97040 Rhianna Ln · Yulee, FL 32097

$449,000

3 bd · 3.0 ba · 1,777 sqft · SingleFamily public records · 2 Days on market

Built 2007 0.50 ac lot Est $398k · 13% over

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Why this score? — see what drove the F 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 +6.0/30.0
• Schools +6.0/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• 1% rule +0.4/10.0
• DSCR +0.4/10.0

Listing remarks MLS

One of a kind property (with Brand New Roof) offering a rare combination of space, flexibility, and freedom with no HOA or deed restrictions, set on a nearly fully fenced half acre. Inside, the home features an open split floor plan with vaulted ceilings, creating a bright and inviting atmosphere throughout. The spacious kitchen offers ample countertop space and a gas stove, making it both functional and ideal for everyday living and entertaining. The primary suite serves as a private retreat, featuring a large bathroom with a soaking tub, separate shower, and a walk-in closet. The attached two-car garage is finished with durable Shark Coating flooring for a clean, polished look, and the home is equipped with a whole-home water softener system. Beyond the main home, the property truly stands out. An oversized insulated detached garage includes a finished room in the rear, perfect for a game room, pool table area, or additional entertaining space. Outdoor living is just as impressive, with an oversized paver patio in the backyard featuring a built-in fireplace, along with a covered paver patio directly off the home, offering multiple spaces to relax or host guests. This is a rare opportunity to own a versatile property with room to spread out, store your toys, and enjoy true freedom without restrictions.

Key facts

• 0.5 acre lot
• 4 garage spots
• Built 2007

Property features AI

Finance

• Other: Lot is approximately 0.5 acres; Gravel road access
• HOA & community: Not a senior community

Exterior

• Parking: Detached garage with automatic door; 4 garage spaces
• Utilities: Private sewer (septic tank); Cable connected; Electricity connected
• Home design: Single-family residence; One story
• Construction: Frame and stucco construction; Shingle roof
• Exterior features: Covered rear porch; Wood privacy fencing (full fenced)

Interior

• Kitchen: Dishwasher; Electric oven; Gas cooktop; Microwave; Refrigerator; Owned water softener
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Vaulted ceilings; Primary bathroom with tub and separate shower
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $449k.

Deal economics

• At list price, monthly cash flow is $-856 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (33.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (45.8% below list).
• Recommended offer: $243k (45.8% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 953 units permitted in Nassau County in 2024 (24 in 5+ unit buildings).
• This rent runs 31% 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 $48k of equity ($3k loan paydown + $45k 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 ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 9y 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.
• Current owner paid $165k; list at $449k implies a 172% 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; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,154 (45.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.54% ✗
• Cap rate: 4.00%
• Cash-on-cash: -8.17%
• DSCR: 0.64
• GRM: 15.4

CMA / ARV

• ARV (on-the-fly): $398,048
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87083 Chesapeake Ave	0.21mi	3/2.0	1,718 (-3%)	2mo	$362,500	$211	79
87094 Villa Ln	0.31mi	4/2.0 (+1)	1,879 (+6%)	17mo	$406,000	$216	53
88083 Maybourne Rd	0.38mi	3/2.0	2,016 (+13%)	11mo	$472,000	$234	47
97082 Bluff View Cir	0.70mi	4/2.0 (+1)	1,840 (+4%)	12mo	$460,000	$250	42
87159 Chesapeake Ave	0.15mi	4/2.0 (+1)	1,515 (-15%)	24mo	$330,000	$218	40
87047 Farnsworth Ln	0.21mi	4/2.0 (+1)	1,520 (-14%)	22mo	$340,000	$224	39
87057 Chesapeake Ave Ave	0.24mi	4/2.0 (+1)	1,520 (-14%)	22mo	$330,000	$217	37
97201 Castle Ridge Dr	0.64mi	3/2.0	1,908 (+7%)	22mo	$549,000	$288	36
96632 Sweetbriar Ln	0.70mi	3/2.0	2,010 (+13%)	23mo	$490,000	$244	22

