85487 Ashley Ave · Yulee, FL 32097

$249,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 6 Days on market

Built 2020 1.01 ac lot Est $309k · 20% 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 +25.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• 1% rule +6.3/10.0
• Schools +6.0/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you are looking for a like-new home situated on an acre of land with NO HOA, than look no further! This completely move-in ready home is situated on just over 1 acre and already fenced with plenty of space to store your boat or RV. It's the perfect opportunity for someone looking to enter into homeownership or anyone looking to get out of subdivision and enjoy a little quiet and space. The spacious kitchen features an island, stainless steel appliances and plenty of cabinets for storage. Home has zero carpet throughout and inside laundry room. It is located just a short drive from US 17 making it an easy trip to Jacksonville or to restaurants, shopping and the Fernandina beaches.

Key facts

• Private bath
• 1 acre
• Yulee woods area

Tags

• 1 ACRE
• OPEN-CONCEPT LIVING AREA
• PRIVATE BATH
• FRUIT TREES
• YULEE WOODS AREA
• MINUTES FROM YULEE SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Cap rate 9.0% 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 $27k of equity ($2k loan paydown + $25k 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 $70k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 $215k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $249,000

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: 1.13% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $309,420
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85377 Theresa Rd	0.20mi	3/2.0	1,631 (+1%)	17mo	$340,000	$208	75
85790 Radio Ave	0.09mi	4/2.0 (+1)	1,512 (-7%)	16mo	$243,000	$161	66
85110 Theresa Rd	0.67mi	3/2.0	1,670 (+3%)	3mo	$131,000	$78	61
85160 Miner Rd	0.53mi	3/2.0	1,550 (-4%)	17mo	$309,000	$199	54
85518 Duane Rd	0.41mi	3/2.0	1,800 (+11%)	11mo	$310,000	$172	53
85115 Miner Rd	0.44mi	3/2.0	1,792 (+11%)	13mo	$299,900	$167	51
85083 Condor Ln	0.74mi	3/2.0	1,440 (-11%)	1mo	$275,000	$191	46
85490 Alene Rd	0.66mi	3/2.0	1,404 (-13%)	7mo	$285,000	$203	41

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: 31.2%
• Equity multiple: 3.45×
• Total profit: $170,743
• Equity at exit: $224,319

10-year hold

• IRR: 27.0%
• Equity multiple: 7.80×
• Total profit: $474,266
• Equity at exit: $483,752

Cash invested: $69,720 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,825 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$265 /mo · $3,182/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $557

Break-even live

Break-even rent $2,120

Max offer price $249,000

Occupancy floor 75%

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: $62,250
• Closing costs: $7,470
• 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	23d	1	0.90mi
86088 Meadowridge Ct Yulee, FL	4.0	3.0	2175	$2,600	$1.20	23d	1	1.34mi

Listing history 11 events

1. 2026-04-10
   status Pending
2. 2026-04-04
   listed $249,000 Active
3. 2023-05-31
   soldstatus $215,000
4. 2023-05-19
   soldstatus $215,000 Sold 691-char remark

   Show marketing remark (691 chars)

   If you are looking for a like-new home situated on an acre of land with NO HOA, than look no further! This completely move-in ready home is situated on just over 1 acre and already fenced with plenty of space to store your boat or RV. It's the perfect opportunity for someone looking to enter into homeownership or anyone looking to get out of subdivision and enjoy a little quiet and space. The spacious kitchen features an island, stainless steel appliances and plenty of cabinets for storage. Home has zero carpet throughout and inside laundry room. It is located just a short drive from US 17 making it an easy trip to Jacksonville or to restaurants, shopping and the Fernandina beaches.

5. 2023-05-19
   soldstatus $215,000 Closed 691-char remark

   Show marketing remark (691 chars)

   If you are looking for a like-new home situated on an acre of land with NO HOA, than look no further! This completely move-in ready home is situated on just over 1 acre and already fenced with plenty of space to store your boat or RV. It's the perfect opportunity for someone looking to enter into homeownership or anyone looking to get out of subdivision and enjoy a little quiet and space. The spacious kitchen features an island, stainless steel appliances and plenty of cabinets for storage. Home has zero carpet throughout and inside laundry room. It is located just a short drive from US 17 making it an easy trip to Jacksonville or to restaurants, shopping and the Fernandina beaches.

