96533 Commodore Point Dr · Yulee, FL 32097

$330,000

3 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 95 Days on market

Built 2013 6,028 sqft lot Est $311k · 6% over $8/mo HOA

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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
• Cash flow +6.6/30.0
• Schools +6.0/10.0
• ARV discount +4.8/15.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.8/10.0

Listing remarks MLS

Private, fenced property surrounded on three sides by nature preserve, this adorable house is in mint condition and meticulously maintained. Recently painted interior/exterior and no carpet in the house, it is fresh, clean and ready for a new owner. The kitchen has a large island overlooking the breakfast nook and family room for open concept living and entertaining. The primary bedroom is spacious with a double trey ceiling and his/her closets. CDD FEE IS PAID IN FULL. Conveniently located near the beautiful beaches of Amelia Island and charming, historic downtown, Jacksonville International Airport and the Naval Submarine Base Kings Bay.

Key facts

• Double closets
• Tall upper cabinets
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• TALL UPPER CABINETS
• DOUBLE CLOSETS
• OVERSIZED TUB
• UNIQUE LOT
• FULLY FENCED BACKYARD

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $100

Exterior

• Parking: Two-car garage; Two car garage listed as parking feature
• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property; Frame and stucco construction; Shingle roof; Planned Unit Development (PUD) zoning
• Construction: Frame and stucco construction; Shingle roof
• Exterior features: Fenced yard; Rear porch; Deck; Paved road frontage; Lot dimensions approximately 53 x 110; Preservation frontage

Interior

• Kitchen: Oven; Stove; Dishwasher; Refrigerator
• Bedrooms: Two bedrooms
• Flooring: Plank vinyl flooring throughout main living areas and bedrooms; Tile flooring in the kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Ceiling fan(s); Window treatments; Vinyl windows; Blinds
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-545 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (29.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (32.2% below list).
• Recommended offer: $224k (32.2% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.3% in Yulee — 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 66/100 on livability (#605 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, crime B+; Watch: amenities F, commute F, health & safety F.
• 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: Rents rising (+2.9%/yr); 601 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 953 units permitted in Nassau County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $223,577 (32.2% 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. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.08%
• DSCR: 0.68
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $311,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96055 Aqua Vista Ct	0.24mi	3/2.0	1,449 (+3%)	3mo	$292,000	$202	81
96712 Commodore Point Dr	0.33mi	3/2.0	1,362 (-3%)	2mo	$295,000	$217	78
96028 Aqua Vista Ct	0.26mi	3/2.0	1,331 (-6%)	11mo	$300,000	$225	69
94055 Last Ln	0.51mi	3/2.0	1,415 (+0%)	7mo	$320,000	$226	69
96051 Bass Ln	0.24mi	3/2.0	1,503 (+7%)	11mo	$330,000	$220	68
96002 Coral Reef Rd	0.30mi	3/2.0	1,495 (+6%)	11mo	$329,900	$221	66
94037 Last Ln	0.50mi	3/2.0	1,504 (+7%)	1mo	$350,000	$233	65
96004 Gray Heron Ct	0.34mi	3/2.0	1,556 (+10%)	6mo	$327,500	$210	62
97560 Albatross Dr	0.47mi	3/2.0	1,537 (+9%)	2mo	$344,000	$224	61
97512 Albatross Dr	0.41mi	3/2.0	1,537 (+9%)	6mo	$320,000	$208	61
97615 Albatross Dr	0.54mi	3/2.0	1,506 (+7%)	11mo	$345,000	$229	54
95886 Graylon Dr	0.55mi	4/2.0 (+1)	1,514 (+8%)	5mo	$280,000	$185	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.88% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.57×
• Total profit: $144,770
• Equity at exit: $297,290

10-year hold

• IRR: 17.7%
• Equity multiple: 5.90×
• Total profit: $453,203
• Equity at exit: $641,117

Cash invested: $92,400 (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 32097

• Home prices YoY: 19.5%
• Rents YoY: 2.9%
• Active inventory: 601
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,236 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$436 /mo · $5,228/yr
• Insurance: −$138
• HOA: −$8
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-545

Break-even live

Break-even rent $2,926

Max offer price $233,643

Occupancy floor —

Sensitivity live

Price	-10% $-359	-5% $-452	+0% $-545	+5% $-639	+10% $-732
Rent	-10% $-722	-5% $-634	+0% $-545	+5% $-457	+10% $-369
Rate	-1.0pp $-379	-0.5pp $-462	base $-545	+0.5pp $-631	+1.0pp $-718

