96112 Pirates Bluff Rd · Yulee, FL 32097

$569,990

6 bd · 4.0 ba · 2,782 sqft · Land · 152 Days on market

Built 2025 $83/mo HOA · 3% of rent ↓ 8% since listing

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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
• Schools +6.0/10.0
• Cash flow +5.0/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Introducing the Fleming II with Bonus-a beautifully designed two-story home that delivers the perfect blend of space, style, and smart storage. Offering 6 bedrooms, 4 full bathrooms, and 2,807 square feet of thoughtfully planned living space, this versatile floorplan is ideal for today's modern lifestyle. Step inside through striking double front doors to an open-concept main level designed for effortless living and entertaining. The kitchen anchors the home with a large shiplap-wrapped island, generous cabinetry, and a seamless connection to the great room-creating a warm, inviting space for gatherings big or small. A flex room just off the kitchen adds valuable versatility and can easily serve as a home office, playroom, or formal dining area. The primary suite is a true retreat, featuring an oversized walk-in closet and a spa-inspired bathroom complete with a frameless glass shower and garden tub combination. Upstairs, the bonus room provides additional living space perfect for a media room, game room, or private guest area. Additional highlights include wood stair treads and risers, upgraded Berber carpet in all bedrooms, a laundry room with built-in cabinets, and a beautifully finished tile-to-ceiling shower in the secondary bathroom. With its smart layout, abundant storage, and stylish finishes throughout, the Fleming II with Bonus offers comfort, flexibility, and timeless appeal-all in one exceptional home.

Key facts

• Spa-like bath
• Primary suite
• Large walk-in closet

Tags

• OPEN-CONCEPT MAIN LEVEL
• GENEROUS KITCHEN ISLAND
• FLEXIBLE ROOM OFF KITCHEN
• PRIMARY SUITE
• LARGE WALK-IN CLOSET
• SPA-LIKE BATH

Property features AI

Finance

• HOA & community: Has association; Association fee $1,000 annually

Exterior

• Parking: Garage; 2-car garage
• Utilities: Cable available
• Home design: Single family residence
• Exterior features: Residential use; No private pool

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Disposal
• Bedrooms: 6 bedrooms
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Disposal; Electric cooktop; Electric oven; Microwave

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath land listed at $570k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $332k (41.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (52.9% below list).
• Recommended offer: $269k (52.9% below list) — sets the bar for 1% rule.

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; solid renter incomes; 953 units permitted in Nassau County in 2024 (24 in 5+ unit buildings).
• This rent runs 35% 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 $61k of equity ($4k loan paydown + $57k 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 ~$98k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($502k) is reasonable based on typical stale-listing flexibility.
• 8 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.

Recommended offer $268,579 (52.9% 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 152 days. Have you received any prior offers? Is the seller open to a 53% 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: 0.47% ✗
• Cap rate: 3.46%
• Cash-on-cash: -10.13%
• DSCR: 0.55
• GRM: 17.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.1%
• Equity multiple: 2.40×
• Total profit: $224,022
• Equity at exit: $513,492

10-year hold

• IRR: 16.2%
• Equity multiple: 5.55×
• Total profit: $726,063
• Equity at exit: $1,107,365

Cash invested: $159,597 (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: 17.7×

Monthly cashflow live

• Estimated rent: $2,686 medium
• Mortgage (P&I): −$2,989
• Tax from tax record: −$160 /mo · $1,919/yr
• Insurance: −$237
• HOA: −$83
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $-1,348

Break-even live

Break-even rent $4,392

Max offer price $331,909

Occupancy floor —

Sensitivity live

Price	-10% $-1,025	-5% $-1,186	+0% $-1,348	+5% $-1,509	+10% $-1,670
Rent	-10% $-1,560	-5% $-1,454	+0% $-1,348	+5% $-1,242	+10% $-1,136
Rate	-1.0pp $-1,061	-0.5pp $-1,203	base $-1,348	+0.5pp $-1,495	+1.0pp $-1,646

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: $142,498
• Closing costs: $17,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 33 events

