34,855
• Household income: $76,512
• Rent vs Own: 20.8% rent · 79.2% own
• Severe rent burden: 634.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 7% · Canada, Jamaica, Guatemala
• Languages at home: 91% English-only · Spanish 5% German/W. Germanic 1% 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: ▼ -278.21%
• Current HPI: 306.2813
• Rent YoY: ▲ 0.85%
• 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

+736.0% since first listed

28 events — show timeline

• 2026-05-11 Price Changed $229,900 St. Augustine and St. Johns County Board of REALTORS®
• 2026-04-29 Price Changed $1,745 SASJC
• 2026-04-28 Price Changed $235,000 St. Augustine and St. Johns County Board of REALTORS®
• 2026-04-03 Listed $239,000 St. Augustine and St. Johns County Board of REALTORS®
• 2026-04-02 Listed for Rent $1,765 SASJC
• 2024-02-09 Rental Removed $1,695 SASJC
• 2024-01-30 Listed for Rent $1,695 SASJC
• 2021-10-27 Sold (Public Records) $213,000 Public Records
• 2021-10-27 Sold (MLS) $213,000 St. Augustine and St. Johns County Board of REALTORS®
• 2021-10-27 Sold (MLS) $213,000 realMLS
• 2021-10-21 Pending — St. Augustine and St. Johns County Board of REALTORS®
• 2021-10-19 Pending — realMLS
• 2021-10-10 Contingent — realMLS
• 2021-10-10 Contingent — St. Augustine and St. Johns County Board of REALTORS®
• 2021-10-07 Listed $205,000 St. Augustine and St. Johns County Board of REALTORS®
• 2021-10-07 Listed $205,000 realMLS
• 2019-04-03 Sold (Public Records) $100,000 Public Records
• 2019-04-01 Sold (MLS) $100,000 St. Augustine and St. Johns County Board of REALTORS®
• 2019-03-18 Pending — St. Augustine and St. Johns County Board of REALTORS®
• 2019-02-01 Relisted — St. Augustine and St. Johns County Board of REALTORS®
• 2018-12-04 Contingent — St. Augustine and St. Johns County Board of REALTORS®
• 2018-10-19 Price Changed $120,000 St. Augustine and St. Johns County Board of REALTORS®
• 2018-09-29 Listed $132,000 St. Augustine and St. Johns County Board of REALTORS®
• 1998-12-01 Sold (Public Records) $58,750 Public Records
• 1995-05-10 Sold (Public Records) $44,900 Public Records
• 1990-12-01 Sold (Public Records) $27,500 Public Records
• 1989-12-01 Sold (Public Records) $30,000 Public Records
• 1986-11-01 Sold (Public Records) $27,500 Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,782 · +7.0% YoY. Source: county tax records.