65908 Edgewater Dr · Jacksonville, FL 32097

$389,900

4 bd · 2.0 ba · 1,902 sqft · SingleFamily · 22 Days on market

Built 2023 7,840 sqft lot Est $373k · at est. $10/mo HOA

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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
• Schools +6.0/10.0
• Cash flow +5.8/30.0
• ARV discount +5.4/15.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.2/10.0

Listing remarks MLS

**Special Low Fixed Rate Financing for this Home when using our Preferred Lender** Welcome to River Glen! Affordable Express Homes in this well-established Yulee neighborhood. Just off FL-200 and I-95, residents will enjoy quick access to Jacksonville and Amelia Island's world-renowned beaches. River Glen will feature open concept one and two-story home plans and homeowners will have access to resort style amenities.

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 2023

Property features AI

Finance

• Other: Unfurnished; Sidewalks in the community
• HOA & community: Has association with an annual fee of $125; CDD fee applies

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable available
• Home design: Single-family residence; One level
• Construction: Fiber cement and frame construction; Shingle roof
• Exterior features: Rear porch; Sprinklers in front and rear; Vinyl privacy fence; County road frontage; Asphalt road surface

Interior

• Kitchen: Dishwasher; Disposal; Electric range and oven; Microwave; Refrigerator; Kitchen island; Breakfast bar; Pantry; Eat-in kitchen
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Entrance foyer; Split bedroom layout; Walk-in closets; Pantry; Kitchen island; Breakfast bar; Eat-in kitchen; Primary bathroom with shower (no tub)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-905 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (41.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (34.6% below list).
• Recommended offer: $230k (41.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 83/100 on livability (#50 in FL, #911 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• 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.
• Zoned schools: Wildlight Elementary (math 90% / reading 80%, grade A+, #35 of 2,144 statewide, top 2%, 1,025 students, 34% FRL); Yulee Middle School (math 73% / reading 61%, grade A-, #80 of 571 statewide, top 14%, 1,202 students, 41% FRL); Yulee High School (math 52% / reading 54%, grade C-, #148 of 667 statewide, top 23%, 1,407 students, 35% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 601 active listings in the ZIP; 11 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 33% 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 $42k of equity ($3k loan paydown + $39k 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 ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($384k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $331k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $229,961 (41.0% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.65% ✗
• Cap rate: 3.89%
• Cash-on-cash: -8.58%
• DSCR: 0.62
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $372,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65554 Bowfin Spring Ct	0.13mi	4/3.0	2,043 (+7%)	2mo	$400,000	$196	76
65656 Edgewater Dr	0.31mi	4/2.0	1,812 (-5%)	3mo	$374,900	$207	75
70013 Misty Lake Ct	0.18mi	4/2.0	1,705 (-10%)	2mo	$329,000	$193	73
70414 Winding River Dr	0.23mi	4/3.0	2,036 (+7%)	3mo	$387,000	$190	71
65138 Forest Glen Ln	0.53mi	4/2.0	1,856 (-2%)	2mo	$330,000	$178	70
65570 Bowfin Spring Ct	0.13mi	4/2.0	2,132 (+12%)	5mo	$439,900	$206	70
79179 Plummers Creek Dr	0.59mi	4/2.0	1,956 (+3%)	0mo	$420,000	$215	67
65394 River Glen Pkwy	0.22mi	3/2.0 (-1)	1,711 (-10%)	1mo	$348,000	$203	67
78558 Goldfinch Ln	0.63mi	4/2.0	1,871 (-2%)	5mo	$388,000	$207	64
65506 River Glen Pkwy	0.27mi	4/2.0	2,160 (+14%)	3mo	$400,000	$185	62
75394 Bridgewater Dr	0.49mi	4/2.0	2,129 (+12%)	5mo	$355,000	$167	53
65114 Forest Glen Ln	0.52mi	3/2.0 (-1)	1,711 (-10%)	2mo	$332,000	$194	52

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: 17.3%
• Equity multiple: 2.42×
• Total profit: $154,555
• Equity at exit: $351,253

10-year hold

• IRR: 16.3%
• Equity multiple: 5.58×
• Total profit: $500,216
• Equity at exit: $757,490

Cash invested: $109,172 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,549 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$577 /mo · $6,923/yr
• Insurance: −$162
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$10
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-905

