528 S 13th Ter · Fernandina Beach, FL 30234

$425,000

3 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 74 Days on market

Built 1997 4,791 sqft lot Est $406k · at est.

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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 +8.0/30.0
• Appreciation +6.5/10.0
• Schools +6.0/10.0
• ARV discount +5.4/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.3/10.0

Listing remarks

3-bedroom, 2-bath home on Amelia Island with a 2-car garage in a fantastic central location, just minutes from the beach and Historic Downtown Fernandina. This 1,252-square-foot home features a great layout, with high ceilings in the living room, creating an open, airy feel. The fenced backyard is perfect for entertaining, relaxing, or letting pets play, and includes a shed for additional storage. The roof is less than 4 years old, adding peace of mind for the new owner. Located in sought-after Nassau County with access to A-rated schools, and within walking distance to the middle and high school, this home combines comfort, convenience, and island living.

Key facts

• Shed for storage
• Fenced backyard
• 4,791 sq ft lot

Tags

• FENCED BACKYARD
• SHED FOR STORAGE
• ROOF LESS THAN 4 YEARS OLD
• ACCESS TO A RATED SCHOOLS

Property features AI

Exterior

• Parking: Two-car garage with garage door opener
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story home; Frame construction; Shingle roof; Resale property; Zoned R-2; 50 by 100 lot, paved road access
• Construction: Built by Atlantic Builders Inc
• Exterior features: Fenced yard; Rear porch; Open deck; Patio

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove; Icemaker
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Ceiling fans; Cable TV available; Window treatments including blinds and drapes; Aluminum window frames
• Laundry & utility: Washer; Dryer; Owned water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-428 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $349k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (37.2% below list).
• Recommended offer: $267k (37.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 1.2% in Fernandina Beach — 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 72/100 on livability (#369 in FL) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: cost of living D, amenities F, commute 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: 2 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 953 units permitted in Nassau County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($3k loan paydown + $12k appreciation (2.9% local appreciation)).
• Nassau County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($400k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $165k; list at $425k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,981 (37.2% 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 74 days. Have you received any prior offers? Is the seller open to a 37% 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 A-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: 0.63% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.32%
• DSCR: 0.81
• GRM: 13.3

CMA / ARV

• ARV (on-the-fly): $405,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 S 14 St	0.08mi	3/1.0	1,231 (-2%)	1mo	$320,000	$260	88
419 S 12th St	0.21mi	3/2.0	1,325 (+6%)	4mo	$200,000	$151	77
929 S 9th St	0.50mi	3/2.0	1,252 (0%)	3mo	$452,400	$361	74
728 9th St	0.38mi	4/2.0 (+1)	1,276 (+2%)	2mo	$220,000	$172	72
728 9th St #A&B	0.38mi	4/2.0 (+1)	1,276 (+2%)	2mo	$220,000	$172	72
112 S 14th	0.41mi	3/2.0	1,360 (+9%)	4mo	$400,000	$294	64
1120 Natures Walk Dr #A	0.64mi	2/2.0 (-1)	1,274 (+2%)	0mo	$419,000	$329	62
710 S 7th St	0.47mi	3/2.5	1,391 (+11%)	1mo	$450,000	$324	57
1314 Beech St	0.31mi	2/2.0 (-1)	1,085 (-13%)	4mo	$545,000	$502	55
73 Oak Grove Pl	0.38mi	2/1.0 (-1)	1,095 (-12%)	3mo	$365,000	$333	50
19 Oak Grove Pl	0.45mi	2/1.0 (-1)	1,086 (-13%)	3mo	$300,000	$276	45
429 S 5th St	0.58mi	2/2.5 (-1)	1,437 (+15%)	2mo	$710,000	$494	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.18×
• Total profit: $21,763
• Equity at exit: $188,997

10-year hold

• IRR: 6.6%
• Equity multiple: 1.99×
• Total profit: $117,915
• Equity at exit: $289,644

Cash invested: $119,000 (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 30234

• Home prices YoY: 0.8%
• Active inventory: 2
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,670 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$131 /mo · $1,575/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-428