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: 18.5%
• Equity multiple: 2.51×
• Total profit: $189,542
• Equity at exit: $404,495

10-year hold

• IRR: 17.2%
• Equity multiple: 5.77×
• Total profit: $600,142
• Equity at exit: $872,308

Cash invested: $125,720 (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: 15.4×

Monthly cashflow live

• Estimated rent: $2,432 medium
• Mortgage (P&I): −$2,355
• Tax from tax record: −$236 /mo · $2,826/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-856

Break-even live

Break-even rent $3,515

Max offer price $297,730

Occupancy floor —

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
97122 Yorkshire Dr Yulee, FL	4.0	2.0	2522	$2,640	$1.05	3d	1	1.01mi

Listing history 28 events

1. 2026-06-18
   days on market $449,000 Active 2 DOM
2. 2026-06-16
   days on marketlisting id $449,000 Active 1 DOM
3. 2026-06-16
   days on marketlisting id $449,000 Active 56 DOM
4. 2026-06-15
   days on market $449,000 Active 50 DOM
5. 2026-06-13
   days on market $449,000 Active 48 DOM
6. 2026-06-13
   days on market $449,000 Active 47 DOM
7. 2026-06-10
   price $449,000 Active 44 DOM
8. 2026-06-09
   days on market $459,000 Active 44 DOM
9. 2026-06-08
   days on market $459,000 Active 43 DOM
10. 2026-06-07
    days on market $459,000 Active 42 DOM
11. 2026-06-05
    days on market $459,000 Active 39 DOM
12. 2026-06-03
    days on market $459,000 Active 38 DOM
13. 2026-06-02
    days on market $459,000 Active 37 DOM
14. 2026-06-01
    days on market $459,000 Active 36 DOM
15. 2026-05-31
    days on market $459,000 Active 35 DOM
16. 2026-05-19
    status Active 1324-char remark

    Show marketing remark (1324 chars)

    One of a kind property (with Brand New Roof) offering a rare combination of space, flexibility, and freedom with no HOA or deed restrictions, set on a nearly fully fenced half acre. Inside, the home features an open split floor plan with vaulted ceilings, creating a bright and inviting atmosphere throughout. The spacious kitchen offers ample countertop space and a gas stove, making it both functional and ideal for everyday living and entertaining. The primary suite serves as a private retreat, featuring a large bathroom with a soaking tub, separate shower, and a walk-in closet. The attached two-car garage is finished with durable Shark Coating flooring for a clean, polished look, and the home is equipped with a whole-home water softener system. Beyond the main home, the property truly stands out. An oversized insulated detached garage includes a finished room in the rear, perfect for a game room, pool table area, or additional entertaining space. Outdoor living is just as impressive, with an oversized paver patio in the backyard featuring a built-in fireplace, along with a covered paver patio directly off the home, offering multiple spaces to relax or host guests. This is a rare opportunity to own a versatile property with room to spread out, store your toys, and enjoy true freedom without restrictions.

17. 2026-05-19
    status Active

    Show marketing remark (1324 chars)

    One of a kind property (with Brand New Roof) offering a rare combination of space, flexibility, and freedom with no HOA or deed restrictions, set on a nearly fully fenced half acre. Inside, the home features an open split floor plan with vaulted ceilings, creating a bright and inviting atmosphere throughout. The spacious kitchen offers ample countertop space and a gas stove, making it both functional and ideal for everyday living and entertaining. The primary suite serves as a private retreat, featuring a large bathroom with a soaking tub, separate shower, and a walk-in closet. The attached two-car garage is finished with durable Shark Coating flooring for a clean, polished look, and the home is equipped with a whole-home water softener system. Beyond the main home, the property truly stands out. An oversized insulated detached garage includes a finished room in the rear, perfect for a game room, pool table area, or additional entertaining space. Outdoor living is just as impressive, with an oversized paver patio in the backyard featuring a built-in fireplace, along with a covered paver patio directly off the home, offering multiple spaces to relax or host guests. This is a rare opportunity to own a versatile property with room to spread out, store your toys, and enjoy true freedom without restrictions.