1. 2026-06-18
   days on market $569,990 Active 152 DOM
2. 2026-06-17
   days on market $569,990 Active 151 DOM
3. 2026-06-16
   days on market $569,990 Active 150 DOM
4. 2026-06-15
   days on market $569,990 Active 149 DOM
5. 2026-06-13
   days on market $569,990 Active 147 DOM
6. 2026-06-13
   days on market $569,990 Active 146 DOM
7. 2026-06-09
   days on market $569,990 Active 143 DOM
8. 2026-06-08
   days on market $569,990 Active 142 DOM
9. 2026-06-07
   days on market $569,990 Active 141 DOM
10. 2026-06-05
    days on market $569,990 Active 138 DOM
11. 2026-06-03
    days on market $569,990 Active 137 DOM
12. 2026-06-02
    days on market $569,990 Active 136 DOM
13. 2026-06-01
    days on market $569,990 Active 135 DOM
14. 2026-05-31
    days on market $569,990 Active 134 DOM
15. 2026-02-23
    status Active 1437-char remark

    Show marketing remark (1437 chars)

    Introducing the Fleming II with Bonus-a beautifully designed two-story home that delivers the perfect blend of space, style, and smart storage. Offering 6 bedrooms, 4 full bathrooms, and 2,807 square feet of thoughtfully planned living space, this versatile floorplan is ideal for today's modern lifestyle. Step inside through striking double front doors to an open-concept main level designed for effortless living and entertaining. The kitchen anchors the home with a large shiplap-wrapped island, generous cabinetry, and a seamless connection to the great room-creating a warm, inviting space for gatherings big or small. A flex room just off the kitchen adds valuable versatility and can easily serve as a home office, playroom, or formal dining area. The primary suite is a true retreat, featuring an oversized walk-in closet and a spa-inspired bathroom complete with a frameless glass shower and garden tub combination. Upstairs, the bonus room provides additional living space perfect for a media room, game room, or private guest area. Additional highlights include wood stair treads and risers, upgraded Berber carpet in all bedrooms, a laundry room with built-in cabinets, and a beautifully finished tile-to-ceiling shower in the secondary bathroom. With its smart layout, abundant storage, and stylish finishes throughout, the Fleming II with Bonus offers comfort, flexibility, and timeless appeal-all in one exceptional home.

16. 2026-02-23
    historical 1437-char remark

    Show marketing remark (1437 chars)

    Introducing the Fleming II with Bonus-a beautifully designed two-story home that delivers the perfect blend of space, style, and smart storage. Offering 6 bedrooms, 4 full bathrooms, and 2,807 square feet of thoughtfully planned living space, this versatile floorplan is ideal for today's modern lifestyle. Step inside through striking double front doors to an open-concept main level designed for effortless living and entertaining. The kitchen anchors the home with a large shiplap-wrapped island, generous cabinetry, and a seamless connection to the great room-creating a warm, inviting space for gatherings big or small. A flex room just off the kitchen adds valuable versatility and can easily serve as a home office, playroom, or formal dining area. The primary suite is a true retreat, featuring an oversized walk-in closet and a spa-inspired bathroom complete with a frameless glass shower and garden tub combination. Upstairs, the bonus room provides additional living space perfect for a media room, game room, or private guest area. Additional highlights include wood stair treads and risers, upgraded Berber carpet in all bedrooms, a laundry room with built-in cabinets, and a beautifully finished tile-to-ceiling shower in the secondary bathroom. With its smart layout, abundant storage, and stylish finishes throughout, the Fleming II with Bonus offers comfort, flexibility, and timeless appeal-all in one exceptional home.

