54502 Church Rd · Nassau Village-Ratliff, FL 32011

$245,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 2 Days on market

Built 1981 1.10 ac lot

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +6.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +0.7/10.0

Listing remarks

Escape to the charm of country living at 54502 Church Rd, Callahan, FL 32011! Nestled on approximately 1.1 acres, this rustic retreat offers the perfect blend of privacy, peaceful surroundings, and small-town charm. Featuring a cozy layout with 3 bedrooms and 1 bathroom, this home is ideal for those seeking a simpler lifestyle with room to spread out and enjoy the outdoors. The metal roof, warm country character, and spacious lot provide endless possibilities for gardening, entertaining, or simply relaxing under the Florida skies. Step outside and enjoy your own backyard oasis featuring an above-ground pool, perfect for cooling off during warm Florida days, along with? two ?storage outbuild

Key facts

• Metal roof
• Backyard oasis
• Spacious lot

Tags

• APPROXIMATELY 1.1 ACRES
• METAL ROOF
• BACKYARD OASIS
• ABOVE-GROUND POOL
• TWO STORAGE OUTBUILDINGS
• SPACIOUS LOT

Property features AI

Finance

• Other: Zoned OR; Roads are graded and gravel; Lot approximately 1.1 acres

Exterior

• Parking: Driveway
• Utilities: Cable available; Private well water; Septic tank
• Home design: Single-story home; Resale property
• Construction: Vinyl siding; Metal roof
• Exterior features: Fruit trees; Covered patio/front porch; Deck; Patio; Above-ground pool

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: 1 bedroom
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Split bedroom floor plan; Cable TV available; Window treatments including blinds and drapes; Aluminum window frames
• Laundry & utility: Water softener (owned)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $246k.

Deal economics

• At list price, monthly cash flow is $-330 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (23.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (43.0% below list).
• Recommended offer: $140k (43.0% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.2% in Nassau Village-Ratliff — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Nassau (town): math 74% / reading 65% proficiency, ranked #4 of 73 in FL (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 100 active listings in the ZIP; 953 units permitted in Nassau County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Nassau County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,069 (43.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.57% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.76%
• DSCR: 0.74
• GRM: 14.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.64×
• Total profit: $112,743
• Equity at exit: $221,526

10-year hold

• IRR: 18.4%
• Equity multiple: 6.06×
• Total profit: $348,277
• Equity at exit: $477,730

Cash invested: $68,852 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32011

• Home prices YoY: 19.2%
• Active inventory: 100
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$1,290
• Tax from tax record: −$45 /mo · $539/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-330

Break-even live

Break-even rent $1,819

Max offer price $187,542

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $61,475
• Closing costs: $7,377
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $245,900 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $245,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $539 · $45/mo
• Projected year-2 tax: $2,041 · $170/mo
• Expected delta: +$1,502/yr (+$125/mo · 278.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,808
• − Mortgage interest: −$13,774
• − Property taxes: −$539
• − Insurance: −$1,230
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$7,153
• Taxable loss: −$8,577
• Est. tax savings @ 24.0%: +$2,059
• After-tax cash flow: $-1,906/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Nassau
• NCES district ID: 1201350
• Math proficiency: 74% ▼ -2.00%
• Reading proficiency: 65% ▼ -2.00%
• Median HH income: $58,267
• Composite: 59.79/100
• National rank: #899
• State rank: #4 of 73 in FL

Livability — Nassau Village-Ratliff

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Nassau Village-Ratliff, FL
• Population (ZIP): 15,716

Population outlook (Nassau County) Hauer SSP2

• Today (2025): 88,419 people
• By 2030: 92,679 · +4.8%
• By 2040: 99,257 · +12.3%
• By 2050: 103,378 · +16.9%
• By 2075: 109,726 · +24.1%
• By 2100: 107,006 · +21.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 3% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Nassau

• 2024 margin: Solid R (+46.9) · D 26.1% · R 73.1%
• 2008→2024 swing: -3.1pp toward R · 2008: -43.8pp · 2024: -46.9pp
• All cycles: 2024: R+46.9 2020: R+45.9 2016: R+50.2 2012: R+48.6 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 56.56%
• Current HPI: 351.8301
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

1 event — show timeline

• 2026-06-11 Listed $245,900 AINCAR

Property tax history

+1.4%/yr

Latest (2025): $539 · +0.6% YoY. Source: county tax records.