65860 Edgewater Dr · Jacksonville, FL 32097

$387,000

4 bd · 2.0 ba · 1,812 sqft · SingleFamily · 142 Days on market

Built 2024 9,147 sqft lot Est $352k · 10% over $12/mo HOA ↓ 22% 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
• Cash flow +6.3/30.0
• Schools +6.0/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• ARV discount +3.0/15.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Discover this inviting 4-bedroom, 2-bath home situated on a desirable corner lot in the River Glen community of Yulee. Designed for both comfort and functionality, the open floor plan offers generous living space filled with natural light, making it ideal for everyday living and entertaining. The interior has been well maintained and thoughtfully updated for modern style and convenience. This home also stands out for its energy-efficient features, including solar panels, energy-efficient windows, and appliances that help dramatically reduce utility costs. Step outside to enjoy a fully fenced yard offering privacy and security, complete with a rear gate for easy vehicle access. River Glen residents enjoy a peaceful setting with community amenities including a swimming pool and kiddie pool, plus close proximity to parks, shopping, dining, military bases, and major roadways. This is a wonderful opportunity to own a move-in ready home in a welcoming neighborhood.

Key facts

• Community amenities
• Swimming pool
• Solar panels

Tags

• CORNER LOT
• ENERGY EFFICIENT FEATURES
• SOLAR PANELS
• FULLY FENCED YARD
• COMMUNITY AMENITIES
• SWIMMING POOL

Property features AI

Finance

• Other: Sidewalks in the community
• HOA & community: Community association with annual fee; Association amenities include boat launch, clubhouse, fitness center, grounds maintenance, park and playground; CDD fee applicable

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Public sewer; Cable available; Energy storage device (electric)
• Home design: Single-family residence; One story
• Construction: Fiber cement and frame construction
• Exterior features: Porch with rear screened porch; Privacy fencing in the back yard; Shingle roof; Irregular lot; Asphalt road access; Community pool (not private)

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Kitchen island
• Laundry & utility: In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $387k.

Deal economics

• At list price, monthly cash flow is $-808 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (36.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (34.2% below list).
• Recommended offer: $244k (36.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 83/100 on livability (#50 in FL, #911 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 33% 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 $41k of equity ($3k loan paydown + $39k 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 ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($341k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $244,234 (36.9% 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 142 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.66% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.56%
• DSCR: 0.66
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $351,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65656 Edgewater Dr	0.23mi	4/2.0	1,812 (0%)	3mo	$374,900	$207	87
70013 Misty Lake Ct	0.18mi	4/2.0	1,705 (-6%)	2mo	$329,000	$193	80
65394 River Glen Pkwy	0.21mi	3/2.0 (-1)	1,711 (-6%)	1mo	$348,000	$203	75
65554 Bowfin Spring Ct	0.08mi	4/3.0	2,043 (+13%)	2mo	$400,000	$196	70
65138 Forest Glen Ln	0.53mi	4/2.0	1,856 (+2%)	2mo	$330,000	$178	69
70414 Winding River Dr	0.16mi	4/3.0	2,036 (+12%)	3mo	$387,000	$190	66
78558 Goldfinch Ln	0.64mi	4/2.0	1,871 (+3%)	5mo	$388,000	$207	60
79179 Plummers Creek Dr	0.59mi	4/2.0	1,956 (+8%)	0mo	$420,000	$215	59
65114 Forest Glen Ln	0.53mi	3/2.0 (-1)	1,711 (-6%)	2mo	$332,000	$194	59
77408 Cobblestone Dr	0.60mi	3/2.0 (-1)	1,728 (-5%)	5mo	$334,000	$193	55
65062 Mossy Creek Ln	0.75mi	3/2.0 (-1)	1,874 (+3%)	3mo	$299,000	$160	52
75047 Ravenwood Dr	0.72mi	3/2.0 (-1)	1,630 (-10%)	1mo	$309,900	$190	44

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: 18.0%
• Equity multiple: 2.47×
• Total profit: $159,118
• Equity at exit: $348,640

10-year hold

• IRR: 16.8%
• Equity multiple: 5.69×
• Total profit: $508,688
• Equity at exit: $751,856

