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FL-5, St. Augustine, FL, USA
Priced too high to cash-flow with a loan — an equity or tax play, not income.
Investment potential
Your scenario · adjust the levers below or open advanced settings to see how returns change
$57,418
$4,785/mo · at 53% occupancy & $408/night
-$79,972
-$6,664/mo after costs & mortgage
Cap rate
0.3%
Cash-on-cash
-20.8%
DSCR
0.05
Confidence
Your assumptions
Revenue
$57,418/yr
Market avg: $57,418/yr · 53% occ · $408 ADR
Financing
$84,086/yr
Operating costs
$53,304/yr
How this property compares to similar short-term rentals nearby.
Comparable set · 50 properties
$227–$579
Median $409
23%–92%
Median 54%
$29.7K–$118.2K
Median $55.8K
212–365
Median 281
This property · $57.4K
Comparable properties (50)
Cash flow potential Low · Appreciation potential Medium
293 days available · 226 days booked ·
344 days available · 174 days booked ·
266 days available · 206 days booked ·
253 days available · 191 days booked ·
365 days available · 256 days booked ·
336 days available · 146 days booked ·
335 days available · 245 days booked ·
239 days available · 170 days booked ·
223 days available · 168 days booked ·
282 days available · 152 days booked ·
298 days available · 182 days booked ·
293 days available · 188 days booked ·
365 days available · 272 days booked ·
281 days available · 152 days booked ·
293 days available · 242 days booked ·
265 days available · 136 days booked ·
261 days available · 155 days booked ·
251 days available · 189 days booked ·
274 days available · 202 days booked ·
352 days available · 181 days booked ·
284 days available · 113 days booked ·
280 days available · 127 days booked ·
273 days available · 149 days booked ·
264 days available · 133 days booked ·
212 days available · 137 days booked ·
216 days available · 141 days booked ·
291 days available · 213 days booked ·
260 days available · 143 days booked ·
296 days available · 117 days booked ·
259 days available · 125 days booked ·
316 days available · 171 days booked ·
234 days available · 154 days booked ·
319 days available · 118 days booked ·
257 days available · 124 days booked ·
286 days available · 147 days booked ·
321 days available · 109 days booked ·
278 days available · 91 days booked ·
239 days available · 177 days booked ·
268 days available · 132 days booked ·
249 days available · 148 days booked ·
302 days available · 94 days booked ·
302 days available · 138 days booked ·
329 days available · 92 days booked ·
277 days available · 124 days booked ·
232 days available · 99 days booked ·
364 days available · 110 days booked ·
326 days available · 89 days booked ·
359 days available · 127 days booked ·
264 days available · 97 days booked ·
268 days available · 120 days booked ·
Revenue and occupancy reflect Chalet's modeled estimates from observed booking activity for comparable active listings. Individual results vary with management, seasonality, and pricing.
Who this property is for
The same property is a great buy for one investor and a trap for another. Here's the honest read.
1031 / high-equity buyer
~$346.9K
Year-1 tax shield
Buying with cash or low leverage removes the debt-coverage problem entirely, so the thesis rests on appreciation plus a large first-year write-off. At roughly 25% of purchase price, the shield is substantial enough to carry the deal on its own.
Price-disciplined buyer
—
Break-even purchase price
Even a deep discount doesn't get this deal to break even within a realistic range, so there's no price anchor to negotiate toward. A price-disciplined buyer should pass unless the revenue assumptions change.
DSCR cash-flow buyer
0.05
DSCR at asking
At asking price the property doesn't cover its own debt service, so it won't qualify for DSCR financing as modeled. If you need cash flow from day one, look at a mid-term-rental fallback or a different St. Augustine submarket.
For a buyer who materially participates and qualifies for the STR tax treatment.
$346.9K
Estimated first-year deduction · range $287.9K–$395.4K
Why this matters here
At a marginal bracket, this deduction can be worth $106.5K–$146.3K in estimated federal tax saved.
