97254 Bluff View Cir · Yulee, FL 32097

$5,000

5 bd · 3.0 ba · 3,428 sqft · SingleFamily public records · 2 Days on market

Built 2014 0.31 ac lot

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Why this score? — see what drove the C 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).

• Cash flow +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

*ASSUMABLE LOAN 2.99%!! POOL HOME! NEW PRICE! Located in the GATED COMMUNITY of ROSES BLUFF! This SPACIOUS HOME with 5 Bedrooms and 3.5 Bathrooms ~ offers plenty of room both inside and out. Backing up to a peaceful wooded area, the property features a large backyard and a SCREENED IN POOL with a covered patio and deck—ideal for everyday relaxation or casual gatherings. Inside, you'll find a generous Great Room and a functional Kitchen equipped with STAINLESS STEEL APPLIANCES, GRANITE COUNTERTOPS, a PREP ISLAND, and a WALK-IN PANTRY. The kitchen also includes upgraded 42'' cabinetry and DOUBLE CONVECTION OVENS. Additional features include a a versatile BONUS ROOM that can serve a variety of needs. The large primary suite includes a tray ceiling, walk-in closet, and an ensuite bath with double sinks, a soaker tub, and a separate shower. Roses Bluff offers a convenient location—just 20 minutes from the beaches of Amelia Island and downtown Fernandina, with shops, restaurants, and Jacksonville International Airport all within easy reach. Selling AS IS and PRICED to SELL!

Key facts

• 0.31 acre lot
• 2 garage spots
• Pool

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Other water source; Other sewer
• Home design: Single family residence; Two levels; Residential property
• Construction: Construction materials: see remarks; Other roof
• Exterior features: Front porch; In-ground pool

Interior

• Bedrooms: Total rooms: 1
• Flooring: Other
• Bathrooms: 3 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Other flooring

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$538,196) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $5k).
• Cap rate 533.2% vs local median 3.4% 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); 596 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 953 units permitted in Nassau County in 2024 (24 in 5+ unit buildings).
• This rent runs 36% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $535 of equity ($35 loan paydown + $500 appreciation (10.0% local appreciation)).
• Nassau County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.9% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 13y 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; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 56.45% ✓
• Cap rate: 533.19%
• Cash-on-cash: 1881.77%
• DSCR: 84.73
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $538,196
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
97068 Overton Ct	0.18mi	5/3.0	2,985 (-13%)	14mo	$515,000	$173	58
87002 Kip Ln	0.60mi	4/2.5 (-1)	3,130 (-9%)	3mo	$415,520	$133	48
97038 Overton Ct	0.21mi	4/3.0 (-1)	2,985 (-13%)	20mo	$470,000	$157	47
87359 Raddin Rd	0.66mi	4/3.0 (-1)	3,343 (-2%)	19mo	$1,600,000	$479	44
97014 Yorkshire Dr	0.40mi	6/4.5 (+1)	3,932 (+15%)	12mo	$580,000	$148	36

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: —
• Equity multiple: 102.61×
• Total profit: $142,251
• Equity at exit: $4,504

10-year hold

• IRR: —
• Equity multiple: 221.25×
• Total profit: $308,345
• Equity at exit: $9,714

Cash invested: $1,400 (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: 596
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,823 medium
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $2,195

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 17%

Sensitivity live

Price	-10% $2,199	-5% $2,197	+0% $2,195	+5% $2,194	+10% $2,192
Rent	-10% $1,972	-5% $2,084	+0% $2,195	+5% $2,307	+10% $2,418
Rate	-1.0pp $2,198	-0.5pp $2,197	base $2,195	+0.5pp $2,194	+1.0pp $2,193

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
97122 Yorkshire Dr Yulee, FL	4.0	2.0	2522	$2,640	$1.05	4d	1	0.30mi

Listing history 3 events

1. 2026-06-18
   days on market $5,000 Active 2 DOM
2. 2026-06-17
   remarks 293-char remark
3. 2026-06-17
   listed $5,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 21 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,873
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$2,710
• − Management: −$2,710
• − Depreciation: −$145
• Taxable income: $27,927
• Est. tax owed @ 24.0%: −$6,703
• After-tax cash flow: $19,642/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

• County: Nassau County · 67,729 people
• City population: 26,700
• 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

-98.1% since first listed

27 events — show timeline

• 2026-06-16 Listed $5,000 HAOR as distributed by MLS GRID
• 2025-09-01 Listing Removed — realMLS
• 2025-07-23 Price Changed $599,990 realMLS
• 2025-07-23 Price Changed $599,990 AINCAR
• 2025-06-20 Price Changed $639,000 realMLS
• 2025-06-20 Price Changed $639,000 AINCAR
• 2025-06-09 Listed $659,000 realMLS
• 2025-06-04 Listed $659,000 AINCAR
• 2021-07-12 Sold (Public Records) $489,000 Public Records
• 2021-07-12 Sold (MLS) $489,000 AINCAR
• 2021-07-12 Sold (MLS) $489,000 realMLS
• 2021-06-11 Pending — realMLS
• 2021-06-04 Relisted — realMLS
• 2021-06-01 Pending — realMLS
• 2021-05-15 Listed $489,900 AINCAR
• 2021-05-15 Listed $489,900 realMLS
• 2018-06-01 Listed $346,500 AINCAR
• 2018-01-05 Listed $349,985 AINCAR
• 2017-07-12 Listed $349,995 AINCAR
• 2017-03-22 Listed $349,900 AINCAR
• 2016-10-15 Listed $340,000 AINCAR
• 2015-12-29 Listed $340,000 AINCAR
• 2014-05-27 Sold (MLS) $263,000 AINCAR
• 2014-05-27 Sold (MLS) $263,000 realMLS
• 2013-02-27 Listed $274,990 AINCAR
• 2013-02-27 Listed $269,990 AINCAR
• 2013-02-27 Listed $269,990 realMLS

Property tax history

+40.4%/yr

Latest (2021): $4,327 · +0.1% YoY. Source: county tax records.