Cash invested: $108,360 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,545 high
• Mortgage (P&I): −$2,029
• Tax from tax record: −$491 /mo · $5,892/yr
• Insurance: −$161
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$12
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-808

Break-even live

Break-even rent $3,568

Max offer price $244,234

Occupancy floor —

Sensitivity live

Price	-10% $-589	-5% $-699	+0% $-808	+5% $-918	+10% $-1,027
Rent	-10% $-1,009	-5% $-909	+0% $-808	+5% $-708	+10% $-607
Rate	-1.0pp $-613	-0.5pp $-710	base $-808	+0.5pp $-908	+1.0pp $-1,010

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: $96,750
• Closing costs: $11,610
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65343 River Glen Pkwy Yulee, FL	3.0	2.0	1714	$2,195	$1.28	25d	1	0.22mi
65303 River Glen Pkwy Yulee, FL	4.0	2.0	2160	$2,400	$1.11	25d	1	0.26mi
70305 Winding River Dr Yulee, FL	4.0	3.0	2042	$2,500	$1.22	25d	1	0.30mi
75346 Bridgewater Dr Yulee, FL	3.0	2.0	1711	$2,300	$1.34	25d	1	0.46mi
75075 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,399	$1.29	6d	1	0.50mi
75045 Morning Glen Ct Yulee, FL	3.0	2.0	1685	$2,310	$1.37	22d	1	0.57mi
75008 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,300	$1.24	25d	1	0.58mi
75094 Glenspring Way Yulee, FL	3.0	2.0	2055	$2,500	$1.22	25d	1	0.72mi
65013 Lagoon Forest Dr Yulee, FL	4.0	2.5	2245	$2,800	$1.25	12d	1	0.82mi
75094 Fern Creek Dr Yulee, FL	4.0	2.0	2193	$2,495	$1.14	3d	1	0.83mi
74700 Mills Preserve Cir Yulee, FL	1.0–3.0	1.0–2.0	1127	$2,025	$1.80	25d	1	1.20mi

HOA detail

• Monthly dues: $12 · $144/yr
• Likely covers: poolsecurity

Listing history 26 events

1. 2026-06-21
   days on market $387,000 Active 142 DOM
2. 2026-06-18
   days on market $387,000 Active 139 DOM
3. 2026-06-17
   days on market $387,000 Active 138 DOM
4. 2026-06-16
   days on market $387,000 Active 137 DOM
5. 2026-06-15
   days on market $387,000 Active 136 DOM
6. 2026-06-13
   days on market $387,000 Active 134 DOM
7. 2026-06-13
   days on market $387,000 Active 133 DOM
8. 2026-06-09
   days on market $387,000 Active 130 DOM
9. 2026-06-08
   days on market $387,000 Active 129 DOM
10. 2026-06-07
    days on market $387,000 Active 128 DOM
11. 2026-06-05
    days on market $387,000 Active 125 DOM
12. 2026-06-03
    days on market $387,000 Active 124 DOM
13. 2026-06-02
    days on market $387,000 Active 123 DOM
14. 2026-06-01
    days on market $387,000 Active 122 DOM
15. 2026-05-31
    days on market $387,000 Active 121 DOM
16. 2026-04-15
    price $387,000

    Show marketing remark (973 chars)

    Discover this inviting 4-bedroom, 2-bath home situated on a desirable corner lot in the River Glen community of Yulee. Designed for both comfort and functionality, the open floor plan offers generous living space filled with natural light, making it ideal for everyday living and entertaining. The interior has been well maintained and thoughtfully updated for modern style and convenience. This home also stands out for its energy-efficient features, including solar panels, energy-efficient windows, and appliances that help dramatically reduce utility costs. Step outside to enjoy a fully fenced yard offering privacy and security, complete with a rear gate for easy vehicle access. River Glen residents enjoy a peaceful setting with community amenities including a swimming pool and kiddie pool, plus close proximity to parks, shopping, dining, military bases, and major roadways. This is a wonderful opportunity to own a move-in ready home in a welcoming neighborhood.

