85356 Ashley Ave · Yulee, FL 32097

$279,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 23 Days on market

Built 1998 1.00 ac lot Est $298k · 6% under

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Why this score? — see what drove the B- 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 +21.2/30.0
• ARV discount +10.4/15.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• Schools +6.0/10.0
• 1% rule +5.1/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss this move-in ready home with a 5.00% ASSUMABLE VA LOAN located on a spacious one-acre lot! No HOA means you can truly make this property your own - we're talking boat, RV, pool, and more. The bright, coastal-inspired interior features new luxury vinyl plank flooring throughout and an updated kitchen with modern fixtures, a new sink, and new appliances. Both bathrooms have been updated, and new blinds have been installed, giving the home a fresh, modern feel top to bottom. Major mechanicals are covered with a roof and HVAC system in the last 10 years, a new septic pump (2022), plus a whole-home sediment filter for clean, clear water. Outside, a 12x34 powered shed with RV hookups offers serious storage and workspace for all your projects. Just minutes from the community boat ramp and local schools, this location is hard to beat. No HOA or CDD fees make this an incredible value!

Key facts

• One acre lot
• New appliances
• Updated bathrooms

Tags

• ONE ACRE LOT
• NO HOA
• UPDATED KITCHEN
• NEW APPLIANCES
• UPDATED BATHROOMS
• POWERED SHED

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Other parking
• Utilities: Septic tank; Cable available; Electricity available
• Home design: Manufactured home; Single-family residential
• Construction: Metal roofing
• Exterior features: Metal roof; 1-acre lot

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air
• Interior features: Dishwasher; Dryer; Electric Range; Refrigerator; Washer; Central Air; Central heating; Heat pump
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $279k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Recommended offer: $275k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.4% 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); 596 active listings in the ZIP; 2 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 $30k of equity ($2k loan paydown + $28k 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 $78k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $274,815 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $297,960
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85377 Theresa Rd	0.12mi	3/2.0	1,631 (+5%)	17mo	$340,000	$208	72
85790 Radio Ave	0.22mi	4/2.0 (+1)	1,512 (-3%)	17mo	$243,000	$161	66
85110 Theresa Rd	0.56mi	3/2.0	1,670 (+7%)	3mo	$131,000	$78	60
85160 Miner Rd	0.60mi	3/2.0	1,550 (-1%)	17mo	$309,000	$199	57
85083 Condor Ln	0.67mi	3/2.0	1,440 (-8%)	1mo	$275,000	$191	55
85490 Alene Rd	0.53mi	3/2.0	1,404 (-10%)	7mo	$285,000	$203	53
85115 Miner Rd	0.48mi	3/2.0	1,792 (+15%)	13mo	$299,900	$167	42

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: 28.7%
• Equity multiple: 3.27×
• Total profit: $177,184
• Equity at exit: $251,345

10-year hold

• IRR: 24.9%
• Equity multiple: 7.41×
• Total profit: $500,930
• Equity at exit: $542,036

Cash invested: $78,120 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,825 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$250 /mo · $3,003/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $402

Break-even live

Break-even rent $2,316

Max offer price $279,000

Occupancy floor 81%

Sensitivity live

Price	-10% $560	-5% $481	+0% $402	+5% $323	+10% $244
Rent	-10% $179	-5% $290	+0% $402	+5% $513	+10% $625
Rate	-1.0pp $542	-0.5pp $473	base $402	+0.5pp $330	+1.0pp $256

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
86467 Moonlit Walk Cir Yulee, FL	4.0	3.0	2010	$3,100	$1.54	24d	1	0.99mi
86088 Meadowridge Ct Yulee, FL	4.0	3.0	2175	$2,600	$1.20	24d	1	1.48mi

Listing history 14 events

1. 2026-06-01
   status $279,000 Pending 23 DOM
2. 2026-05-31
   days on market $279,000 Active 23 DOM
3. 2026-05-08
   listed $279,999 Active 899-char remark

   Show marketing remark (899 chars)

   Don't miss this move-in ready home with a 5.00% ASSUMABLE VA LOAN located on a spacious one-acre lot! No HOA means you can truly make this property your own - we're talking boat, RV, pool, and more. The bright, coastal-inspired interior features new luxury vinyl plank flooring throughout and an updated kitchen with modern fixtures, a new sink, and new appliances. Both bathrooms have been updated, and new blinds have been installed, giving the home a fresh, modern feel top to bottom. Major mechanicals are covered with a roof and HVAC system in the last 10 years, a new septic pump (2022), plus a whole-home sediment filter for clean, clear water. Outside, a 12x34 powered shed with RV hookups offers serious storage and workspace for all your projects. Just minutes from the community boat ramp and local schools, this location is hard to beat. No HOA or CDD fees make this an incredible value!

4. 2026-05-08
   listed $279,999 Active

   Show marketing remark (899 chars)

   Don't miss this move-in ready home with a 5.00% ASSUMABLE VA LOAN located on a spacious one-acre lot! No HOA means you can truly make this property your own - we're talking boat, RV, pool, and more. The bright, coastal-inspired interior features new luxury vinyl plank flooring throughout and an updated kitchen with modern fixtures, a new sink, and new appliances. Both bathrooms have been updated, and new blinds have been installed, giving the home a fresh, modern feel top to bottom. Major mechanicals are covered with a roof and HVAC system in the last 10 years, a new septic pump (2022), plus a whole-home sediment filter for clean, clear water. Outside, a 12x34 powered shed with RV hookups offers serious storage and workspace for all your projects. Just minutes from the community boat ramp and local schools, this location is hard to beat. No HOA or CDD fees make this an incredible value!