17. 2026-01-07
    price $569,990 1437-char remark

    Show marketing remark (1081 chars)

    Take advantage of this Builder's incentive: Fixed Rate 4.99% ©Jet HomeLoans Valid thru April 2026, contact agent with additional questions or review full disclosure in attachments! Introducing the Fleming II with Bonus, a spacious and versatile home offering 2,807 square feet of beautifully designed living space. This two-story layout features an open-concept main level with a generous kitchen island flowing seamlessly into the great room — perfect for entertaining or relaxed everyday living. A flexible room off the kitchen works perfectly as a home office, playroom, or formal dining area. The primary suite is a private retreat with a large walk-in closet and spa-like bath. Upstairs, the bonus room offers even more options — ideal for a media room, guest suite, or game space. With a 3-car garage, smart design, and stylish finishes throughout, the Fleming II w/ Bonus delivers comfort, function, and timeless appeal. Located in Pirates Bluff, a peaceful community close to top schools, shopping, and just a short drive to Amelia Island beaches and I-95.

18. 2026-01-07
    price $569,990 1081-char remark

    Show marketing remark (1081 chars)

    Take advantage of this Builder's incentive: Fixed Rate 4.99% ©Jet HomeLoans Valid thru April 2026, contact agent with additional questions or review full disclosure in attachments! Introducing the Fleming II with Bonus, a spacious and versatile home offering 2,807 square feet of beautifully designed living space. This two-story layout features an open-concept main level with a generous kitchen island flowing seamlessly into the great room — perfect for entertaining or relaxed everyday living. A flexible room off the kitchen works perfectly as a home office, playroom, or formal dining area. The primary suite is a private retreat with a large walk-in closet and spa-like bath. Upstairs, the bonus room offers even more options — ideal for a media room, guest suite, or game space. With a 3-car garage, smart design, and stylish finishes throughout, the Fleming II w/ Bonus delivers comfort, function, and timeless appeal. Located in Pirates Bluff, a peaceful community close to top schools, shopping, and just a short drive to Amelia Island beaches and I-95.

19. 2026-01-06
    status Active 1437-char remark

    Show marketing remark (1437 chars)

    Introducing the Fleming II with Bonus-a beautifully designed two-story home that delivers the perfect blend of space, style, and smart storage. Offering 6 bedrooms, 4 full bathrooms, and 2,807 square feet of thoughtfully planned living space, this versatile floorplan is ideal for today's modern lifestyle. Step inside through striking double front doors to an open-concept main level designed for effortless living and entertaining. The kitchen anchors the home with a large shiplap-wrapped island, generous cabinetry, and a seamless connection to the great room-creating a warm, inviting space for gatherings big or small. A flex room just off the kitchen adds valuable versatility and can easily serve as a home office, playroom, or formal dining area. The primary suite is a true retreat, featuring an oversized walk-in closet and a spa-inspired bathroom complete with a frameless glass shower and garden tub combination. Upstairs, the bonus room provides additional living space perfect for a media room, game room, or private guest area. Additional highlights include wood stair treads and risers, upgraded Berber carpet in all bedrooms, a laundry room with built-in cabinets, and a beautifully finished tile-to-ceiling shower in the secondary bathroom. With its smart layout, abundant storage, and stylish finishes throughout, the Fleming II with Bonus offers comfort, flexibility, and timeless appeal-all in one exceptional home.

20. 2025-11-14
    status Active
21. 2025-11-13
    status Active 1081-char remark

    Show marketing remark (1081 chars)

    Take advantage of this Builder's incentive: Fixed Rate 4.99% ©Jet HomeLoans Valid thru April 2026, contact agent with additional questions or review full disclosure in attachments! Introducing the Fleming II with Bonus, a spacious and versatile home offering 2,807 square feet of beautifully designed living space. This two-story layout features an open-concept main level with a generous kitchen island flowing seamlessly into the great room — perfect for entertaining or relaxed everyday living. A flexible room off the kitchen works perfectly as a home office, playroom, or formal dining area. The primary suite is a private retreat with a large walk-in closet and spa-like bath. Upstairs, the bonus room offers even more options — ideal for a media room, guest suite, or game space. With a 3-car garage, smart design, and stylish finishes throughout, the Fleming II w/ Bonus delivers comfort, function, and timeless appeal. Located in Pirates Bluff, a peaceful community close to top schools, shopping, and just a short drive to Amelia Island beaches and I-95.

