85246 Johnson Ln · Yulee, FL 32097

$237,500

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 66 Days on market

Built 2000 Est $196k · 21% over

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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 +13.0/30.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• DSCR +3.9/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This beautifully remodeled manufactured home offers the perfect blend of comfort, style, and convenience—w/o the burden of HOA or CDD fees. This home includes vinyl plank flooring, modern cabinetry, sleek countertops, and a versatile prep island. The kitchen is outfitted with stainless steel appliances, including a refrigerator, stove, microwave, and dishwasher. The bathrooms have been fully updated with tubs, showers, vanities, and fixtures. Exterior enhancements include newer skirting and a constructed pump house, adding to the home's appeal and functionality. Ideally located -minutes from the pristine beaches of Amelia Island and the charm of Historic Fernandina Beach. Enjoy quick access to Jacksonville International Airport and Kings Bay, GA. Don't miss this move-in ready gem—schedule your private showing today!

Key facts

• Modern cabinetry
• Sleek countertops
• Vinyl plank flooring

Tags

• REMODELED MANUFACTURED HOME
• VINYL PLANK FLOORING
• MODERN CABINETRY
• SLEEK COUNTERTOPS
• VERSATILE PREP ISLAND
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Other parking
• Utilities: Septic tank; Cable available; Electricity connected; Sewer connected
• Home design: Single wide mobile home; One story; Used as a single-family residence
• Construction: Metal roof
• Exterior features: Back yard fencing; No private pool

Interior

• Kitchen: Dishwasher; Electric range and oven; Microwave; Refrigerator; Kitchen island; Breakfast bar; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fans; Eat-in kitchen; Kitchen island; Open floor plan; Primary bathroom with tub and separate shower; Split bedroom layout
• Laundry & utility: Washer and dryer included; Electric water heater; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $238k.

Deal economics

• At list price, monthly cash flow is $-14 ($-172/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (21.8% below list).
• Recommended offer: $186k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.2% in Yulee — 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 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 953 units permitted in Nassau County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Nassau County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.9% rent growth), your $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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; severe 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 $185,780 (21.8% 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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 22% 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 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?
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: 0.78% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $195,840
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85227 Eady Ln	0.47mi	3/2.0 (+1)	1,296 (+12%)	2mo	$220,000	$170	50

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: 24.0%
• Equity multiple: 2.93×
• Total profit: $128,141
• Equity at exit: $213,959

10-year hold

• IRR: 21.3%
• Equity multiple: 6.68×
• Total profit: $377,482
• Equity at exit: $461,410

Cash invested: $66,500 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,858 medium
• Mortgage (P&I): −$1,245
• Tax from tax record: −$138 /mo · $1,651/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-14

Break-even live

Break-even rent $1,876

Max offer price $234,966

Occupancy floor 96%

Sensitivity live

Price	-10% $120	-5% $53	+0% $-14	+5% $-82	+10% $-149
Rent	-10% $-161	-5% $-88	+0% $-14	+5% $59	+10% $132
Rate	-1.0pp $105	-0.5pp $46	base $-14	+0.5pp $-76	+1.0pp $-138

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: $59,375
• Closing costs: $7,125
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
86147 Callaway Dr Yulee, FL	3.0	1.0	952	$1,450	$1.52	3d	1	1.06mi

Listing history 32 events

1. 2026-06-21
   days on market $237,500 Active 66 DOM
2. 2026-06-18
   days on market $237,500 Active 63 DOM
3. 2026-06-17
   days on market $237,500 Active 62 DOM
4. 2026-06-16
   days on market $237,500 Active 61 DOM
5. 2026-06-15
   days on market $237,500 Active 60 DOM
6. 2026-06-13
   days on market $237,500 Active 58 DOM
7. 2026-06-13
   days on market $237,500 Active 57 DOM
8. 2026-06-09
   days on market $237,500 Active 54 DOM
9. 2026-06-08
   days on market $237,500 Active 53 DOM
10. 2026-06-07
    days on market $237,500 Active 52 DOM
11. 2026-06-05
    days on market $237,500 Active 49 DOM
12. 2026-06-03
    pricedays on market $237,500 Active 48 DOM
13. 2026-06-02
    days on market $239,000 Active 47 DOM
14. 2026-06-01
    days on market $239,000 Active 46 DOM
15. 2026-05-31
    days on market $239,000 Active 45 DOM
16. 2026-05-08
    price $239,000
17. 2026-04-16
    listed $245,000 Active
18. 2025-06-09
    historical 844-char remark