17. 2026-04-15
    price $387,000 973-char remark

    Show marketing remark (973 chars)

    Discover this inviting 4-bedroom, 2-bath home situated on a desirable corner lot in the River Glen community of Yulee. Designed for both comfort and functionality, the open floor plan offers generous living space filled with natural light, making it ideal for everyday living and entertaining. The interior has been well maintained and thoughtfully updated for modern style and convenience. This home also stands out for its energy-efficient features, including solar panels, energy-efficient windows, and appliances that help dramatically reduce utility costs. Step outside to enjoy a fully fenced yard offering privacy and security, complete with a rear gate for easy vehicle access. River Glen residents enjoy a peaceful setting with community amenities including a swimming pool and kiddie pool, plus close proximity to parks, shopping, dining, military bases, and major roadways. This is a wonderful opportunity to own a move-in ready home in a welcoming neighborhood.

18. 2026-01-29
    listed $400,000 Active

    Show marketing remark (973 chars)

    Discover this inviting 4-bedroom, 2-bath home situated on a desirable corner lot in the River Glen community of Yulee. Designed for both comfort and functionality, the open floor plan offers generous living space filled with natural light, making it ideal for everyday living and entertaining. The interior has been well maintained and thoughtfully updated for modern style and convenience. This home also stands out for its energy-efficient features, including solar panels, energy-efficient windows, and appliances that help dramatically reduce utility costs. Step outside to enjoy a fully fenced yard offering privacy and security, complete with a rear gate for easy vehicle access. River Glen residents enjoy a peaceful setting with community amenities including a swimming pool and kiddie pool, plus close proximity to parks, shopping, dining, military bases, and major roadways. This is a wonderful opportunity to own a move-in ready home in a welcoming neighborhood.

19. 2026-01-29
    listed $400,000 Active 973-char remark

    Show marketing remark (973 chars)

    Discover this inviting 4-bedroom, 2-bath home situated on a desirable corner lot in the River Glen community of Yulee. Designed for both comfort and functionality, the open floor plan offers generous living space filled with natural light, making it ideal for everyday living and entertaining. The interior has been well maintained and thoughtfully updated for modern style and convenience. This home also stands out for its energy-efficient features, including solar panels, energy-efficient windows, and appliances that help dramatically reduce utility costs. Step outside to enjoy a fully fenced yard offering privacy and security, complete with a rear gate for easy vehicle access. River Glen residents enjoy a peaceful setting with community amenities including a swimming pool and kiddie pool, plus close proximity to parks, shopping, dining, military bases, and major roadways. This is a wonderful opportunity to own a move-in ready home in a welcoming neighborhood.

20. 2025-11-26
    price $379,000
21. 2025-09-15
    listed $389,000 Active
22. 2025-07-09
    price $395,000
23. 2025-07-01
    price $425,000
24. 2025-06-16
    price $450,000
25. 2025-06-11
    price $495,000
26. 2025-06-10
    listed $495 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: $5,892 · $491/mo
• Projected year-2 tax: $5,892 · $491/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 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,543
• − Mortgage interest: −$21,678
• − Property taxes: −$5,892
• − Insurance: −$3,438
• − Repairs & maintenance: −$2,443
• − Management: −$2,443
• − HOA: −$144
• − Depreciation: −$11,258
• Taxable loss: −$16,753
• Est. tax savings @ 24.0%: +$4,021
• After-tax cash flow: $-5,677/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 — Jacksonville

• Score: 83/100
• State rank: #50
• US rank: #911

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Nassau County · 67,729 people
• City population: 979,034
• 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

-21.8% since first listed

11 events — show timeline

• 2026-04-15 Price Changed $387,000 realMLS
• 2026-04-15 Price Changed $387,000 AINCAR
• 2026-01-29 Listed $400,000 AINCAR
• 2026-01-29 Listed $400,000 realMLS
• 2025-11-26 Price Changed $379,000 AINCAR
• 2025-09-15 Listed $389,000 AINCAR
• 2025-07-09 Price Changed $395,000 AINCAR
• 2025-07-01 Price Changed $425,000 AINCAR
• 2025-06-16 Price Changed $450,000 AINCAR
• 2025-06-11 Price Changed $495,000 AINCAR
• 2025-06-10 Listed $495 AINCAR

Property tax history

+245.0%/yr

Latest (2025): $5,892 · +50.0% YoY. Source: county tax records.