18. 2026-05-12
    status Pending
19. 2026-05-10
    status Pending 1324-char remark

    Show marketing remark (1324 chars)

    One of a kind property (with Brand New Roof) offering a rare combination of space, flexibility, and freedom with no HOA or deed restrictions, set on a nearly fully fenced half acre. Inside, the home features an open split floor plan with vaulted ceilings, creating a bright and inviting atmosphere throughout. The spacious kitchen offers ample countertop space and a gas stove, making it both functional and ideal for everyday living and entertaining. The primary suite serves as a private retreat, featuring a large bathroom with a soaking tub, separate shower, and a walk-in closet. The attached two-car garage is finished with durable Shark Coating flooring for a clean, polished look, and the home is equipped with a whole-home water softener system. Beyond the main home, the property truly stands out. An oversized insulated detached garage includes a finished room in the rear, perfect for a game room, pool table area, or additional entertaining space. Outdoor living is just as impressive, with an oversized paver patio in the backyard featuring a built-in fireplace, along with a covered paver patio directly off the home, offering multiple spaces to relax or host guests. This is a rare opportunity to own a versatile property with room to spread out, store your toys, and enjoy true freedom without restrictions.

20. 2026-05-08
    price $459,000

    Show marketing remark (1324 chars)

    One of a kind property (with Brand New Roof) offering a rare combination of space, flexibility, and freedom with no HOA or deed restrictions, set on a nearly fully fenced half acre. Inside, the home features an open split floor plan with vaulted ceilings, creating a bright and inviting atmosphere throughout. The spacious kitchen offers ample countertop space and a gas stove, making it both functional and ideal for everyday living and entertaining. The primary suite serves as a private retreat, featuring a large bathroom with a soaking tub, separate shower, and a walk-in closet. The attached two-car garage is finished with durable Shark Coating flooring for a clean, polished look, and the home is equipped with a whole-home water softener system. Beyond the main home, the property truly stands out. An oversized insulated detached garage includes a finished room in the rear, perfect for a game room, pool table area, or additional entertaining space. Outdoor living is just as impressive, with an oversized paver patio in the backyard featuring a built-in fireplace, along with a covered paver patio directly off the home, offering multiple spaces to relax or host guests. This is a rare opportunity to own a versatile property with room to spread out, store your toys, and enjoy true freedom without restrictions.

21. 2026-05-08
    price $459,000 1324-char remark

    Show marketing remark (1324 chars)

    One of a kind property (with Brand New Roof) offering a rare combination of space, flexibility, and freedom with no HOA or deed restrictions, set on a nearly fully fenced half acre. Inside, the home features an open split floor plan with vaulted ceilings, creating a bright and inviting atmosphere throughout. The spacious kitchen offers ample countertop space and a gas stove, making it both functional and ideal for everyday living and entertaining. The primary suite serves as a private retreat, featuring a large bathroom with a soaking tub, separate shower, and a walk-in closet. The attached two-car garage is finished with durable Shark Coating flooring for a clean, polished look, and the home is equipped with a whole-home water softener system. Beyond the main home, the property truly stands out. An oversized insulated detached garage includes a finished room in the rear, perfect for a game room, pool table area, or additional entertaining space. Outdoor living is just as impressive, with an oversized paver patio in the backyard featuring a built-in fireplace, along with a covered paver patio directly off the home, offering multiple spaces to relax or host guests. This is a rare opportunity to own a versatile property with room to spread out, store your toys, and enjoy true freedom without restrictions.

