86087 Creekwood Dr · Yulee, FL 32097

$430,000

3 bd · 2.0 ba · 2,135 sqft · SingleFamily public records · 23 Days on market

Built 2001 0.40 ac lot Est $465k · 8% under $20/mo HOA · 1% of rent

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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).

• ARV discount +10.9/15.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• Cash flow +5.8/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Nassau county living at its best! This 4 bedroom 2 bath home is situated on nearly a half acre pond front lot in a well-established neighborhood in the heart of Yulee Florida. Nearly 2500 ft.² split/open floor plan features large formal living and dining as well as big family room highlighted by built-in shelving and lots of natural lighting. The open air kitchen features wood cabinetry and stainless steel appliances. Tile flooring throughout all main spaces and brand new carpet in owners bedroom and spares. The huge master and en suite feature garden tub, separate shower and spacious walk-in closets. Beautiful shaded fenced -in backyard with Waterview. ROOF IS ONLY4 YEARS OLD ! A-RATED SCHOOL DISTRICT. Just minutes from the beaches, Amelia Island and historic downtown Fernandina

Key facts

• Newer roof
• Fruit trees
• 0.4 acre lot

Tags

• PRIVATE FULLY FENCED BACKYARD
• FRUIT TREES
• NEWER ROOF
• FULLY PAID-OFF SOLAR PANELS
• SPLIT-BEDROOM FLOOR PLAN
• FORMAL LIVING AND DINING ROOMS

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $235

Exterior

• Parking: Two-car garage (detached/attached not specified)
• Utilities: Public water; Public sewer; Cable available; Solar features
• Home design: Single-story; Resale property; Built with brick veneer and frame; Shingle roof; Irregular lot; Paved road access; Zoned RSF-1; Builder: Atlantic Builders
• Construction: Brick veneer and frame construction; Shingle roof
• Exterior features: Fenced yard; Fruit trees; Rear screened porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Stove
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fan(s); Window treatments; Insulated windows; Blinds

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $430k.

Deal economics

• At list price, monthly cash flow is $-861 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (35.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (41.5% below list).
• Recommended offer: $252k (41.5% 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); 601 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 953 units permitted in Nassau County in 2024 (24 in 5+ unit buildings).
• This rent runs 32% 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 $46k of equity ($3k loan paydown + $43k 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 ~$74k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($424k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,750 (41.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.59% ✗
• Cap rate: 3.89%
• Cash-on-cash: -8.58%
• DSCR: 0.62
• GRM: 14.2

CMA / ARV

• ARV (on-the-fly): $465,430
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86305 Meadowfield Bluffs Rd	0.14mi	3/2.0	2,143 (+0%)	4mo	$725,000	$338	89
86271 Riverwood Dr	0.06mi	3/2.0	2,033 (-5%)	6mo	$457,000	$225	84
86363 Meadowfield Bluffs Rd	0.12mi	3/2.0	2,031 (-5%)	5mo	$729,000	$359	82
86055 Creekwood Dr	0.02mi	4/2.0 (+1)	2,183 (+2%)	12mo	$450,000	$206	80
86028 Creekwood Dr	0.06mi	3/2.0	2,391 (+12%)	3mo	$475,000	$199	75
86623 Riverwood Dr	0.28mi	3/2.0	2,004 (-6%)	5mo	$390,000	$195	73
464 Peppervine Way	0.49mi	3/3.0	2,140 (+0%)	2mo	$467,190	$218	71
86341 Meadowfield Bluffs Rd	0.10mi	4/2.5 (+1)	2,372 (+11%)	2mo	$708,000	$298	69
86213 Meadowwood Dr	0.26mi	4/3.0 (+1)	2,205 (+3%)	14mo	$475,000	$215	62
86426 Riverwood Dr	0.14mi	3/2.0	1,889 (-12%)	16mo	$340,000	$180	61
86599 Meadowwood Dr	0.66mi	4/3.0 (+1)	2,208 (+3%)	13mo	$625,000	$283	44
85738 Bostick Wood Dr	0.67mi	3/3.0	2,318 (+9%)	13mo	$400,575	$173	40