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96008 Coral Reef Rd Yulee, FL	3.0	2.0	1213	$1,875	$1.55	9d	1	0.28mi
96095 Tidal Bay Ct Yulee, FL	3.0	2.0	1495	$2,100	$1.40	12d	1	0.33mi
96045 Tidal Bay Ct Yulee, FL	3.0	2.0	1243	$1,809	$1.46	25d	1	0.37mi
96043 Starlight Ln Yulee, FL	3.0	2.0	1499	$2,099	$1.40	25d	1	0.45mi
86195 Courtney Isles Way Yulee, FL	1.0–3.0	1.0–2.0	1116	$2,096	$1.88	3d	9	0.70mi
96013 Waters Ct Fernandina Beach, FL	3.0	2.0	1628	$2,395	$1.47	6d	1	1.23mi
85041 Christian Way Yulee, FL	1.0–3.0	1.0–2.0	1102	$2,245	$2.04	3d	20	1.33mi
85041 Christian Way Yulee, FL	1.0–3.0	1.0–2.0	1102	$2,151	$1.95	25d	24	1.33mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 32 events

1. 2026-06-21
   days on market $330,000 Active 95 DOM
2. 2026-06-18
   days on market $330,000 Active 92 DOM
3. 2026-06-17
   days on market $330,000 Active 91 DOM
4. 2026-06-16
   days on market $330,000 Active 90 DOM
5. 2026-06-15
   days on market $330,000 Active 89 DOM
6. 2026-06-13
   days on market $330,000 Active 87 DOM
7. 2026-06-13
   days on market $330,000 Active 86 DOM
8. 2026-06-09
   days on market $330,000 Active 83 DOM
9. 2026-06-08
   days on market $330,000 Active 82 DOM
10. 2026-06-07
    days on market $330,000 Active 81 DOM
11. 2026-06-05
    days on market $330,000 Active 78 DOM
12. 2026-06-03
    days on market $330,000 Active 77 DOM
13. 2026-06-02
    days on market $330,000 Active 76 DOM
14. 2026-06-01
    days on market $330,000 Active 75 DOM
15. 2026-05-31
    days on market $330,000 Active 74 DOM
16. 2026-04-21
    price $330,000
17. 2026-03-18
    listed $335,000 Active
18. 2022-06-06
    soldstatus $375,000
19. 2022-06-03
    soldstatus $375,000 647-char remark

    Show marketing remark (647 chars)

    Private, fenced property surrounded on three sides by nature preserve, this adorable house is in mint condition and meticulously maintained. Recently painted interior/exterior and no carpet in the house, it is fresh, clean and ready for a new owner. The kitchen has a large island overlooking the breakfast nook and family room for open concept living and entertaining. The primary bedroom is spacious with a double trey ceiling and his/her closets. CDD FEE IS PAID IN FULL. Conveniently located near the beautiful beaches of Amelia Island and charming, historic downtown, Jacksonville International Airport and the Naval Submarine Base Kings Bay.

20. 2022-05-10
    listed $375,000 647-char remark

    Show marketing remark (647 chars)

    Private, fenced property surrounded on three sides by nature preserve, this adorable house is in mint condition and meticulously maintained. Recently painted interior/exterior and no carpet in the house, it is fresh, clean and ready for a new owner. The kitchen has a large island overlooking the breakfast nook and family room for open concept living and entertaining. The primary bedroom is spacious with a double trey ceiling and his/her closets. CDD FEE IS PAID IN FULL. Conveniently located near the beautiful beaches of Amelia Island and charming, historic downtown, Jacksonville International Airport and the Naval Submarine Base Kings Bay.

21. 2021-10-21
    soldstatus $298,000 Sold 536-char remark

    Show marketing remark (536 chars)

    One of the most special homes in Heron Isles with Preserve areas on 3 sides! Beautifully landscaped fenced yard, creating an abundance of privacy. Open floor plan flows nicely between living, kitchen and dining areas. Tall wood cabinets with soft close drawers, pantry and stainless appliances. Counters and fixtures are upgraded in kitchen and bathrooms.Back deck for grilling and o the left is a privacy panel and awning. Garage is being used as a outdoor space with a screen enclosure. Hot tub is negotiable outside of the contract.

22. 2021-10-21
    soldstatus $298,000

    Show marketing remark (536 chars)

    One of the most special homes in Heron Isles with Preserve areas on 3 sides! Beautifully landscaped fenced yard, creating an abundance of privacy. Open floor plan flows nicely between living, kitchen and dining areas. Tall wood cabinets with soft close drawers, pantry and stainless appliances. Counters and fixtures are upgraded in kitchen and bathrooms.Back deck for grilling and o the left is a privacy panel and awning. Garage is being used as a outdoor space with a screen enclosure. Hot tub is negotiable outside of the contract.