22. 2025-11-04
    status Pending
23. 2025-11-04
    historical
24. 2025-10-30
    status Pending 1081-char remark

    Show marketing remark (1081 chars)

    Take advantage of this Builder's incentive: Fixed Rate 4.99% ©Jet HomeLoans Valid thru April 2026, contact agent with additional questions or review full disclosure in attachments! Introducing the Fleming II with Bonus, a spacious and versatile home offering 2,807 square feet of beautifully designed living space. This two-story layout features an open-concept main level with a generous kitchen island flowing seamlessly into the great room — perfect for entertaining or relaxed everyday living. A flexible room off the kitchen works perfectly as a home office, playroom, or formal dining area. The primary suite is a private retreat with a large walk-in closet and spa-like bath. Upstairs, the bonus room offers even more options — ideal for a media room, guest suite, or game space. With a 3-car garage, smart design, and stylish finishes throughout, the Fleming II w/ Bonus delivers comfort, function, and timeless appeal. Located in Pirates Bluff, a peaceful community close to top schools, shopping, and just a short drive to Amelia Island beaches and I-95.

25. 2025-09-21
    historical 1437-char remark

    Show marketing remark (1437 chars)

    Introducing the Fleming II with Bonus-a beautifully designed two-story home that delivers the perfect blend of space, style, and smart storage. Offering 6 bedrooms, 4 full bathrooms, and 2,807 square feet of thoughtfully planned living space, this versatile floorplan is ideal for today's modern lifestyle. Step inside through striking double front doors to an open-concept main level designed for effortless living and entertaining. The kitchen anchors the home with a large shiplap-wrapped island, generous cabinetry, and a seamless connection to the great room-creating a warm, inviting space for gatherings big or small. A flex room just off the kitchen adds valuable versatility and can easily serve as a home office, playroom, or formal dining area. The primary suite is a true retreat, featuring an oversized walk-in closet and a spa-inspired bathroom complete with a frameless glass shower and garden tub combination. Upstairs, the bonus room provides additional living space perfect for a media room, game room, or private guest area. Additional highlights include wood stair treads and risers, upgraded Berber carpet in all bedrooms, a laundry room with built-in cabinets, and a beautifully finished tile-to-ceiling shower in the secondary bathroom. With its smart layout, abundant storage, and stylish finishes throughout, the Fleming II with Bonus offers comfort, flexibility, and timeless appeal-all in one exceptional home.

26. 2025-09-06
    price $589,990 1437-char remark

    Show marketing remark (1437 chars)

    Introducing the Fleming II with Bonus-a beautifully designed two-story home that delivers the perfect blend of space, style, and smart storage. Offering 6 bedrooms, 4 full bathrooms, and 2,807 square feet of thoughtfully planned living space, this versatile floorplan is ideal for today's modern lifestyle. Step inside through striking double front doors to an open-concept main level designed for effortless living and entertaining. The kitchen anchors the home with a large shiplap-wrapped island, generous cabinetry, and a seamless connection to the great room-creating a warm, inviting space for gatherings big or small. A flex room just off the kitchen adds valuable versatility and can easily serve as a home office, playroom, or formal dining area. The primary suite is a true retreat, featuring an oversized walk-in closet and a spa-inspired bathroom complete with a frameless glass shower and garden tub combination. Upstairs, the bonus room provides additional living space perfect for a media room, game room, or private guest area. Additional highlights include wood stair treads and risers, upgraded Berber carpet in all bedrooms, a laundry room with built-in cabinets, and a beautifully finished tile-to-ceiling shower in the secondary bathroom. With its smart layout, abundant storage, and stylish finishes throughout, the Fleming II with Bonus offers comfort, flexibility, and timeless appeal-all in one exceptional home.