22. 2026-04-19
    listed $465,000 Active
23. 2026-04-11
    listed $465,000 Active 1324-char remark

    Show marketing remark (1324 chars)

    One of a kind property (with Brand New Roof) offering a rare combination of space, flexibility, and freedom with no HOA or deed restrictions, set on a nearly fully fenced half acre. Inside, the home features an open split floor plan with vaulted ceilings, creating a bright and inviting atmosphere throughout. The spacious kitchen offers ample countertop space and a gas stove, making it both functional and ideal for everyday living and entertaining. The primary suite serves as a private retreat, featuring a large bathroom with a soaking tub, separate shower, and a walk-in closet. The attached two-car garage is finished with durable Shark Coating flooring for a clean, polished look, and the home is equipped with a whole-home water softener system. Beyond the main home, the property truly stands out. An oversized insulated detached garage includes a finished room in the rear, perfect for a game room, pool table area, or additional entertaining space. Outdoor living is just as impressive, with an oversized paver patio in the backyard featuring a built-in fireplace, along with a covered paver patio directly off the home, offering multiple spaces to relax or host guests. This is a rare opportunity to own a versatile property with room to spread out, store your toys, and enjoy true freedom without restrictions.

24. 2017-06-19
    soldstatus $164,900 505-char remark

    Show marketing remark (505 chars)

    ENTERED FOR COMP PURPOSES ONLY * * * BEAUTIFUL! This FRESHLY PAINTED 3 bedroom 2 bath home features great kitchen, spacious living room with tile floors, master bath with garden tub and nice yard! Property eligible under Freddie Mac First Look Initiative through 5/09/17. Sold As-Is. Seller/Agent makes no representations/warranties expressed/implied as to condition of property. Home Steps Financing available and is subject to approval and conditions. See a Home Steps lender for more information.

25. 2017-06-16
    soldstatus $164,900 Sold
26. 2017-04-27
    status Pending
27. 2017-04-20
    listed $164,900 Active
28. 2017-04-19
    listed $164,900 505-char remark

    Show marketing remark (505 chars)

    ENTERED FOR COMP PURPOSES ONLY * * * BEAUTIFUL! This FRESHLY PAINTED 3 bedroom 2 bath home features great kitchen, spacious living room with tile floors, master bath with garden tub and nice yard! Property eligible under Freddie Mac First Look Initiative through 5/09/17. Sold As-Is. Seller/Agent makes no representations/warranties expressed/implied as to condition of property. Home Steps Financing available and is subject to approval and conditions. See a Home Steps lender for more information.

ⓘ 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: $2,826 · $236/mo
• Projected year-2 tax: $3,727 · $311/mo
• Expected delta: +$900/yr (+$75/mo · 31.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 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 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,178
• − Mortgage interest: −$25,151
• − Property taxes: −$2,826
• − Insurance: −$2,245
• − Repairs & maintenance: −$2,334
• − Management: −$2,334
• − Depreciation: −$13,062
• Taxable loss: −$18,774
• Est. tax savings @ 24.0%: +$4,506
• After-tax cash flow: $-5,770/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

+178.4% since first listed

13 events — show timeline

• 2026-05-19 Relisted — AINCAR
• 2026-05-19 Relisted — realMLS
• 2026-05-12 Pending — realMLS
• 2026-05-10 Pending — AINCAR
• 2026-05-08 Price Changed $459,000 realMLS
• 2026-05-08 Price Changed $459,000 AINCAR
• 2026-04-19 Listed $465,000 realMLS
• 2026-04-11 Listed $465,000 AINCAR
• 2017-06-19 Sold (MLS) $164,900 AINCAR
• 2017-06-16 Sold (MLS) $164,900 realMLS
• 2017-04-27 Pending — realMLS
• 2017-04-20 Listed $164,900 realMLS
• 2017-04-19 Listed $164,900 AINCAR

Property tax history

+5.4%/yr

Latest (2025): $2,826 · +1.5% YoY. Source: county tax records.