5. 2022-04-14
   soldstatus $250,000
6. 2022-04-13
   soldstatus $250,000 Sold 797-char remark

   Show marketing remark (797 chars)

   This adorable 3BD/2BA Manufactured home is NOT going to last long! It's fresh white paint job with coastal blue cabinets giving off vibes of a warm ocean breeze . The new roof and less than 5 year old HVAC will be sure to keep you cool and covered! New luxury vinyl flooringthat will last for years to come! Coming on a large one acre lot with a 12x20 powered shed, you'll be sure to have lots of room for all of your projects and a safe place to story your tools! Just minutes from your local high school and community boat ramp, this home is in the most desirable of locations. There are upgrades throughout the home, from the updated kitchen light fixtures, new trim on the counter tops, and newly remodeled master bathroom. This home comes fully loaded and move in ready! No HOA's or CDD fees!

7. 2022-04-13
   soldstatus $250,000

   Show marketing remark (797 chars)

   This adorable 3BD/2BA Manufactured home is NOT going to last long! It's fresh white paint job with coastal blue cabinets giving off vibes of a warm ocean breeze . The new roof and less than 5 year old HVAC will be sure to keep you cool and covered! New luxury vinyl flooringthat will last for years to come! Coming on a large one acre lot with a 12x20 powered shed, you'll be sure to have lots of room for all of your projects and a safe place to story your tools! Just minutes from your local high school and community boat ramp, this home is in the most desirable of locations. There are upgrades throughout the home, from the updated kitchen light fixtures, new trim on the counter tops, and newly remodeled master bathroom. This home comes fully loaded and move in ready! No HOA's or CDD fees!

8. 2022-03-05
   status Pending 797-char remark

   Show marketing remark (797 chars)

   This adorable 3BD/2BA Manufactured home is NOT going to last long! It's fresh white paint job with coastal blue cabinets giving off vibes of a warm ocean breeze . The new roof and less than 5 year old HVAC will be sure to keep you cool and covered! New luxury vinyl flooringthat will last for years to come! Coming on a large one acre lot with a 12x20 powered shed, you'll be sure to have lots of room for all of your projects and a safe place to story your tools! Just minutes from your local high school and community boat ramp, this home is in the most desirable of locations. There are upgrades throughout the home, from the updated kitchen light fixtures, new trim on the counter tops, and newly remodeled master bathroom. This home comes fully loaded and move in ready! No HOA's or CDD fees!

9. 2022-02-16
   listed $260,000 Active 797-char remark

   Show marketing remark (797 chars)

   This adorable 3BD/2BA Manufactured home is NOT going to last long! It's fresh white paint job with coastal blue cabinets giving off vibes of a warm ocean breeze . The new roof and less than 5 year old HVAC will be sure to keep you cool and covered! New luxury vinyl flooringthat will last for years to come! Coming on a large one acre lot with a 12x20 powered shed, you'll be sure to have lots of room for all of your projects and a safe place to story your tools! Just minutes from your local high school and community boat ramp, this home is in the most desirable of locations. There are upgrades throughout the home, from the updated kitchen light fixtures, new trim on the counter tops, and newly remodeled master bathroom. This home comes fully loaded and move in ready! No HOA's or CDD fees!

10. 2022-02-16
    listed $260,000

    Show marketing remark (797 chars)

    This adorable 3BD/2BA Manufactured home is NOT going to last long! It's fresh white paint job with coastal blue cabinets giving off vibes of a warm ocean breeze . The new roof and less than 5 year old HVAC will be sure to keep you cool and covered! New luxury vinyl flooringthat will last for years to come! Coming on a large one acre lot with a 12x20 powered shed, you'll be sure to have lots of room for all of your projects and a safe place to story your tools! Just minutes from your local high school and community boat ramp, this home is in the most desirable of locations. There are upgrades throughout the home, from the updated kitchen light fixtures, new trim on the counter tops, and newly remodeled master bathroom. This home comes fully loaded and move in ready! No HOA's or CDD fees!

11. 2005-11-08
    soldstatus $104,000
12. 1999-02-05
    soldstatus $32,000
13. 1998-10-07
    soldstatus $244,000
14. 1997-06-03
    soldstatus $25,000

ⓘ 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: $3,003 · $250/mo
• Projected year-2 tax: $3,003 · $250/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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: $33,896
• − Mortgage interest: −$15,628
• − Property taxes: −$3,003
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,712
• − Management: −$2,712
• − Depreciation: −$8,116
• Taxable income: $329
• Est. tax owed @ 24.0%: −$79
• After-tax cash flow: $4,743/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

+1020.0% since first listed

12 events — show timeline

• 2026-05-08 Listed $279,999 realMLS
• 2026-05-08 Listed $279,999 AINCAR
• 2022-04-14 Sold (Public Records) $250,000 Public Records
• 2022-04-13 Sold (MLS) $250,000 AINCAR
• 2022-04-13 Sold (MLS) $250,000 realMLS
• 2022-03-05 Pending — realMLS
• 2022-02-16 Listed $260,000 AINCAR
• 2022-02-16 Listed $260,000 realMLS
• 2005-11-08 Sold (Public Records) $104,000 Public Records
• 1999-02-05 Sold (Public Records) $32,000 Public Records
• 1998-10-07 Sold (Public Records) $244,000 Public Records
• 1997-06-03 Sold (Public Records) $25,000 Public Records

Property tax history

+19.4%/yr

Latest (2025): $3,003 · +6.1% YoY. Source: county tax records.