    Show marketing remark (844 chars)

    This beautifully remodeled manufactured home offers the perfect blend of comfort, style, and convenience—w/o the burden of HOA or CDD fees. This home includes vinyl plank flooring, modern cabinetry, sleek countertops, and a versatile prep island. The kitchen is outfitted with stainless steel appliances, including a refrigerator, stove, microwave, and dishwasher. The bathrooms have been fully updated with tubs, showers, vanities, and fixtures. Exterior enhancements include newer skirting and a constructed pump house, adding to the home's appeal and functionality. Ideally located -minutes from the pristine beaches of Amelia Island and the charm of Historic Fernandina Beach. Enjoy quick access to Jacksonville International Airport and Kings Bay, GA. Don't miss this move-in ready gem—schedule your private showing today!

19. 2025-05-21
    price $239,000 844-char remark

    Show marketing remark (844 chars)

    This beautifully remodeled manufactured home offers the perfect blend of comfort, style, and convenience—w/o the burden of HOA or CDD fees. This home includes vinyl plank flooring, modern cabinetry, sleek countertops, and a versatile prep island. The kitchen is outfitted with stainless steel appliances, including a refrigerator, stove, microwave, and dishwasher. The bathrooms have been fully updated with tubs, showers, vanities, and fixtures. Exterior enhancements include newer skirting and a constructed pump house, adding to the home's appeal and functionality. Ideally located -minutes from the pristine beaches of Amelia Island and the charm of Historic Fernandina Beach. Enjoy quick access to Jacksonville International Airport and Kings Bay, GA. Don't miss this move-in ready gem—schedule your private showing today!

20. 2025-05-01
    listed $245,000 Active 844-char remark

    Show marketing remark (844 chars)

    This beautifully remodeled manufactured home offers the perfect blend of comfort, style, and convenience—w/o the burden of HOA or CDD fees. This home includes vinyl plank flooring, modern cabinetry, sleek countertops, and a versatile prep island. The kitchen is outfitted with stainless steel appliances, including a refrigerator, stove, microwave, and dishwasher. The bathrooms have been fully updated with tubs, showers, vanities, and fixtures. Exterior enhancements include newer skirting and a constructed pump house, adding to the home's appeal and functionality. Ideally located -minutes from the pristine beaches of Amelia Island and the charm of Historic Fernandina Beach. Enjoy quick access to Jacksonville International Airport and Kings Bay, GA. Don't miss this move-in ready gem—schedule your private showing today!

21. 2022-05-06
    soldstatus $229,100 Sold 719-char remark

    Show marketing remark (719 chars)

    NEWLY REMODELED. If NO HOA or CDD fees appeals to you than this adorable manufactured home is what you are looking for. REMODEL includes new luxury vinyl flooring, cabinets, countertops, prep island. Appliances including stainless steel refrigerator, stove, microwave and dishwasher along with new water softener and water heater. Bathroom tubs, shower and vanities as well as fixtures have all been replaced. The exterior skirting and pump house are new as well. This home is just minutes to the luscious beaches of Amelia Island and Historic Fernandina Beach, FL. Convenient location is close also to the Jacksonville International Airport and Kings Bay, GA. What are you waiting for? Book your appointment today.

22. 2022-05-06
    soldstatus $229,100

    Show marketing remark (719 chars)

    NEWLY REMODELED. If NO HOA or CDD fees appeals to you than this adorable manufactured home is what you are looking for. REMODEL includes new luxury vinyl flooring, cabinets, countertops, prep island. Appliances including stainless steel refrigerator, stove, microwave and dishwasher along with new water softener and water heater. Bathroom tubs, shower and vanities as well as fixtures have all been replaced. The exterior skirting and pump house are new as well. This home is just minutes to the luscious beaches of Amelia Island and Historic Fernandina Beach, FL. Convenient location is close also to the Jacksonville International Airport and Kings Bay, GA. What are you waiting for? Book your appointment today.

23. 2022-03-24
    status Pending 719-char remark

    Show marketing remark (719 chars)

    NEWLY REMODELED. If NO HOA or CDD fees appeals to you than this adorable manufactured home is what you are looking for. REMODEL includes new luxury vinyl flooring, cabinets, countertops, prep island. Appliances including stainless steel refrigerator, stove, microwave and dishwasher along with new water softener and water heater. Bathroom tubs, shower and vanities as well as fixtures have all been replaced. The exterior skirting and pump house are new as well. This home is just minutes to the luscious beaches of Amelia Island and Historic Fernandina Beach, FL. Convenient location is close also to the Jacksonville International Airport and Kings Bay, GA. What are you waiting for? Book your appointment today.

