Real Estate Investing in Saint Augustine, Florida (32084)
Should you buy in 32084 (Saint Augustine, FL)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 19.1% of homes vacant — above national norms.
What’s happening in Saint Augustine, FL (32084)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 32084 Saint Augustine
This part of Saint Johns County is not an easy win. The 32084 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 32084 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 32084's metrics run below Saint Johns County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
From a cash-flow lens, 36,998 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
New investors are better served looking at Saint Augustine's stable or hybrid ZIPs before stepping into 32084. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Saint Augustine:
Property Strategy for 32084
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $178,602 | $1,370 | 5.5% | +8.2% | $178,602 |
| 2BR | $257,844 | $1,650 | 4.6% | +7.2% | $128,922 |
| 3BR | $335,760 | $2,030 | 4.4% | +7.6% | $111,920 |
| 4BR | $409,338 | $2,550 | 4.5% | +7.2% | $102,334 |
| 5BR | $639,361 | — | — | +8.7% | $127,872 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 32084 Compare?
| Metric | 32084 | Saint Augustine | Jacksonville, FL | Florida |
|---|---|---|---|---|
| Home Value | $353,661 | $448,477 | N/A | $374,697 |
| 5-Year CAGR | 6.0% | 5.6% | N/A | 7.4% |
| Avg Rent | $1,813 | $2,152 | N/A | - |
| Cap Rate | 4.0% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 32084 (Saint Augustine, FL). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 32084 (Saint Augustine, FL)?
~25 seconds · no account needed · your report is anonymous
Property managers serving Saint Johns County
Manage rentals here? List your business →Sovereign & Jacobs provides property management services in St. Augustine and Jacksonville, including accounting, rentals, and condo & homeowners association management. summary from their website
Alsop Property Management, a division of Alsop Companies, offers luxury rental properties and realty services for communities. summary from their website
Real Property Management Home Together provides property management services. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $353,661 |
| Monthly Rent | $1,813 |
| Price-to-Rent | 16.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.0% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | -0.3% ▼ |
| 3-Year CAGR | -0.8% ▼ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 Rent Trends
| 1-Year | +0.7% ▲ |
| 3-Year CAGR | +1.0% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.5%) exceeds the estimated cap rate (4.0%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 32084
Population: 36,998
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 32084
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Do landlords face vacancy issues in Saint Augustine, FL?
Expect elevated vacancy in Saint Augustine, FL. Rents at $1,813/mo are absorbed by the tenant base without meaningful lag.
Is the tenant base reliable in Saint Augustine, FL?
Tenant demand in Saint Augustine, FL is solid. The local workforce $1,813/mo rents across most rental classes.
Is Saint Augustine, FL better for rentals, flips, or BRRRR?
For Saint Augustine, FL, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is house hacking profitable in Saint Augustine, FL?
House hacking in Saint Augustine, FL is reasonable to execute. Prices around $354K and rents of $1,813/mo solid owner-occupant economics.
What are rental rates like in Saint Augustine, FL?
Average rent in Saint Augustine, FL is approximately $1,813/mo per month. Against $354K home values that yields a reasonable rent-to-price ratio.
See what 32084 really looks like for investors
You're reading the free snapshot. Unlock appreciation trends, cap rates, vacancy signals, Section 8 data, and full demographics for 32084.
AI Market Advisor
Ask questions about investing in 32084 (Saint Augustine)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 32084 (Saint Augustine, FL).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.