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: 18.2%
• Equity multiple: 2.49×
• Total profit: $179,005
• Equity at exit: $387,378

10-year hold

• IRR: 17.0%
• Equity multiple: 5.73×
• Total profit: $569,583
• Equity at exit: $835,395

Cash invested: $120,400 (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: 601
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,518 high
• Mortgage (P&I): −$2,255
• Tax from tax record: −$396 /mo · $4,749/yr
• Insurance: −$179
• HOA: −$20
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-861

Break-even live

Break-even rent $3,607

Max offer price $277,883

Occupancy floor —

Sensitivity live

Price	-10% $-618	-5% $-739	+0% $-861	+5% $-983	+10% $-1,105
Rent	-10% $-1,060	-5% $-961	+0% $-861	+5% $-762	+10% $-662
Rate	-1.0pp $-645	-0.5pp $-752	base $-861	+0.5pp $-973	+1.0pp $-1,086

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
86088 Meadowridge Ct Yulee, FL	4.0	3.0	2175	$2,600	$1.20	25d	1	0.27mi
86131 Hopper Ln Yulee, FL	3.0	2.0	1664	$1,650	$0.99	25d	1	0.87mi
86040 Hopper Ln Yulee, FL	3.0	2.0	1664	$1,650	$0.99	18d	1	0.95mi
86092 Knotted Oak Way Unit Bedroom 1 Yulee, FL	4.0	3.0	2414	$825	$0.34	18d	1	0.95mi
85099 Shinnecock Hills Dr Fernandina Beach, FL	4.0	3.0	2201	$3,200	$1.45	18d	1	1.10mi
96013 Waters Ct Fernandina Beach, FL	3.0	2.0	1628	$2,395	$1.47	5d	1	1.19mi

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: water

Listing history 15 events

1. 2026-06-21
   days on market $430,000 Active 23 DOM
2. 2026-06-18
   days on market $430,000 Active 20 DOM
3. 2026-06-17
   days on market $430,000 Active 19 DOM
4. 2026-06-16
   days on market $430,000 Active 18 DOM
5. 2026-06-15
   days on market $430,000 Active 17 DOM
6. 2026-06-13
   days on market $430,000 Active 15 DOM
7. 2026-06-13
   days on market $430,000 Active 14 DOM
8. 2026-06-09
   days on market $430,000 Active 11 DOM
9. 2026-06-08
   days on market $430,000 Active 10 DOM
10. 2026-06-07
    days on market $430,000 Active 9 DOM
11. 2026-06-05
    days on market $430,000 Active 6 DOM
12. 2026-06-03
    days on market $430,000 Active 5 DOM
13. 2026-06-02
    days on market $430,000 Active 4 DOM
14. 2026-06-01
    days on market $430,000 Active 3 DOM
15. 2026-05-31
    days on market $430,000 Active 2 DOM

ⓘ 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: $4,749 · $396/mo
• Projected year-2 tax: $4,749 · $396/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 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 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,210
• − Mortgage interest: −$24,087
• − Property taxes: −$4,749
• − Insurance: −$2,150
• − Repairs & maintenance: −$2,417
• − Management: −$2,417
• − HOA: −$240
• − Depreciation: −$12,509
• Taxable loss: −$18,359
• Est. tax savings @ 24.0%: +$4,406
• After-tax cash flow: $-5,927/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

+667.9% since first listed

12 events — show timeline

• 2026-06-26 Listed $430,000 AINCAR
• 2022-11-17 Sold (Public Records) $440,000 Public Records
• 2022-11-16 Sold (MLS) $440,000 AINCAR
• 2022-11-16 Sold (MLS) $440,000 realMLS
• 2022-11-14 Pending — AINCAR
• 2022-10-23 Pending — realMLS
• 2022-10-13 Price Changed $449,000 AINCAR
• 2022-10-11 Price Changed $449,000 realMLS
• 2022-09-12 Listed $465,000 AINCAR
• 2022-08-16 Listed $465,000 realMLS
• 2006-03-08 Sold (Public Records) $290,000 Public Records
• 2001-02-08 Sold (Public Records) $56,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $4,749 · +1.3% YoY. Source: county tax records.