6. 2023-01-29
   status Pending 691-char remark

   Show marketing remark (691 chars)

   If you are looking for a like-new home situated on an acre of land with NO HOA, than look no further! This completely move-in ready home is situated on just over 1 acre and already fenced with plenty of space to store your boat or RV. It's the perfect opportunity for someone looking to enter into homeownership or anyone looking to get out of subdivision and enjoy a little quiet and space. The spacious kitchen features an island, stainless steel appliances and plenty of cabinets for storage. Home has zero carpet throughout and inside laundry room. It is located just a short drive from US 17 making it an easy trip to Jacksonville or to restaurants, shopping and the Fernandina beaches.

7. 2023-01-29
   status Pending 691-char remark

   Show marketing remark (691 chars)

   If you are looking for a like-new home situated on an acre of land with NO HOA, than look no further! This completely move-in ready home is situated on just over 1 acre and already fenced with plenty of space to store your boat or RV. It's the perfect opportunity for someone looking to enter into homeownership or anyone looking to get out of subdivision and enjoy a little quiet and space. The spacious kitchen features an island, stainless steel appliances and plenty of cabinets for storage. Home has zero carpet throughout and inside laundry room. It is located just a short drive from US 17 making it an easy trip to Jacksonville or to restaurants, shopping and the Fernandina beaches.

8. 2023-01-26
   listed $225,000 Active 691-char remark

   Show marketing remark (691 chars)

   If you are looking for a like-new home situated on an acre of land with NO HOA, than look no further! This completely move-in ready home is situated on just over 1 acre and already fenced with plenty of space to store your boat or RV. It's the perfect opportunity for someone looking to enter into homeownership or anyone looking to get out of subdivision and enjoy a little quiet and space. The spacious kitchen features an island, stainless steel appliances and plenty of cabinets for storage. Home has zero carpet throughout and inside laundry room. It is located just a short drive from US 17 making it an easy trip to Jacksonville or to restaurants, shopping and the Fernandina beaches.

9. 2023-01-26
   listed $225,000 Active 691-char remark

   Show marketing remark (691 chars)

   If you are looking for a like-new home situated on an acre of land with NO HOA, than look no further! This completely move-in ready home is situated on just over 1 acre and already fenced with plenty of space to store your boat or RV. It's the perfect opportunity for someone looking to enter into homeownership or anyone looking to get out of subdivision and enjoy a little quiet and space. The spacious kitchen features an island, stainless steel appliances and plenty of cabinets for storage. Home has zero carpet throughout and inside laundry room. It is located just a short drive from US 17 making it an easy trip to Jacksonville or to restaurants, shopping and the Fernandina beaches.

10. 2020-04-30
    soldstatus $53,000
11. 1992-12-31
    soldstatus $15,000

ⓘ 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: $3,182 · $265/mo
• Projected year-2 tax: $3,182 · $265/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 5/10 Major
• 🌡 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: $33,894
• − Mortgage interest: −$13,948
• − Property taxes: −$3,182
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,712
• − Management: −$2,712
• − Depreciation: −$7,244
• Taxable income: $2,853
• Est. tax owed @ 24.0%: −$685
• After-tax cash flow: $5,996/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

+1560.0% since first listed

11 events — show timeline

• 2026-04-10 Pending — realMLS
• 2026-04-04 Listed $249,000 realMLS
• 2023-05-31 Sold (Public Records) $215,000 Public Records
• 2023-05-19 Sold (MLS) $215,000 AINCAR
• 2023-05-19 Sold (MLS) $215,000 realMLS
• 2023-01-29 Pending — realMLS
• 2023-01-29 Pending — AINCAR
• 2023-01-26 Listed $225,000 AINCAR
• 2023-01-26 Listed $225,000 realMLS
• 2020-04-30 Sold (Public Records) $53,000 Public Records
• 1992-12-31 Sold (Public Records) $15,000 Public Records

Property tax history

+29.1%/yr

Latest (2025): $3,182 · +6.8% YoY. Source: county tax records.