Real Estate Investing in Saint Augustine, Florida (32080)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 32080 (Saint Augustine, FL)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 39.0% of homes vacant — above national norms.
What’s happening in Saint Augustine, FL (32080)?
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Market Analysis: 32080 Saint Augustine
This part of Saint Johns County is not an easy win. The 32080 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Turning to rents, the numbers look inviting — $541K purchase price, 0.0% nominal cap — the work to hit that pro forma in 32080 is substantial and deserves full respect.
Put differently, 32080 offers a low basis, the region around Saint Augustine has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A robust renter share of 19% in 32080 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Saint Augustine's stable or hybrid ZIPs before stepping into 32080. 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 32080
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $259,279 | $1,580 | 4.4% | +6.6% | $259,279 |
| 2BR | $427,716 | $1,900 | 3.2% | +8.2% | $213,858 |
| 3BR | $597,247 | $2,340 | 2.8% | +8.4% | $199,082 |
| 4BR | $888,903 | $2,940 | 2.4% | +9.4% | $222,226 |
| 5BR | $1,436,954 | — | — | +10.4% | $287,391 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 32080 Compare?
| Metric | 32080 | Saint Augustine | Jacksonville, FL | Florida |
|---|---|---|---|---|
| Home Value | $540,647 | $447,381 | N/A | $374,697 |
| 5-Year CAGR | 3.9% | 4.1% | N/A | 7.4% |
| Avg Rent | $1,925 | $2,082 | N/A | - |
| Cap Rate | 2.8% | 3.7% | - | - |
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 32080 (Saint Augustine, FL). Anonymous, moderated, never written by AI.
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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 | $540,647 |
| Monthly Rent | $1,925 |
| Price-to-Rent | 23.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | -0.4% ▼ |
| 3-Year CAGR | -2.1% ▼ |
| 5-Year CAGR | +3.9% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 Rent Trends
| 1-Year | -16.1% ▼ |
| 3-Year CAGR | -5.1% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.8%). 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 32080
Population: 21,368
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 32080
Schools in This ZIP Code
About Repit School Scores
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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
What do landlords charge for rent in Saint Augustine, FL?
Expect rents around $1,925/mo per month in Saint Augustine, FL. With home values at $541K, the yield math works out to reasonable levels for rental investors.
Are there empty rentals in Saint Augustine, FL?
Saint Augustine, FL sees elevated vacancy, which is reasonable relative to the broader FL rental market.
Should investors consider Saint Augustine, FL?
The 3.0/5 investability rating in Saint Augustine, FL reflects its $541K prices and $1,925/mo rents. Investors generally consider it a solid option within FL.
What type of investing works in Saint Augustine, FL?
Investors usually favor careful cash-flow rentals with hands-on management in Saint Augustine, FL. With home values at $541K and rents near $1,925/mo, other strategies can work but produce steady rather than outsized returns.
What kind of tenants rent in Saint Augustine, FL?
Tenant quality in Saint Augustine, FL ranks as solid. Landlords generally report consistent occupancy at market rents of $1,925/mo.
You know 32080 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 32080 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 32080 ranks in Jacksonville, FL
Every ZIP in this metro, ranked. Free.
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