86040 Clyde St · Yulee, FL 32097

$369,000

4 bd · 2.0 ba · 1,731 sqft · SingleFamily public records · 7 Days on market

Built 1986 0.29 ac lot Est $353k · at est.

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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
• Cash flow +7.0/30.0
• Schools +6.0/10.0
• ARV discount +5.5/15.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.2/10.0

Listing remarks

Newly renovated 4-bedroom home with an in-ground swimming pool. Home includes new flooring, countertops, and appliances. This home has been freshly painted inside and outside and features beautiful landscaping in the front yard. A new pool pump was recently added. No HOA or CDD fees. Conveniently located to shopping, restaurants, Amelia Island beaches, JAX airport, and zoned for an A-rated school district.

Key facts

• 0.29 acre lot
• Parking
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $-543 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (26.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (36.3% below list).
• Recommended offer: $235k (36.3% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.3% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 953 units permitted in Nassau County in 2024 (24 in 5+ unit buildings).
• This rent runs 30% 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 $39k of equity ($3k loan paydown + $37k 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $134k; list at $369k implies a 175% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,033 (36.3% 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: 0.64% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.31%
• DSCR: 0.72
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $353,124
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86148 Venetian Ave	0.71mi	3/2.0 (-1)	1,685 (-3%)	2mo	$335,000	$199	56
86195 Venetian Ave	0.70mi	3/2.5 (-1)	1,685 (-3%)	2mo	$349,900	$208	54
86254 Page Dairy Rd	0.16mi	3/2.0 (-1)	1,482 (-14%)	15mo	$419,000	$283	51
86095 Venetian Ave	0.68mi	3/2.0 (-1)	1,611 (-7%)	4mo	$300,000	$186	49
86090 Venetian Ave	0.71mi	3/2.0 (-1)	1,718 (-1%)	23mo	$350,000	$204	42
86073 Venetian Ave	0.68mi	3/2.0 (-1)	1,582 (-9%)	16mo	$320,000	$202	35
86097 Caesars Ave	0.71mi	3/2.0 (-1)	1,588 (-8%)	18mo	$312,500	$197	33
86175 Venetian Ave	0.69mi	3/2.0 (-1)	1,528 (-12%)	17mo	$335,000	$219	29
86040 Venetian Ave	0.72mi	3/3.0 (-1)	1,492 (-14%)	23mo	$337,000	$226	15

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: 19.8%
• Equity multiple: 2.61×
• Total profit: $166,028
• Equity at exit: $332,424

10-year hold

• IRR: 18.1%
• Equity multiple: 5.99×
• Total profit: $515,449
• Equity at exit: $716,886

Cash invested: $103,320 (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: 13.1×

Monthly cashflow live

• Estimated rent: $2,350 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$311 /mo · $3,734/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-543

Break-even live

Break-even rent $3,038

Max offer price $273,036

Occupancy floor —

Sensitivity live

Price	-10% $-334	-5% $-439	+0% $-543	+5% $-648	+10% $-752
Rent	-10% $-729	-5% $-636	+0% $-543	+5% $-450	+10% $-358
Rate	-1.0pp $-357	-0.5pp $-449	base $-543	+0.5pp $-639	+1.0pp $-736

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
86114 Harry Green Rd Yulee, FL	3.0	1.0	1158	$1,600	$1.38	19d	1	0.52mi
86040 Hopper Ln Yulee, FL	3.0	2.0	1664	$1,650	$0.99	19d	1	0.85mi
86131 Hopper Ln Yulee, FL	3.0	2.0	1664	$1,650	$0.99	25d	1	0.95mi
86229 Mainline Rd Yulee, FL	3.0	2.0	1219	$2,195	$1.80	25d	1	1.15mi
86215 Buggy Ct Yulee, FL	3.0	2.0	1675	$2,295	$1.37	22d	1	1.25mi
86467 Moonlit Walk Cir Yulee, FL	4.0	3.0	2010	$3,100	$1.54	25d	1	1.32mi

Listing history 5 events

1. 2026-04-09
   status Pending
2. 2026-04-02
   listed $369,000 Active
3. 2025-06-12
   price $299,000
4. 2025-05-14
   listed $311,000 Active
5. 2003-09-12
   soldstatus $134,000

ⓘ 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: $3,734 · $311/mo
• Projected year-2 tax: $3,734 · $311/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 7/10 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: $28,204
• − Mortgage interest: −$20,670
• − Property taxes: −$3,734
• − Insurance: −$1,845
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − Depreciation: −$10,735
• Taxable loss: −$13,292
• Est. tax savings @ 24.0%: +$3,190
• After-tax cash flow: $-3,329/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

+175.4% since first listed

5 events — show timeline

• 2026-04-09 Pending — AINCAR
• 2026-04-02 Listed $369,000 AINCAR
• 2025-06-12 Price Changed $299,000 AINCAR
• 2025-05-14 Listed $311,000 AINCAR
• 2003-09-12 Sold (Public Records) $134,000 Public Records

Property tax history

+13.4%/yr

Latest (2025): $3,734 · +5.7% YoY. Source: county tax records.