26 Avery St · St. Augustine, FL 32084

$205,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 43 Days on market

Built 1957 5,227 sqft lot $214/sqft · 31% below area Est $296k · 31% 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Schools +6.4/10.0
• 1% rule +5.2/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Alert! This 1957 2-bedroom, 1-bathroom cottage is ready for immediate purchase. Located just off Masters Drive, this charming home offers no HOA and plenty of potential for personalization. The cottage features a newer roof, approximately 4-5 years old, city water, and a septic system. While the electrical and HVAC are older, the property's proximity to Historic Downtown St. Augustine and CL-1 zoning, which allows nightly rentals, adds incredible value. Buyers are responsible for verifying all intended uses with the City of St. Augustine and performing their own due diligence. The owner is ready to close as quickly as the buyer desires. Don't miss this opportunity!

Key facts

• 5,227 sq ft lot
• Built 1957
• Listed 43 days

Property features AI

Exterior

• Utilities: Sewer
• Home design: Single-level entry (ground level)
• Exterior features: Shingle roof; Shed on property

Interior

• Kitchen: Range; Microwave
• Bedrooms: Master bedroom on the ground level
• Flooring: Laminate wood; Tile
• Bathrooms: 1 bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Laminate wood and tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 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 flat; 631 active listings in the ZIP; 33 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 34% 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 $1k of loan paydown is wiped out by about $6k 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 43 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $66/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $198,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 1.02% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

• ARV (median comp): $296,205
• List price: $205,000
• Delta: -30.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 1/2 Palmer St	0.24mi	3/1.0 (+1)	960 (0%)	14mo	$279,000	$291	73
227 N Whitney St	0.24mi	3/2.0 (+1)	1,012 (+5%)	3mo	$280,000	$277	68
231 N Whitney St	0.26mi	3/1.0 (+1)	1,012 (+5%)	7mo	$169,000	$167	68
111 Palmer St	0.17mi	3/1.0 (+1)	1,104 (+15%)	1mo	$265,000	$240	62
591 Julia St	0.61mi	3/1.0 (+1)	916 (-5%)	0mo	$234,000	$255	59
243 Ravenswood Dr	0.31mi	3/2.0 (+1)	1,056 (+10%)	3mo	$245,000	$232	58
635 Josiah St	0.47mi	3/2.0 (+1)	1,008 (+5%)	11mo	$287,000	$285	52
5 Nesbit Ave	0.60mi	3/2.0 (+1)	1,008 (+5%)	8mo	$338,000	$335	48
76 Lemon St	0.67mi	2/1.0	1,071 (+12%)	3mo	$310,000	$289	47
23 Hope St	0.69mi	3/1.5 (+1)	1,056 (+10%)	2mo	$499,000	$473	42
14 Hope St	0.74mi	2/1.0	830 (-14%)	9mo	$307,200	$370	35
517 Bethany Pl	0.68mi	3/2.0 (+1)	1,085 (+13%)	11mo	$295,000	$272	28

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: -13.3%
• Equity multiple: 0.53×
• Total profit: $-26,810
• Equity at exit: $30,566

10-year hold

• IRR: -9.6%
• Equity multiple: 0.49×
• Total profit: $-29,500
• Equity at exit: $17,725

Cash invested: $57,400 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,083 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$231 /mo · $2,772/yr
• Insurance: −$85
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $188

