96136 Pirates Bluff Rd · Yulee, FL 32097

$589,990

5 bd · 4.0 ba · 3,327 sqft · Land · 260 Days on market

Built 2025 $83/mo HOA · 3% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Cash flow +5.1/30.0
• 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

The Rosewood home plan is a spacious and versatile two-story residence, offering 3,327 square feet of meticulously designed living space. Featuring six well-appointed bedrooms and four bathrooms, this home accommodates large families and guests with ease. The open-concept layout on the main floor seamlessly integrates the kitchen, dining, and living areas, creating a welcoming environment for gatherings and daily activities. Modern design touches and high-quality finishes throughout enhance both the aesthetic appeal and functionality of the home. With three garage spaces, the Rosewood plan provides ample parking and storage solutions, making it an ideal choice for those seeking comfort and convenience in their living space. Located in Pirates Bluff, a peaceful community close to top schools, shopping, and just a short drive to Amelia Island beaches and I-95.

Key facts

• 2 garage spots
• Built 2025
• Listed 260 days

Property features AI

Finance

• HOA & community: Community has an association; Association fee $1,000 annually

Exterior

• Parking: Garage; 2-car garage
• Utilities: Public sewer; Other utilities
• Home design: Single family residence
• Exterior features: Private pool: No; Residential use

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Microwave
• Bedrooms: 5 bedrooms
• Bathrooms: 4 full bathrooms
• Interior features: Central heating; Central air

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath land listed at $590k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $347k (41.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (52.6% below list).
• Recommended offer: $280k (52.6% 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 36% 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 $63k of equity ($4k loan paydown + $59k 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 ~$101k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($519k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $279,504 (52.6% 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 260 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: 3.50%
• Cash-on-cash: -9.99%
• DSCR: 0.56
• GRM: 17.6

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: 17.2%
• Equity multiple: 2.41×
• Total profit: $233,174
• Equity at exit: $531,510

10-year hold

• IRR: 16.3%
• Equity multiple: 5.57×
• Total profit: $754,308
• Equity at exit: $1,146,221

Cash invested: $165,197 (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: 17.6×

Monthly cashflow live

• Estimated rent: $2,795 medium
• Mortgage (P&I): −$3,094
• Tax from tax record: −$160 /mo · $1,919/yr
• Insurance: −$246
• HOA: −$83
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $-1,375

Break-even live

Break-even rent $4,535

Max offer price $347,155

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: $147,498
• Closing costs: $17,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
84143 Swallowtail Dr Yulee, FL	4.0	4.0	2875	$2,500	$0.87	7d	1	0.74mi

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 11 events

1. 2026-05-24
   status Pending

   Show marketing remark (870 chars)

   The Rosewood home plan is a spacious and versatile two-story residence, offering 3,327 square feet of meticulously designed living space. Featuring six well-appointed bedrooms and four bathrooms, this home accommodates large families and guests with ease. The open-concept layout on the main floor seamlessly integrates the kitchen, dining, and living areas, creating a welcoming environment for gatherings and daily activities. Modern design touches and high-quality finishes throughout enhance both the aesthetic appeal and functionality of the home. With three garage spaces, the Rosewood plan provides ample parking and storage solutions, making it an ideal choice for those seeking comfort and convenience in their living space. Located in Pirates Bluff, a peaceful community close to top schools, shopping, and just a short drive to Amelia Island beaches and I-95.

2. 2026-05-24
   status Pending 870-char remark

   Show marketing remark (870 chars)

   The Rosewood home plan is a spacious and versatile two-story residence, offering 3,327 square feet of meticulously designed living space. Featuring six well-appointed bedrooms and four bathrooms, this home accommodates large families and guests with ease. The open-concept layout on the main floor seamlessly integrates the kitchen, dining, and living areas, creating a welcoming environment for gatherings and daily activities. Modern design touches and high-quality finishes throughout enhance both the aesthetic appeal and functionality of the home. With three garage spaces, the Rosewood plan provides ample parking and storage solutions, making it an ideal choice for those seeking comfort and convenience in their living space. Located in Pirates Bluff, a peaceful community close to top schools, shopping, and just a short drive to Amelia Island beaches and I-95.