27. 2025-09-05
    price $589,990

    Show marketing remark (1081 chars)

    Take advantage of this Builder's incentive: Fixed Rate 4.99% ©Jet HomeLoans Valid thru April 2026, contact agent with additional questions or review full disclosure in attachments! Introducing the Fleming II with Bonus, a spacious and versatile home offering 2,807 square feet of beautifully designed living space. This two-story layout features an open-concept main level with a generous kitchen island flowing seamlessly into the great room — perfect for entertaining or relaxed everyday living. A flexible room off the kitchen works perfectly as a home office, playroom, or formal dining area. The primary suite is a private retreat with a large walk-in closet and spa-like bath. Upstairs, the bonus room offers even more options — ideal for a media room, guest suite, or game space. With a 3-car garage, smart design, and stylish finishes throughout, the Fleming II w/ Bonus delivers comfort, function, and timeless appeal. Located in Pirates Bluff, a peaceful community close to top schools, shopping, and just a short drive to Amelia Island beaches and I-95.

28. 2025-09-05
    price $589,990 1081-char remark

    Show marketing remark (1081 chars)

    Take advantage of this Builder's incentive: Fixed Rate 4.99% ©Jet HomeLoans Valid thru April 2026, contact agent with additional questions or review full disclosure in attachments! Introducing the Fleming II with Bonus, a spacious and versatile home offering 2,807 square feet of beautifully designed living space. This two-story layout features an open-concept main level with a generous kitchen island flowing seamlessly into the great room — perfect for entertaining or relaxed everyday living. A flexible room off the kitchen works perfectly as a home office, playroom, or formal dining area. The primary suite is a private retreat with a large walk-in closet and spa-like bath. Upstairs, the bonus room offers even more options — ideal for a media room, guest suite, or game space. With a 3-car garage, smart design, and stylish finishes throughout, the Fleming II w/ Bonus delivers comfort, function, and timeless appeal. Located in Pirates Bluff, a peaceful community close to top schools, shopping, and just a short drive to Amelia Island beaches and I-95.

29. 2025-08-14
    price $619,990 1437-char remark

    Show marketing remark (1437 chars)

    Introducing the Fleming II with Bonus-a beautifully designed two-story home that delivers the perfect blend of space, style, and smart storage. Offering 6 bedrooms, 4 full bathrooms, and 2,807 square feet of thoughtfully planned living space, this versatile floorplan is ideal for today's modern lifestyle. Step inside through striking double front doors to an open-concept main level designed for effortless living and entertaining. The kitchen anchors the home with a large shiplap-wrapped island, generous cabinetry, and a seamless connection to the great room-creating a warm, inviting space for gatherings big or small. A flex room just off the kitchen adds valuable versatility and can easily serve as a home office, playroom, or formal dining area. The primary suite is a true retreat, featuring an oversized walk-in closet and a spa-inspired bathroom complete with a frameless glass shower and garden tub combination. Upstairs, the bonus room provides additional living space perfect for a media room, game room, or private guest area. Additional highlights include wood stair treads and risers, upgraded Berber carpet in all bedrooms, a laundry room with built-in cabinets, and a beautifully finished tile-to-ceiling shower in the secondary bathroom. With its smart layout, abundant storage, and stylish finishes throughout, the Fleming II with Bonus offers comfort, flexibility, and timeless appeal-all in one exceptional home.

30. 2025-08-12
    listed $619,990 Active 1081-char remark

    Show marketing remark (1081 chars)

    Take advantage of this Builder's incentive: Fixed Rate 4.99% ©Jet HomeLoans Valid thru April 2026, contact agent with additional questions or review full disclosure in attachments! Introducing the Fleming II with Bonus, a spacious and versatile home offering 2,807 square feet of beautifully designed living space. This two-story layout features an open-concept main level with a generous kitchen island flowing seamlessly into the great room — perfect for entertaining or relaxed everyday living. A flexible room off the kitchen works perfectly as a home office, playroom, or formal dining area. The primary suite is a private retreat with a large walk-in closet and spa-like bath. Upstairs, the bonus room offers even more options — ideal for a media room, guest suite, or game space. With a 3-car garage, smart design, and stylish finishes throughout, the Fleming II w/ Bonus delivers comfort, function, and timeless appeal. Located in Pirates Bluff, a peaceful community close to top schools, shopping, and just a short drive to Amelia Island beaches and I-95.