Break-even live

Break-even rent $1,846

Max offer price $205,000

Occupancy floor 86%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Nesmith Ave Saint Augustine, FL	2.0	2.0	1080	$2,500	$2.31	14d	1	0.12mi
177 Palmer St Unit B St. Augustine, FL	2.0	1.0	900	$1,350	$1.50	23d	1	0.16mi
60 Masters Dr Unit C St. Augustine, FL	2.0	1.5	900	$1,300	$1.44	23d	1	0.25mi
56 Masters Dr Unit D St. Augustine, FL	2.0	1.5	900	$1,300	$1.44	23d	1	0.27mi
27 Old Mission Ave Unit 1281956P St. Augustine, FL	1.0	1.0	592	$3,131	$5.29	1d	1	0.63mi
14 Sanchez Ave Apt A St. Augustine, FL	2.0	1.0	915	$2,000	$2.19	23d	1	0.67mi
15 Old Mission Ave Unit 1281979P St. Augustine, FL	2.0	2.0	1097	$3,563	$3.25	7d	1	0.69mi
289 W Jayce Way Saint Augustine, FL	3.0	2.0	1102	$1,851	$1.68	13d	1	0.71mi
116 San Marco Ave Unit 1281934P St. Augustine, FL	1.0–2.0	1.0	920	$4,325	$4.70	7d	2	0.74mi
6 Rohde Ave Unit 1281954P St. Augustine, FL	1.0–2.0	1.0	613	$2,538	$4.14	3d	2	0.81mi
15 Grant St Saint Augustine, FL	2.0	2.0	1092	$1,999	$1.83	23d	1	0.88mi
47 San Marco Ave Unit 1281909P St. Augustine, FL	1.0	1.0	592	$3,990	$6.74	2d	1	0.88mi
72 Abbott St Unit 1281926P St. Augustine, FL	1.0	1.5	796	$3,566	$4.48	1d	1	0.89mi
138 Oviedo St Unit A St. Augustine, FL	2.0	1.0	995	$1,695	$1.70	3d	1	0.89mi
20 Rollins Ave Saint Augustine, FL	3.0	1.0	828	$1,500	$1.81	23d	1	0.91mi
32 Grant St Saint Augustine, FL	2.0	1.0	1064	$1,775	$1.67	3d	1	0.95mi
736 W King St Unit A St. Augustine, FL	2.0	1.0	688	$1,750	$2.54	17d	1	0.99mi
2855 Lewis Speedway Saint Augustine, FL	1.0	1.0	928	$1,350	$1.45	3d	1	1.02mi
7 Park Ave Saint Augustine, FL	2.0	1.0	811	$2,395	$2.95	23d	1	1.15mi
36 Weeden St Unit 1281973P St. Augustine, FL	2.0	1.5	957	$3,854	$4.03	7d	1	1.16mi
1000 Josiah St Unit 1281953P St. Augustine, FL	3.0	2.0	1097	$3,526	$3.21	12d	1	1.21mi
1004 Josiah St Unit 1281918P St. Augustine, FL	3.0	2.0	1097	$3,893	$3.55	13d	1	1.22mi
62 Dumas St Saint Augustine, FL	3.0	2.0	1022	$2,500	$2.45	23d	1	1.31mi
950 Sidney St Unit 12 St. Augustine, FL	2.0	1.0	900	$1,300	$1.44	23d	1	1.33mi
11 Aviles St Unit 2B St. Augustine, FL	2.0	1.5	777	$2,500	$3.22	23d	1	1.34mi
260 Saint George St Unit 2 St. Augustine, FL	1.0	1.0	750	$1,599	$2.13	3d	1	1.40mi
260 Saint George St Unit 1 St. Augustine, FL	1.0	1.0	550	$1,495	$2.72	17d	1	1.40mi
540 Florida Club Blvd #306 Saint Augustine, FL	1.0	1.0	832	$1,480	$1.78	23d	1	1.42mi
123 Moore St Unit 1281961P St. Augustine, FL	2.0	2.0	904	$3,119	$3.45	2d	1	1.42mi
90 De Haven St Unit 1281966P St. Augustine, FL	2.0	1.5	796	$5,474	$6.88	2d	1	1.43mi
251 Charlotte St Unit B St. Augustine, FL	2.0	1.0	746	$2,900	$3.89	23d	1	1.45mi
251 Charlotte St Unit A St. Augustine, FL	2.0	1.0	746	$2,500	$3.35	23d	1	1.45mi
46 Saint Francis St Saint Augustine, FL	2.0	2.0	999	$3,000	$3.00	21d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $205,000 Active 43 DOM
2. 2026-06-17
   days on market $205,000 Active 42 DOM
3. 2026-06-16
   days on market $205,000 Active 41 DOM
4. 2026-06-15
   days on market $205,000 Active 40 DOM
5. 2026-06-13
   days on market $205,000 Active 38 DOM
6. 2026-06-13
   days on market $205,000 Active 37 DOM
7. 2026-06-10
   days on market $205,000 Active 34 DOM
8. 2026-06-08
   days on market $205,000 Active 33 DOM
9. 2026-06-07
   days on market $205,000 Active 32 DOM
10. 2026-06-03
    days on market $205,000 Active 28 DOM
11. 2026-06-02
    days on market $205,000 Active 27 DOM
12. 2026-06-01
    days on market $205,000 Active 26 DOM
13. 2026-05-31
    days on market $205,000 Active 25 DOM
14. 2026-05-06
    listed $210,000 Active 998-char remark
15. 2025-04-30
    soldstatus $180,000
16. 2025-04-29
    soldstatus $180,000 Closed 682-char remark