3. 2026-01-06
   price $589,990

   Show marketing remark (870 chars)

   The Rosewood home plan is a spacious and versatile two-story residence, offering 3,327 square feet of meticulously designed living space. Featuring six well-appointed bedrooms and four bathrooms, this home accommodates large families and guests with ease. The open-concept layout on the main floor seamlessly integrates the kitchen, dining, and living areas, creating a welcoming environment for gatherings and daily activities. Modern design touches and high-quality finishes throughout enhance both the aesthetic appeal and functionality of the home. With three garage spaces, the Rosewood plan provides ample parking and storage solutions, making it an ideal choice for those seeking comfort and convenience in their living space. Located in Pirates Bluff, a peaceful community close to top schools, shopping, and just a short drive to Amelia Island beaches and I-95.

4. 2026-01-06
   price $589,990 870-char remark

   Show marketing remark (870 chars)

   The Rosewood home plan is a spacious and versatile two-story residence, offering 3,327 square feet of meticulously designed living space. Featuring six well-appointed bedrooms and four bathrooms, this home accommodates large families and guests with ease. The open-concept layout on the main floor seamlessly integrates the kitchen, dining, and living areas, creating a welcoming environment for gatherings and daily activities. Modern design touches and high-quality finishes throughout enhance both the aesthetic appeal and functionality of the home. With three garage spaces, the Rosewood plan provides ample parking and storage solutions, making it an ideal choice for those seeking comfort and convenience in their living space. Located in Pirates Bluff, a peaceful community close to top schools, shopping, and just a short drive to Amelia Island beaches and I-95.

5. 2025-12-02
   price $599,990

   Show marketing remark (870 chars)

   The Rosewood home plan is a spacious and versatile two-story residence, offering 3,327 square feet of meticulously designed living space. Featuring six well-appointed bedrooms and four bathrooms, this home accommodates large families and guests with ease. The open-concept layout on the main floor seamlessly integrates the kitchen, dining, and living areas, creating a welcoming environment for gatherings and daily activities. Modern design touches and high-quality finishes throughout enhance both the aesthetic appeal and functionality of the home. With three garage spaces, the Rosewood plan provides ample parking and storage solutions, making it an ideal choice for those seeking comfort and convenience in their living space. Located in Pirates Bluff, a peaceful community close to top schools, shopping, and just a short drive to Amelia Island beaches and I-95.

6. 2025-12-02
   price $599,990 870-char remark

   Show marketing remark (870 chars)

   The Rosewood home plan is a spacious and versatile two-story residence, offering 3,327 square feet of meticulously designed living space. Featuring six well-appointed bedrooms and four bathrooms, this home accommodates large families and guests with ease. The open-concept layout on the main floor seamlessly integrates the kitchen, dining, and living areas, creating a welcoming environment for gatherings and daily activities. Modern design touches and high-quality finishes throughout enhance both the aesthetic appeal and functionality of the home. With three garage spaces, the Rosewood plan provides ample parking and storage solutions, making it an ideal choice for those seeking comfort and convenience in their living space. Located in Pirates Bluff, a peaceful community close to top schools, shopping, and just a short drive to Amelia Island beaches and I-95.

7. 2025-10-16
   price $619,990

   Show marketing remark (870 chars)

   The Rosewood home plan is a spacious and versatile two-story residence, offering 3,327 square feet of meticulously designed living space. Featuring six well-appointed bedrooms and four bathrooms, this home accommodates large families and guests with ease. The open-concept layout on the main floor seamlessly integrates the kitchen, dining, and living areas, creating a welcoming environment for gatherings and daily activities. Modern design touches and high-quality finishes throughout enhance both the aesthetic appeal and functionality of the home. With three garage spaces, the Rosewood plan provides ample parking and storage solutions, making it an ideal choice for those seeking comfort and convenience in their living space. Located in Pirates Bluff, a peaceful community close to top schools, shopping, and just a short drive to Amelia Island beaches and I-95.

