3581 Evernia Description and Details

2 Bed, 1 Bath, 930sqft, .3acre lot

Overview

Hi, my name is Nick, and me and my wife purchased this property in late 2010. We lived there for a little over 5 years, and then bought a new house and moved out in 2016. We decided to keep it as a rental.

After renting to a few tenants from 2016-2018, the house needed some work between tenants. So I started remodeling the property in 2019. That remodel ended up being a lot more work than I initially thought, and at this point I don't have the time/energy to finish out the work it still needs done, so we're selling as-is.

The property needs:

  • Bathroom remodel
    • This includes subfloor, plumbing, and some electrical (wiring the exhaust fan)
    • I have a 54" bathtub with a left-side drain that I bought for the remodel which I can include with the house at your option
  • New Windows
  • A section of siding on one exterior wall (the siding planks are currently on the kitchen floor, they just need to be hung up)
  • HVAC Repair - I have a condenser unit in the 8x12 shed. The unit just needs a new compressor and installation
  • Drywall/insulation in places
  • Flooring and baseboards
  • A few misc doors replaced
  • New kitchen P-trap/drain pipes
  • Septic Outlet/Alarm box installed (I have the part if you want it)
  • The roof sucks

As you can see from the image gallery below, the house needs quite a lot of work. I'm also currently buried in renovating my current house. So between all of it and running a small business (plus I've got 2 kids), I'm in a place where I won't realistically be able to finish out the work for another few years, and I'd rather sell it.

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My intention with this site is to accurately describe and demonstrate the current state of the property and the work it still needs. The list of needs above is intended to be helpful, but it is not to be considered a "complete" list (because obviously, a house in this condition needs a whole lot of things to where it's not possible to itemize everything).

Side note: there's a beautiful HOA-maintained retaining pond right off of the backyard of this .3 acre lot.

HOA Pond

A Note About Comp Values

Evernia Street is a weird street in a strange neighborhood, and the value of this property flies under the radar.

Typical offer calculators (Mashvisor, Stessa, DealCheck)
give you the wrong numbers for this house.

Here's Why:
  • Houses on this street go for more than houses in the rest of the neighborhood.
  • Data for "recently sold in this neighborhood" erroneously include stats from the adjacent trailer park.
  • A few houses recently sold on this street were under unique circumstances which typical comp data does not account for (see below).

Look at this diagram in fullscreen (click it)

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Here's the facts:

Your ARV for 3581 Evernia is Probably
Between $260-290k

Look at the house that JUST SOLD right next door.

3571 Evernia Street, St Augustine, FL 32084
3 bd2 ba1,402 sqft9,000 sqft lot
Status: Closed
Sold on 07/29/24
$332,700

Here's the Zillow Link

AND below, look at the house right next door to the one above.

I know, they look the same; they are 2 different houses.

...Both sold within THREE DAYS OF EACHOTHER this July

Evernia Street is THAT Hot Right Now

3565 Evernia Street, St Augustine, FL 32084
3 bd2 ba1,402 sqft
Status: Closed
Sold on 07/26/24
$332,700

Here's the Zillow Link

Yes, the houses above are 1,402 sqft 3/2 and mine is a 930 sqft 2/1. But their lot size is 9,000 sqft, and mine is 13,068.

Here's another house that's a closer comparison by square-footage, again, on the same street.

3516 Evernia St, Saint Augustine, FL 32084
3 bd2 ba992 sqft7,405 sqft lot
Status: Under Contract
$305,000

Here's the Realtor.com Link

Look at the above carfully. It's the same square footage, but the lot is only HALF THE SIZE of what you're about to buy, and it's going for $305k.

So with those comps in mind

I want to make this easy to say YES to, so offer me $142k with a $5k binder and it's yours.
Let's write it up.

Not sure if that's the right offer?

Here's a calculator to help. The placeholder numbers are just placeholders. Adjust it however you want. I would say ARV 260 or under is pessimistic, low 300s optimistic. Repair costs at 30k is optimistic, 55k or above is generous. But adjust the numbers to what feels right and reasonable to you, and call or text me with an offer.

Offer Calculator

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I'm always happy to discuss anything in more detail, and if you have any questions for me, feel free to call or text.

(904) 325-6492

Thanks,

Nick