942235 Old Nassauville Rd · Yulee, FL 32034

$259,900

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 5 Days on market

Built 2009 1.00 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).

• Cash flow +16.6/30.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• DSCR +5.2/10.0
• 1% rule +3.8/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AFFORDABLE living in Nassau County is here! This well maintained 3 bedroom 2 bath manufactured home sits secluded on a 1 acre lot with just a short drive to just about everything needed! Open concept living areas, fresh paint, new skirting, new front & back doors, new sink/faucets in baths, and an inviting soaking tub in the primary suite make this home perfect for a young family, those looking to downsize and it is priced RIGHT! Schedule your showing today!

Key facts

• New front doors
• New back doors
• New skirting

Tags

• 1 ACRE LOT
• OPEN CONCEPT LIVING AREAS
• NEW SKIRTING
• NEW FRONT DOORS
• NEW BACK DOORS
• NEW SINK

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Shared driveway
• Utilities: Septic tank; Electricity connected; Water connected
• Home design: Manufactured home
• Construction: Shingle roof
• Exterior features: Asphalt road access; 1 acre lot

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Primary bathroom with tub and separate shower; Split-bedroom layout; Walk-in closet(s)
• Laundry & utility: Electric water heater; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (11.8% below list).
• Recommended offer: $229k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.2% 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 (+2.4%/yr); 949 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Nassau County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $55k; list at $260k implies a 369% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $229,235 (11.8% below list)

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. 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: 0.88% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-33,362
• Equity at exit: $38,752

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-21,612
• Equity at exit: $22,471

Cash invested: $72,772 (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 32034

• Rents YoY: 2.4%
• Active inventory: 949
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,292 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$181 /mo · $2,167/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $159

Break-even live

Break-even rent $2,091

Max offer price $259,900

Occupancy floor 88%

Sensitivity live

Price	-10% $306	-5% $233	+0% $159	+5% $86	+10% $12
Rent	-10% $-22	-5% $69	+0% $159	+5% $250	+10% $340
Rate	-1.0pp $290	-0.5pp $225	base $159	+0.5pp $92	+1.0pp $23

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30970 Paradise Cmns FERNANDINA, FL	2.0	2.0	1181	$1,800	$1.52	3d	1	1.03mi

Listing history 3 events

1. 2026-05-22
   listed $259,900 Active

   Show marketing remark (469 chars)

   AFFORDABLE living in Nassau County is here! This well maintained 3 bedroom 2 bath manufactured home sits secluded on a 1 acre lot with just a short drive to just about everything needed! Open concept living areas, fresh paint, new skirting, new front & back doors, new sink/faucets in baths, and an inviting soaking tub in the primary suite make this home perfect for a young family, those looking to downsize and it is priced RIGHT! Schedule your showing today!

2. 2026-05-22
   listed $259,900 Active 469-char remark

   Show marketing remark (469 chars)

   AFFORDABLE living in Nassau County is here! This well maintained 3 bedroom 2 bath manufactured home sits secluded on a 1 acre lot with just a short drive to just about everything needed! Open concept living areas, fresh paint, new skirting, new front & back doors, new sink/faucets in baths, and an inviting soaking tub in the primary suite make this home perfect for a young family, those looking to downsize and it is priced RIGHT! Schedule your showing today!

3. 1996-08-05
   soldstatus $55,400

ⓘ 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: $2,167 · $181/mo
• Projected year-2 tax: $2,167 · $181/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 6/10 Major FEMA zone X (shaded) · 53% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 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: $27,508
• − Mortgage interest: −$14,558
• − Property taxes: −$2,167
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − Depreciation: −$7,561
• Taxable loss: −$2,478
• Est. tax savings @ 24.0%: +$595
• After-tax cash flow: $2,505/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): 41,029
• Household income: $98,583
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 1230.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Black 4% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 4% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 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: ▼ -576.71%
• Current HPI: 340.2096
• Rent YoY: ▲ 2.42%
• 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

+369.1% since first listed

3 events — show timeline

• 2026-05-22 Listed $259,900 AINCAR
• 2026-05-22 Listed $259,900 realMLS
• 1996-08-05 Sold (Public Records) $55,400 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,167 · +13.6% YoY. Source: county tax records.