This only applies if you meet the IRS material-participation tests for short-term rentals and are not using a full-service property manager.
Estimate, subject to CPA review. Cost-segregation percentages shown here are illustrative and depend on an actual study of the property.
Some states do not conform to federal bonus depreciation, so your state may not allow the same first-year treatment shown above.
Chalet can introduce a cost-segregation partner — this is not tax, legal, or financial advice.
How cash-on-cash return moves with purchase price. The marked line is break-even (1.0 DSCR).
At this price: cash-on-cash -20.8%, DSCR 0.05, cash flow -$79,972/yr
| Price vs asking | Price | Cash-on-cash | DSCR | Band |
|---|---|---|---|---|
| -25% | $1,053,225 | -20.1% | 0.07 | Below break-even |
| -22% | $1,095,354 | -20.2% | 0.06 | Below break-even |
| -15% | $1,193,655 | -20.4% | 0.06 | Below break-even |
| -8% | $1,291,956 | -20.6% | 0.05 | Below break-even |
| Asking | $1,404,300 | -20.8% | 0.05 | Below break-even |
| +8% | $1,516,644 | -20.9% | 0.05 | Below break-even |
| +15% | $1,614,945 | -21.0% | 0.04 | Below break-even |
Break-even price
Out of range
This deal does not reach break-even within ±25% of asking.
Discount needed
—
The gap between asking and the price a cash-flow buyer can underwrite.
If refi to 5.5% in 24 mo
+$12,324/yr
Illustrative cash-flow improvement at asking price if rates fall. Planning figure, not a forecast.
Annual avg $4,785 · peaks at $5,767 in Jan
Annual avg 54% · peaks at 70% in Mar
−$6,664/mo after all expenses
Cash to close
Down payment, closing costs, and furnishing
$407,247
Return on cash:-2.4%
DSCR below 1.0 — but you can still qualify
Your DSCR is 0.05 · lenders typically require 1.0+.
Get matched with 2–3 vetted STR lenders, free.
What the deal returns over the hold — including the tax shield, which is the whole point for an appreciation buyer.
Levered IRR
1.0%
over 5-yr hold, with tax shield
Equity multiple
1.1×
total proceeds vs. $407,247 invested
Projected value at exit
$1,792,282
year 5 · 5.0% annual appreciation
Tax shield contribution
+5.0 pts
of IRR comes from year-1 depreciation
| Year | Equity | Appreciation | Cumulative cash flow | Total value |
|---|---|---|---|---|
| Year 1 | $361,774 | $70,215 | $48,367 | $480,356 |
| Year 2 | $373,246 | $143,941 | -$30,744 | $486,443 |
| Year 3 | $385,547 | $221,353 | -$108,980 | $497,920 |
| Year 4 | $398,738 | $302,635 | -$186,330 | $515,044 |
| Year 5 | $412,883 | $387,982 | -$262,778 | $538,087 |
Projection, not a promise.
Assumes 5.0% annual appreciation, 1.5% rent growth (operating costs held flat), and that the property qualifies for short-term-rental tax treatment. The year-1 depreciation shield depends on a real cost-segregation study and your tax situation — consult a CPA.
Appreciation is the dominant driver of this return. When cash flow is negative, the deal depends on the property gaining value — it is not paying for itself from income.
Appreciation, rent growth, and financing rates are editable under Edit financials.
STR deals turn on local rules and demand that a generalist agent misses. Chalet matches you with a vetted St. Augustine agent who knows which properties actually cash flow — and which to avoid.
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This analysis is generated by Chalet's Airbnb Calculator
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Real Estate Investment Analysis & Market Insights
Disclaimer
This page and the data presented are for informational purposes only. The information provided should not be construed as financial, legal, or investment advice. Market conditions can change rapidly, and past performance does not guarantee future results. Always consult with qualified professionals before making investment decisions.
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