464135 State Road 200 · Yulee, FL 32097

$250,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 136 Days on market

Built 1938 0.85 ac lot Est $309k · 19% under ↓ 9% since listing

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Why this score? — see what drove the B- 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 +16.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• DSCR +5.3/10.0
• 1% rule +4.0/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks

CALLING ALL DEVELOPERS The T3.5 Urban Transitional Zone designation mandates MEDIUM DENSITY RESIDENTIAL with a scope of three residential dwellings, possible retail, office, and civic uses. Located in the Timber to Tides Overlay with a change in ZONING APPROVED to T3.5 Urban Transitional Zone. This exceptional mixed-use opportunity ideally positioned between the shopping and conveniences of Yulee and the beaches of Amelia Island offers unmatched visibility for future development with 118 feet of prime frontage on State Road 200. The new live/work concept for Nassau County could be yours —make an appointment today. Oh the possibilities!!

Key facts

• 0.85 acre lot
• Built 1938
• Listed 136 days

Tags

• MIXED-USE OPPORTUNITY
• THREE ADDITIONAL DWELLINGS

Property features AI

Finance

• Other: Lot approximately 0.8454 acres (193 x 118), highway frontage on a paved, publicly maintained road; Zoned RM

Exterior

• Parking: See remarks (parking details)
• Utilities: Private well water; Septic tank
• Home design: Single-story; Frame construction; Metal roof; Resale property
• Construction: Built with frame construction; Metal roof
• Exterior features: Covered front porch; Patio

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric air conditioning; Heating details: see remarks
• Interior features: Aluminum-framed windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $166 ($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 $225k (9.9% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $27k 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.
• At projected returns (10.0% appreciation + 2.9% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $309,120
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96033 S Prince Dr	0.10mi	2/2.0 (-1)	1,176 (-12%)	13mo	$270,000	$230	55
96016 Ashford Ct	0.47mi	3/2.0	1,445 (+8%)	8mo	$332,500	$230	55

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: 26.3%
• Equity multiple: 3.09×
• Total profit: $146,441
• Equity at exit: $225,220

10-year hold

• IRR: 23.0%
• Equity multiple: 7.03×
• Total profit: $422,294
• Equity at exit: $485,695

Cash invested: $70,000 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,251 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$197 /mo · $2,365/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $166

Break-even live

Break-even rent $2,041

Max offer price $250,000

Occupancy floor 88%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30970 Paradise Cmns FERNANDINA, FL	2.0	2.0	1181	$1,800	$1.52	1d	1	0.31mi
96013 Waters Ct Fernandina Beach, FL	3.0	2.0	1628	$2,395	$1.47	4d	1	1.27mi
92008 Woodlawn Dr Fernandina Beach, FL	3.0	2.0	1786	$2,400	$1.34	4d	1	1.28mi
92041 Woodlawn Dr Fernandina Beach, FL	3.0	2.0	1833	$2,500	$1.36	23d	1	1.33mi

Listing history 18 events

1. 2026-06-18
   days on market $250,000 Active 136 DOM
2. 2026-06-17
   days on market $250,000 Active 135 DOM
3. 2026-06-16
   days on market $250,000 Active 134 DOM
4. 2026-06-15
   days on market $250,000 Active 133 DOM
5. 2026-06-13
   days on market $250,000 Active 131 DOM
6. 2026-06-13
   days on market $250,000 Active 130 DOM
7. 2026-06-09
   days on market $250,000 Active 127 DOM
8. 2026-06-08
   days on market $250,000 Active 126 DOM
9. 2026-06-07
   days on market $250,000 Active 125 DOM
10. 2026-06-05
    days on market $250,000 Active 122 DOM
11. 2026-06-03
    days on market $250,000 Active 121 DOM
12. 2026-06-02
    days on market $250,000 Active 120 DOM
13. 2026-06-01
    days on market $250,000 Active 119 DOM
14. 2026-05-31
    days on market $250,000 Active 118 DOM
15. 2026-05-07
    status Active
16. 2026-04-21
    status Pending
17. 2026-03-24
    price $250,000
18. 2026-01-17
    listed $275,000 Active

ⓘ 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: $2,365 · $197/mo
• Projected year-2 tax: $2,365 · $197/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) · 71% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $27,017
• − Mortgage interest: −$14,004
• − Property taxes: −$2,365
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,161
• − Management: −$2,161
• − Depreciation: −$7,273
• Taxable loss: −$2,198
• Est. tax savings @ 24.0%: +$527
• After-tax cash flow: $2,523/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: 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

-9.1% since first listed

4 events — show timeline

• 2026-05-07 Relisted — AINCAR
• 2026-04-21 Pending — AINCAR
• 2026-03-24 Price Changed $250,000 AINCAR
• 2026-01-17 Listed $275,000 AINCAR

Property tax history

+4.3%/yr

Latest (2025): $2,365 · +31.4% YoY. Source: county tax records.