Break-even live

Break-even rent $3,211

Max offer price $349,407

Occupancy floor —

Sensitivity live

Price	-10% $-187	-5% $-308	+0% $-428	+5% $-548	+10% $-668
Rent	-10% $-639	-5% $-533	+0% $-428	+5% $-322	+10% $-217
Rate	-1.0pp $-214	-0.5pp $-320	base $-428	+0.5pp $-538	+1.0pp $-650

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 S 15th St Fernandina Beach, FL	2.0	2.0	1152	$2,900	$2.52	25d	1	0.22mi
216 Citrona Dr Fernandina Beach, FL	3.0	2.0	1125	$2,600	$2.31	16d	1	0.59mi
514 S 4th St Unit B Fernandina Beach, FL	2.0	2.0	1000	$3,000	$3.00	6d	1	0.59mi
1502 Broome St Fernandina Beach, FL	3.0	1.0	1199	$2,250	$1.88	25d	1	0.68mi
724 N 14th St Fernandina Beach, FL	3.0	2.0	1008	$2,495	$2.48	17d	1	1.15mi
57 S Fletcher Ave Unit A2 Fernandina Beach, FL	2.0	1.0	1025	$2,450	$2.39	25d	1	1.23mi
631 Tarpon Ave Fernandina Beach, FL	2.0	1.0	1053	$1,900	$1.80	16d	1	1.48mi

Listing history 22 events

1. 2026-06-21
   days on market $425,000 Active 74 DOM
2. 2026-06-18
   days on market $425,000 Active 71 DOM
3. 2026-06-17
   days on market $425,000 Active 70 DOM
4. 2026-06-16
   days on market $425,000 Active 69 DOM
5. 2026-06-15
   days on market $425,000 Active 68 DOM
6. 2026-06-13
   days on market $425,000 Active 66 DOM
7. 2026-06-13
   days on market $425,000 Active 65 DOM
8. 2026-06-09
   days on market $425,000 Active 62 DOM
9. 2026-06-08
   days on market $425,000 Active 61 DOM
10. 2026-06-07
    days on market $425,000 Active 60 DOM
11. 2026-06-05
    days on market $425,000 Active 57 DOM
12. 2026-06-03
    days on market $425,000 Active 56 DOM
13. 2026-06-02
    days on market $425,000 Active 55 DOM
14. 2026-06-01
    days on market $425,000 Active 54 DOM
15. 2026-05-31
    days on market $425,000 Active 53 DOM
16. 2026-05-19
    price $425,000
17. 2026-04-08
    listed $450,000 Active
18. 2023-01-10
    soldstatus $165,000
19. 1999-05-24
    soldstatus $12,900
20. 1998-12-29
    soldstatus $123,500
21. 1997-03-04
    soldstatus $72,300
22. 1996-11-27
    soldstatus $22,500

ⓘ 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: $1,575 · $131/mo
• Projected year-2 tax: $3,528 · $294/mo
• Expected delta: +$1,953/yr (+$163/mo · 124.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,038
• − Mortgage interest: −$23,807
• − Property taxes: −$1,575
• − Insurance: −$2,125
• − Repairs & maintenance: −$2,563
• − Management: −$2,563
• − Depreciation: −$12,364
• Taxable loss: −$12,958
• Est. tax savings @ 24.0%: +$3,110
• After-tax cash flow: $-2,025/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 — Fernandina Beach

• Score: 72/100
• State rank: #369
• US rank: #6484

Category grades

Amenities F Commute F Cost of living D Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fernandina Beach, FL
• City population: 41,029
• Population (ZIP): 1,920

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: Majority Black (64%)
• Race & ethnicity: Black 64% White 32% Two or more races 3%
• Common ancestry: Italian 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▲ 2.91%
• Current HPI: 358.7694
• Rent YoY: —
• Metro: —
• 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

+1788.9% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $425,000 AINCAR
• 2026-04-08 Listed $450,000 AINCAR
• 2023-01-10 Sold (Public Records) $165,000 Public Records
• 1999-05-24 Sold (Public Records) $12,900 Public Records
• 1998-12-29 Sold (Public Records) $123,500 Public Records
• 1997-03-04 Sold (Public Records) $72,300 Public Records
• 1996-11-27 Sold (Public Records) $22,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,575 · +2.1% YoY. Source: county tax records.