23. 2021-10-21
    soldstatus $298,000

    Show marketing remark (536 chars)

    One of the most special homes in Heron Isles with Preserve areas on 3 sides! Beautifully landscaped fenced yard, creating an abundance of privacy. Open floor plan flows nicely between living, kitchen and dining areas. Tall wood cabinets with soft close drawers, pantry and stainless appliances. Counters and fixtures are upgraded in kitchen and bathrooms.Back deck for grilling and o the left is a privacy panel and awning. Garage is being used as a outdoor space with a screen enclosure. Hot tub is negotiable outside of the contract.

24. 2021-09-23
    status Pending 536-char remark

    Show marketing remark (536 chars)

    One of the most special homes in Heron Isles with Preserve areas on 3 sides! Beautifully landscaped fenced yard, creating an abundance of privacy. Open floor plan flows nicely between living, kitchen and dining areas. Tall wood cabinets with soft close drawers, pantry and stainless appliances. Counters and fixtures are upgraded in kitchen and bathrooms.Back deck for grilling and o the left is a privacy panel and awning. Garage is being used as a outdoor space with a screen enclosure. Hot tub is negotiable outside of the contract.

25. 2021-09-16
    listed $297,000 Active 536-char remark

    Show marketing remark (536 chars)

    One of the most special homes in Heron Isles with Preserve areas on 3 sides! Beautifully landscaped fenced yard, creating an abundance of privacy. Open floor plan flows nicely between living, kitchen and dining areas. Tall wood cabinets with soft close drawers, pantry and stainless appliances. Counters and fixtures are upgraded in kitchen and bathrooms.Back deck for grilling and o the left is a privacy panel and awning. Garage is being used as a outdoor space with a screen enclosure. Hot tub is negotiable outside of the contract.

26. 2021-09-09
    listed $297,000
27. 2020-08-10
    soldstatus $220,000
28. 2020-08-07
    soldstatus $220,000
29. 2020-06-12
    listed $215,000
30. 2020-06-05
    listed $215,000
31. 2010-12-20
    soldstatus $484,500
32. 2006-05-24
    soldstatus $2,220,000

ⓘ 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: $5,228 · $436/mo
• Projected year-2 tax: $5,228 · $436/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,829
• − Mortgage interest: −$18,485
• − Property taxes: −$5,228
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − HOA: −$96
• − Depreciation: −$9,600
• Taxable loss: −$12,522
• Est. tax savings @ 24.0%: +$3,005
• After-tax cash flow: $-3,540/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 — Yulee

• Score: 66/100
• State rank: #605
• US rank: #11615

Category grades

Amenities F Commute F Cost of living A- Crime B+ Employment B+ Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yulee, FL
• County: Nassau County · 67,729 people
• City population: 979,034
• Metro: Jacksonville, FL
• Population (ZIP): 26,700
• Household income: $93,161
• Rent vs Own: 19.8% rent · 80.2% own
• Severe rent burden: 404.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 9% Black 9% Hispanic / Latino 8% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Italian 3% Romanian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5% Vietnamese 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: ▲ 49.35%
• Current HPI: 301.9299
• Rent YoY: ▲ 2.88%
• Metro: Jacksonville, FL
• 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

-85.1% since first listed

17 events — show timeline

• 2026-04-21 Price Changed $330,000 AINCAR
• 2026-03-18 Listed $335,000 AINCAR
• 2022-06-06 Sold (Public Records) $375,000 Public Records
• 2022-06-03 Sold (MLS) $375,000 AINCAR
• 2022-05-10 Listed $375,000 AINCAR
• 2021-10-21 Sold (Public Records) $298,000 Public Records
• 2021-10-21 Sold (MLS) $298,000 AINCAR
• 2021-10-21 Sold (MLS) $298,000 realMLS
• 2021-09-23 Pending — realMLS
• 2021-09-16 Listed $297,000 realMLS
• 2021-09-09 Listed $297,000 AINCAR
• 2020-08-10 Sold (Public Records) $220,000 Public Records
• 2020-08-07 Sold (MLS) $220,000 realMLS
• 2020-06-12 Listed $215,000 AINCAR
• 2020-06-05 Listed $215,000 realMLS
• 2010-12-20 Sold (Public Records) $484,500 Public Records
• 2006-05-24 Sold (Public Records) $2,220,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $5,228 · +11.3% YoY. Source: county tax records.