    Show marketing remark (682 chars)

    Investor Alert! This 1957 2-bedroom, 1-bathroom cottage is ready for immediate purchase. Located just off Masters Drive, this charming home offers no HOA and plenty of potential for personalization. The cottage features a newer roof, approximately 4-5 years old, city water, and a septic system. While the electrical and HVAC are older, the property's proximity to Historic Downtown St. Augustine and CL-1 zoning, which allows nightly rentals, adds incredible value. Buyers are responsible for verifying all intended uses with the City of St. Augustine and performing their own due diligence. The owner is ready to close as quickly as the buyer desires. Don't miss this opportunity!

17. 2025-04-04
    status Pending 682-char remark

    Show marketing remark (682 chars)

    Investor Alert! This 1957 2-bedroom, 1-bathroom cottage is ready for immediate purchase. Located just off Masters Drive, this charming home offers no HOA and plenty of potential for personalization. The cottage features a newer roof, approximately 4-5 years old, city water, and a septic system. While the electrical and HVAC are older, the property's proximity to Historic Downtown St. Augustine and CL-1 zoning, which allows nightly rentals, adds incredible value. Buyers are responsible for verifying all intended uses with the City of St. Augustine and performing their own due diligence. The owner is ready to close as quickly as the buyer desires. Don't miss this opportunity!

18. 2025-02-25
    price $210,000 682-char remark

    Show marketing remark (682 chars)

    Investor Alert! This 1957 2-bedroom, 1-bathroom cottage is ready for immediate purchase. Located just off Masters Drive, this charming home offers no HOA and plenty of potential for personalization. The cottage features a newer roof, approximately 4-5 years old, city water, and a septic system. While the electrical and HVAC are older, the property's proximity to Historic Downtown St. Augustine and CL-1 zoning, which allows nightly rentals, adds incredible value. Buyers are responsible for verifying all intended uses with the City of St. Augustine and performing their own due diligence. The owner is ready to close as quickly as the buyer desires. Don't miss this opportunity!

19. 2025-01-05
    listed $235,000 Active 682-char remark

    Show marketing remark (682 chars)

    Investor Alert! This 1957 2-bedroom, 1-bathroom cottage is ready for immediate purchase. Located just off Masters Drive, this charming home offers no HOA and plenty of potential for personalization. The cottage features a newer roof, approximately 4-5 years old, city water, and a septic system. While the electrical and HVAC are older, the property's proximity to Historic Downtown St. Augustine and CL-1 zoning, which allows nightly rentals, adds incredible value. Buyers are responsible for verifying all intended uses with the City of St. Augustine and performing their own due diligence. The owner is ready to close as quickly as the buyer desires. Don't miss this opportunity!

20. 1997-12-29
    soldstatus $27,000

ⓘ 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: $2,772 · $231/mo
• Projected year-2 tax: $2,772 · $231/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 2/10 Low
• 🌡 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: $24,999
• − Mortgage interest: −$11,483
• − Property taxes: −$2,772
• − Insurance: −$1,822
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$5,964
• Taxable loss: −$1,042
• Est. tax savings @ 24.0%: +$250
• After-tax cash flow: $2,504/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): 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

+659.3% since first listed

8 events — show timeline

• 2026-05-30 Price Changed $205,000 St. Augustine and St. Johns County Board of REALTORS®
• 2026-05-06 Listed $210,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-04-30 Sold (Public Records) $180,000 Public Records
• 2025-04-29 Sold (MLS) $180,000 realMLS
• 2025-04-04 Pending — realMLS
• 2025-02-25 Price Changed $210,000 realMLS
• 2025-01-05 Listed $235,000 realMLS
• 1997-12-29 Sold (Public Records) $27,000 Public Records

Property tax history

+23.9%/yr

Latest (2025): $2,772 · +18.5% YoY. Source: county tax records.