Real Estate Investing in Saint Augustine, Florida (32086)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 32086 (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 cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 11.5% vacancy may signal weakening demand.
What’s happening in Saint Augustine, FL (32086)?
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Market Analysis: 32086 Saint Augustine
The 32086 ZIP in Saint Augustine, FL is a local-operator market. Outside capital chasing a $372K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $372K asset, 32086 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within FL, ZIP 32086 trails on several market indicators that neighboring Saint Johns County submarkets outperform. The gap is real and robust enough to shape underwriting.
Employment concentration in 32086 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 32086 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Saint Augustine:
Property Strategy for 32086
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $258,459 | $1,800 | 5.0% | +7.4% | $129,230 |
| 3BR | $370,553 | $2,220 | 4.3% | +7.5% | $123,518 |
| 4BR | $465,344 | $2,780 | 4.3% | +7.8% | $116,336 |
| 5BR | $566,125 | — | — | +8.2% | $113,225 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 32086 Compare?
| Metric | 32086 | Saint Augustine | Jacksonville, FL | Florida |
|---|---|---|---|---|
| Home Value | $371,755 | $447,381 | N/A | $374,697 |
| 5-Year CAGR | 4.5% | 4.1% | N/A | 7.4% |
| Avg Rent | $2,062 | $2,082 | N/A | - |
| Cap Rate | 4.3% | 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 32086 (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 | $371,755 |
| Monthly Rent | $2,062 |
| Price-to-Rent | 15.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.3% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | 0.0% ▼ |
| 3-Year CAGR | -0.9% ▼ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 Rent Trends
| 1-Year | -5.0% ▼ |
| 3-Year CAGR | -1.5% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.3%). 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 32086
Population: 34,347
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 32086
Schools in This ZIP Code
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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
Which investment style suits Saint Augustine, FL?
A careful cash-flow rentals with hands-on management strategy Saint Augustine, FL best. The market produces measured results for that approach at the $372K price point.
What is the rental occupancy rate in Saint Augustine, FL?
Occupancy in Saint Augustine, FL runs even-keeled with elevated vacancy. Well-priced units at $2,062/mo lease on reasonable timelines.
How much does a house cost in Saint Augustine, FL?
Homes in Saint Augustine, FL typically sell near $372K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
Can I house hack in Saint Augustine, FL?
Saint Augustine, FL offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $2,062/mo rent level.
Are tenants stable in Saint Augustine, FL?
Working renters make up the core of the Saint Augustine, FL tenant base. The pool is reasonable for investors targeting long-term holds.
You know 32086 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 32086 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 32086 ranks in Jacksonville, FL
Every ZIP in this metro, ranked. Free.
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