BRADFORD Plan · Yulee, FL 32097

$265,990

2 bd · 2.5 ba · 1,167 sqft · Townhouse · 255 Days on market

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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 +6.9/30.0
• Schools +6.0/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0

Listing remarks

The Bradford townhome is a thoughtfully planned design that makes exceptional use of its approximately 1,167 square feet, offering a comfortable and efficient layout with two bedrooms and 2.5 bathrooms. This charming two-story home welcomes you with an open and connected main living area where the kitchen, dining space, and gathering room flow together to create an inviting setting for everyday living. The kitchen is designed with generous counter space and a functional layout that makes cooking and entertaining both easy and enjoyable. Just beyond the living room, the covered front porch provides a relaxing outdoor extension of the home, perfect for enjoying warm summer evenings or startin

Key facts

• Covered front porch
• Attached bathroom
• Spacious bathroom

Tags

• OPEN CONCEPT LAYOUT
• COVERED FRONT PORCH
• SPACIOUS BATHROOM
• LARGE WALK-IN CLOSET
• ATTACHED BATHROOM
• ENERGY-EFFICIENT FEATURES

Property features AI

Finance

• Other: Address listed as 256 Counsel St, Yulee FL 32097; Listing provided by Zillow; information deemed reliable but not guaranteed
• Financial info: List price $265,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family plan (BRADFORD); Active listing
• Exterior features: Living area 1,167 (listed)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan: BRADFORD (new construction plan)

🏗️ New construction. The $265,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $269,577.

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $266k.

Deal economics

• At list price, monthly cash flow is $-407 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (30.7% below list).
• Recommended offer: $184k (30.7% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $29k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($234k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $184,353 (30.7% 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 255 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 4.48%
• Cash-on-cash: -6.46%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $269,577
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
272 Counsel St	0.01mi	2/2.5	1,167 (0%)	0mo	$281,490	$241	99
280 Counsel St	0.01mi	2/2.5	1,167 (0%)	0mo	$280,000	$240	99
224 Counsel St	0.01mi	2/2.5	1,167 (0%)	1mo	$270,000	$231	99
216 Counsel St	0.02mi	2/2.5	1,167 (0%)	2mo	$275,113	$236	97
232 Counsel St	0.01mi	2/2.5	1,167 (0%)	3mo	$276,990	$237	97
296 Counsel St	0.02mi	3/2.5 (+1)	1,340 (+15%)	1mo	$300,000	$224	69
208 Counsel St	0.02mi	3/2.5 (+1)	1,340 (+15%)	3mo	$296,000	$221	67
75490 Harvester St	0.61mi	2/2.5	1,167 (0%)	9mo	$255,000	$219	64
75450 Harvester St	0.61mi	3/2.5 (+1)	1,332 (+14%)	14mo	$262,000	$197	32

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: 19.7%
• Equity multiple: 2.60×
• Total profit: $120,728
• Equity at exit: $242,856

10-year hold

• IRR: 18.0%
• Equity multiple: 5.97×
• Total profit: $375,495
• Equity at exit: $523,729

Cash invested: $75,482 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,844 medium
• Mortgage (P&I): −$1,414
• Tax est. 1.5%: −$337 /mo · $4,044/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-407

Break-even live

Break-even rent $2,358

Max offer price $210,742

Occupancy floor —

Sensitivity live

Price	-10% $-220	-5% $-313	+0% $-407	+5% $-500	+10% $-593
Rent	-10% $-552	-5% $-479	+0% $-407	+5% $-334	+10% $-261
Rate	-1.0pp $-271	-0.5pp $-338	base $-407	+0.5pp $-476	+1.0pp $-548

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: $67,394
• Closing costs: $8,087
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8701 Hillpointe Cir Yulee, FL	2.0	2.0	1170	$1,647	$1.41	9d	15	0.14mi
75530 Harvester St Yulee, FL	2.0	2.5	1168	$1,895	$1.62	6d	1	0.58mi
125 Daydream Ave Yulee, FL	1.0–2.0	1.0–2.0	897	$1,971	$2.20	0d	11	1.35mi
74700 Mills Preserve Cir Yulee, FL	1.0–3.0	1.0–2.0	1127	$1,758	$1.56	25d	1	1.44mi

Listing history 15 events

1. 2026-06-21
   days on market $265,990 Active 255 DOM
2. 2026-06-18
   days on market $265,990 Active 252 DOM
3. 2026-06-17
   days on market $265,990 Active 251 DOM
4. 2026-06-16
   days on market $265,990 Active 250 DOM
5. 2026-06-15
   days on market $265,990 Active 249 DOM
6. 2026-06-13
   days on market $265,990 Active 247 DOM
7. 2026-06-13
   days on market $265,990 Active 246 DOM
8. 2026-06-09
   days on market $265,990 Active 243 DOM
9. 2026-06-08
   days on market $265,990 Active 242 DOM
10. 2026-06-07
    days on market $265,990 Active 241 DOM
11. 2026-06-05
    days on market $265,990 Active 238 DOM
12. 2026-06-03
    days on market $265,990 Active 237 DOM
13. 2026-06-02
    days on market $265,990 Active 236 DOM
14. 2026-06-01
    days on market $265,990 Active 235 DOM
15. 2026-05-31
    days on market $265,990 Active 234 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) · 17% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 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 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,122
• − Mortgage interest: −$15,101
• − Property taxes: −$4,044
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$7,842
• Taxable loss: −$9,752
• Est. tax savings @ 24.0%: +$2,340
• After-tax cash flow: $-2,539/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