31. 2025-08-12
    listed $569,990 Active

    Show marketing remark (1081 chars)

    Take advantage of this Builder's incentive: Fixed Rate 4.99% ©Jet HomeLoans Valid thru April 2026, contact agent with additional questions or review full disclosure in attachments! Introducing the Fleming II with Bonus, a spacious and versatile home offering 2,807 square feet of beautifully designed living space. This two-story layout features an open-concept main level with a generous kitchen island flowing seamlessly into the great room — perfect for entertaining or relaxed everyday living. A flexible room off the kitchen works perfectly as a home office, playroom, or formal dining area. The primary suite is a private retreat with a large walk-in closet and spa-like bath. Upstairs, the bonus room offers even more options — ideal for a media room, guest suite, or game space. With a 3-car garage, smart design, and stylish finishes throughout, the Fleming II w/ Bonus delivers comfort, function, and timeless appeal. Located in Pirates Bluff, a peaceful community close to top schools, shopping, and just a short drive to Amelia Island beaches and I-95.

32. 2025-07-24
    listed $675,990 Active 1437-char remark

    Show marketing remark (1437 chars)

    Introducing the Fleming II with Bonus-a beautifully designed two-story home that delivers the perfect blend of space, style, and smart storage. Offering 6 bedrooms, 4 full bathrooms, and 2,807 square feet of thoughtfully planned living space, this versatile floorplan is ideal for today's modern lifestyle. Step inside through striking double front doors to an open-concept main level designed for effortless living and entertaining. The kitchen anchors the home with a large shiplap-wrapped island, generous cabinetry, and a seamless connection to the great room-creating a warm, inviting space for gatherings big or small. A flex room just off the kitchen adds valuable versatility and can easily serve as a home office, playroom, or formal dining area. The primary suite is a true retreat, featuring an oversized walk-in closet and a spa-inspired bathroom complete with a frameless glass shower and garden tub combination. Upstairs, the bonus room provides additional living space perfect for a media room, game room, or private guest area. Additional highlights include wood stair treads and risers, upgraded Berber carpet in all bedrooms, a laundry room with built-in cabinets, and a beautifully finished tile-to-ceiling shower in the secondary bathroom. With its smart layout, abundant storage, and stylish finishes throughout, the Fleming II with Bonus offers comfort, flexibility, and timeless appeal-all in one exceptional home.

33. 2025-05-20
    listed $619,900 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: $1,919 · $160/mo
• Projected year-2 tax: $4,731 · $394/mo
• Expected delta: +$2,812/yr (+$234/mo · 146.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $32,229
• − Mortgage interest: −$31,928
• − Property taxes: −$1,919
• − Insurance: −$2,850
• − Repairs & maintenance: −$2,578
• − Management: −$2,578
• − HOA: −$996
• − Depreciation: −$16,582
• Taxable loss: −$27,202
• Est. tax savings @ 24.0%: +$6,528
• After-tax cash flow: $-9,644/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

-8.1% since first listed

19 events — show timeline

• 2026-02-23 Relisted — Zillow
• 2026-02-23 Delisted — Zillow
• 2026-01-07 Price Changed $569,990 Zillow
• 2026-01-07 Price Changed $569,990 AINCAR
• 2026-01-06 Relisted — Zillow
• 2025-11-14 Relisted — realMLS
• 2025-11-13 Relisted — AINCAR
• 2025-11-04 Pending — realMLS
• 2025-11-04 Listing Removed — realMLS
• 2025-10-30 Pending — AINCAR
• 2025-09-21 Delisted — Zillow
• 2025-09-06 Price Changed $589,990 Zillow
• 2025-09-05 Price Changed $589,990 realMLS
• 2025-09-05 Price Changed $589,990 AINCAR
• 2025-08-14 Price Changed $619,990 Zillow
• 2025-08-12 Listed $569,990 realMLS
• 2025-08-12 Listed $619,990 AINCAR
• 2025-07-24 Listed $675,990 Zillow
• 2025-05-20 Listed $619,900 realMLS

Property tax history

+412.7%/yr

Latest (2025): $1,919 · +412.7% YoY. Source: county tax records.