8. 2025-10-16
   price $619,990 870-char remark

   Show marketing remark (870 chars)

   The Rosewood home plan is a spacious and versatile two-story residence, offering 3,327 square feet of meticulously designed living space. Featuring six well-appointed bedrooms and four bathrooms, this home accommodates large families and guests with ease. The open-concept layout on the main floor seamlessly integrates the kitchen, dining, and living areas, creating a welcoming environment for gatherings and daily activities. Modern design touches and high-quality finishes throughout enhance both the aesthetic appeal and functionality of the home. With three garage spaces, the Rosewood plan provides ample parking and storage solutions, making it an ideal choice for those seeking comfort and convenience in their living space. Located in Pirates Bluff, a peaceful community close to top schools, shopping, and just a short drive to Amelia Island beaches and I-95.

9. 2025-09-05
   listed $649,990 Active

   Show marketing remark (870 chars)

   The Rosewood home plan is a spacious and versatile two-story residence, offering 3,327 square feet of meticulously designed living space. Featuring six well-appointed bedrooms and four bathrooms, this home accommodates large families and guests with ease. The open-concept layout on the main floor seamlessly integrates the kitchen, dining, and living areas, creating a welcoming environment for gatherings and daily activities. Modern design touches and high-quality finishes throughout enhance both the aesthetic appeal and functionality of the home. With three garage spaces, the Rosewood plan provides ample parking and storage solutions, making it an ideal choice for those seeking comfort and convenience in their living space. Located in Pirates Bluff, a peaceful community close to top schools, shopping, and just a short drive to Amelia Island beaches and I-95.

10. 2025-09-05
    listed $649,990 Active 870-char remark

    Show marketing remark (870 chars)

    The Rosewood home plan is a spacious and versatile two-story residence, offering 3,327 square feet of meticulously designed living space. Featuring six well-appointed bedrooms and four bathrooms, this home accommodates large families and guests with ease. The open-concept layout on the main floor seamlessly integrates the kitchen, dining, and living areas, creating a welcoming environment for gatherings and daily activities. Modern design touches and high-quality finishes throughout enhance both the aesthetic appeal and functionality of the home. With three garage spaces, the Rosewood plan provides ample parking and storage solutions, making it an ideal choice for those seeking comfort and convenience in their living space. Located in Pirates Bluff, a peaceful community close to top schools, shopping, and just a short drive to Amelia Island beaches and I-95.

11. 2025-04-07
    soldstatus $525,000

ⓘ 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: $4,897 · $408/mo
• Expected delta: +$2,978/yr (+$248/mo · 155.2%)

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

Taxation est. · year 1

• Rental income: $33,540
• − Mortgage interest: −$33,049
• − Property taxes: −$1,919
• − Insurance: −$2,950
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − HOA: −$996
• − Depreciation: −$17,163
• Taxable loss: −$27,903
• Est. tax savings @ 24.0%: +$6,697
• After-tax cash flow: $-9,799/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: 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

+12.4% since first listed

11 events — show timeline

• 2026-05-24 Pending — realMLS
• 2026-05-24 Pending — AINCAR
• 2026-01-06 Price Changed $589,990 realMLS
• 2026-01-06 Price Changed $589,990 AINCAR
• 2025-12-02 Price Changed $599,990 realMLS
• 2025-12-02 Price Changed $599,990 AINCAR
• 2025-10-16 Price Changed $619,990 realMLS
• 2025-10-16 Price Changed $619,990 AINCAR
• 2025-09-05 Listed $649,990 AINCAR
• 2025-09-05 Listed $649,990 realMLS
• 2025-04-07 Sold (Public Records) $525,000 Public Records

Property tax history

+412.7%/yr

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