Break-even live

Break-even rent $3,695

Max offer price $229,961

Occupancy floor —

Sensitivity live

Price	-10% $-685	-5% $-795	+0% $-905	+5% $-1,016	+10% $-1,126
Rent	-10% $-1,107	-5% $-1,006	+0% $-905	+5% $-805	+10% $-704
Rate	-1.0pp $-709	-0.5pp $-806	base $-905	+0.5pp $-1,006	+1.0pp $-1,109

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65343 River Glen Pkwy Yulee, FL	3.0	2.0	1714	$2,195	$1.28	25d	1	0.25mi
65303 River Glen Pkwy Yulee, FL	4.0	2.0	2160	$2,400	$1.11	25d	1	0.30mi
70305 Winding River Dr Yulee, FL	4.0	3.0	2042	$2,500	$1.22	25d	1	0.36mi
75346 Bridgewater Dr Yulee, FL	3.0	2.0	1711	$2,300	$1.34	25d	1	0.50mi
75075 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,399	$1.29	6d	1	0.58mi
75008 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,300	$1.24	25d	1	0.65mi
75045 Morning Glen Ct Yulee, FL	3.0	2.0	1685	$2,310	$1.37	22d	1	0.65mi
75094 Glenspring Way Yulee, FL	3.0	2.0	2055	$2,500	$1.22	25d	1	0.79mi
65013 Lagoon Forest Dr Yulee, FL	4.0	2.5	2245	$2,800	$1.25	12d	1	0.87mi
75094 Fern Creek Dr Yulee, FL	4.0	2.0	2193	$2,495	$1.14	3d	1	0.90mi
74700 Mills Preserve Cir Yulee, FL	1.0–3.0	1.0–2.0	1127	$2,025	$1.80	25d	1	1.25mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 14 events

1. 2026-06-21
   days on market $389,900 Active 22 DOM
2. 2026-06-18
   days on market $389,900 Active 19 DOM
3. 2026-06-17
   days on market $389,900 Active 18 DOM
4. 2026-06-16
   days on market $389,900 Active 17 DOM
5. 2026-06-15
   days on market $389,900 Active 16 DOM
6. 2026-06-13
   days on market $389,900 Active 14 DOM
7. 2026-06-13
   days on market $389,900 Active 13 DOM
8. 2026-06-09
   days on market $389,900 Active 10 DOM
9. 2026-06-08
   days on market $389,900 Active 9 DOM
10. 2026-06-07
    days on market $389,900 Active 8 DOM
11. 2026-06-05
    days on market $389,900 Active 5 DOM
12. 2026-06-03
    days on market $389,900 Active 4 DOM
13. 2026-06-02
    days on market $389,900 Active 3 DOM
14. 2026-06-01
    days on market $389,900 Active 2 DOM

ⓘ 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: $6,923 · $577/mo
• Projected year-2 tax: $6,923 · $577/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,591
• − Mortgage interest: −$21,840
• − Property taxes: −$6,923
• − Insurance: −$3,452
• − Repairs & maintenance: −$2,447
• − Management: −$2,447
• − HOA: −$120
• − Depreciation: −$11,343
• Taxable loss: −$17,982
• Est. tax savings @ 24.0%: +$4,316
• After-tax cash flow: $-6,549/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 — Jacksonville

• Score: 83/100
• State rank: #50
• US rank: #911

Category grades

Amenities A+ Commute A+ Cost of living A Crime C Employment C Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-0.8% since first listed

14 events — show timeline

• 2026-05-30 Listed $389,900 realMLS
• 2023-03-03 Sold (MLS) $330,990 AINCAR
• 2023-03-03 Sold (MLS) $330,990 realMLS
• 2022-11-08 Pending — AINCAR
• 2022-11-08 Pending — realMLS
• 2022-10-21 Price Changed $330,990 realMLS
• 2022-10-21 Relisted — AINCAR
• 2022-10-21 Price Changed $330,990 AINCAR
• 2022-10-21 Relisted — realMLS
• 2022-08-09 Delisted — AINCAR
• 2022-08-02 Pending — realMLS
• 2022-06-21 Price Changed $382,990 realMLS
• 2022-06-21 Listed $382,990 AINCAR
• 2022-06-21 Listed $392,990 realMLS

Property tax history

+24.8%/yr

Latest (2025): $6,923 · +0.8% YoY. Source: county tax records.