24. 2022-03-12
    price $249,000 719-char remark

    Show marketing remark (719 chars)

    NEWLY REMODELED. If NO HOA or CDD fees appeals to you than this adorable manufactured home is what you are looking for. REMODEL includes new luxury vinyl flooring, cabinets, countertops, prep island. Appliances including stainless steel refrigerator, stove, microwave and dishwasher along with new water softener and water heater. Bathroom tubs, shower and vanities as well as fixtures have all been replaced. The exterior skirting and pump house are new as well. This home is just minutes to the luscious beaches of Amelia Island and Historic Fernandina Beach, FL. Convenient location is close also to the Jacksonville International Airport and Kings Bay, GA. What are you waiting for? Book your appointment today.

25. 2022-02-28
    listed $254,500 Active 719-char remark

    Show marketing remark (719 chars)

    NEWLY REMODELED. If NO HOA or CDD fees appeals to you than this adorable manufactured home is what you are looking for. REMODEL includes new luxury vinyl flooring, cabinets, countertops, prep island. Appliances including stainless steel refrigerator, stove, microwave and dishwasher along with new water softener and water heater. Bathroom tubs, shower and vanities as well as fixtures have all been replaced. The exterior skirting and pump house are new as well. This home is just minutes to the luscious beaches of Amelia Island and Historic Fernandina Beach, FL. Convenient location is close also to the Jacksonville International Airport and Kings Bay, GA. What are you waiting for? Book your appointment today.

26. 2022-02-28
    listed $249,000

    Show marketing remark (719 chars)

    NEWLY REMODELED. If NO HOA or CDD fees appeals to you than this adorable manufactured home is what you are looking for. REMODEL includes new luxury vinyl flooring, cabinets, countertops, prep island. Appliances including stainless steel refrigerator, stove, microwave and dishwasher along with new water softener and water heater. Bathroom tubs, shower and vanities as well as fixtures have all been replaced. The exterior skirting and pump house are new as well. This home is just minutes to the luscious beaches of Amelia Island and Historic Fernandina Beach, FL. Convenient location is close also to the Jacksonville International Airport and Kings Bay, GA. What are you waiting for? Book your appointment today.

27. 2021-09-24
    soldstatus $100,000
28. 2021-08-27
    soldstatus $100,000
29. 2021-08-13
    listed $100,000
30. 2014-01-03
    soldstatus $127,000
31. 2003-12-30
    soldstatus $70,000
32. 1986-10-01
    soldstatus $38,000

ⓘ 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: $1,651 · $138/mo
• Projected year-2 tax: $1,971 · $164/mo
• Expected delta: +$320/yr (+$27/mo · 19.4%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,294
• − Mortgage interest: −$13,304
• − Property taxes: −$1,651
• − Insurance: −$1,188
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$6,909
• Taxable loss: −$4,325
• Est. tax savings @ 24.0%: +$1,038
• After-tax cash flow: $866/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

+528.9% since first listed

17 events — show timeline

• 2026-05-08 Price Changed $239,000 realMLS
• 2026-04-16 Listed $245,000 realMLS
• 2025-06-09 Listing Removed — realMLS
• 2025-05-21 Price Changed $239,000 realMLS
• 2025-05-01 Listed $245,000 realMLS
• 2022-05-06 Sold (MLS) $229,100 AINCAR
• 2022-05-06 Sold (MLS) $229,100 realMLS
• 2022-03-24 Pending — realMLS
• 2022-03-12 Price Changed $249,000 realMLS
• 2022-02-28 Listed $249,000 AINCAR
• 2022-02-28 Listed $254,500 realMLS
• 2021-09-24 Sold (Public Records) $100,000 Public Records
• 2021-08-27 Sold (MLS) $100,000 AINCAR
• 2021-08-13 Listed $100,000 AINCAR
• 2014-01-03 Sold (Public Records) $127,000 Public Records
• 2003-12-30 Sold (Public Records) $70,000 Public Records
• 1986-10-01 Sold (Public Records) $38,000 Public Records

Property tax history

+21.8%/yr

Latest (2025): $1,651 · +1.7% YoY. Source: county tax records.