940701 Old Nassauville Rd · Jacksonville, FL 32034

$199,999

3 bd · 2.0 ba · 1,712 sqft · Manufactured public records · 86 Days on market

Built 1989 1.08 ac lot Est $310k · 35% 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
• DSCR +8.2/10.0
• 1% rule +6.8/10.0
• Schools +6.0/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here’s a rare opportunity the seller is willing to hold the mortgage on this stunning property. 3 bedroom light/bright home over 1,700 sq. feet, 2 baths and 3 covered decks! Newer Culligan water softener, 2 sheds for storage and 2 car carport. Enjoy your pretty stone fireplace, cathedral ceilings, & spacious eat in kitchen. The family room has sliders to the backyard. Front door opens into a nice sized living room with a big bay window. The formal dining room features a 2nd bay window! Nice split floorplan. The master bath is huge with a deep soaking tub & separate shower, double sinks, his and hers closets. Ceiling fans throughout. Washer/dryer included. Beautiful mature shady trees, pink azalea hedges in front & multiple fruit trees. Enjoy a peaceful secluded country lifestyle at a great price. Community boat ramp nearby!

Key facts

• Old nassauville road
• Septic
• Well

Tags

• 1 ACRE PROPERTY
• OLD NASSAUVILLE ROAD
• NEAR GOFFINSVILLE BOAT RAMP
• WELL
• SEPTIC
• CARPORT

Property features AI

Exterior

• Parking: Carport; Driveway
• Utilities: Cable available; Private well water; Septic tank
• Home design: Single-story; Resale property; Zoned OR
• Construction: Metal roof; Construction details: see remarks
• Exterior features: Rear porch; Deck; Front porch; Paved road frontage on a highway

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Aluminum window frames

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.9% in Jacksonville — 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 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.
• Market conditions: Rents rising (+2.4%/yr); 949 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Nassau County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $150k; 33% 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; 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 $187,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.18% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $309,872
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
95410 Clearwater Rd	0.33mi	3/2.0	1,760 (+3%)	21mo	$285,000	$162	62
95608 Clearwater Rd	0.50mi	3/2.0	1,568 (-8%)	2mo	$305,000	$195	61
95664 Springhill Rd	0.43mi	3/2.0	1,560 (-9%)	13mo	$282,000	$181	55
85461 Owens Rd	0.67mi	4/3.0 (+1)	1,720 (+0%)	12mo	$239,000	$139	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-5,379
• Equity at exit: $29,821

10-year hold

• IRR: 6.5%
• Equity multiple: 1.47×
• Total profit: $26,491
• Equity at exit: $17,292

Cash invested: $56,000 (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 32034

• Rents YoY: 2.4%
• Active inventory: 949
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,365 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$291 /mo · $3,495/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $445

Break-even live

Break-even rent $1,802

Max offer price $199,999

Occupancy floor 76%

Sensitivity live

Price	-10% $558	-5% $502	+0% $445	+5% $388	+10% $332
Rent	-10% $258	-5% $352	+0% $445	+5% $538	+10% $632
Rate	-1.0pp $546	-0.5pp $496	base $445	+0.5pp $393	+1.0pp $340

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
95152 Cypress Trl Fernandina Beach, FL	3.0	2.5	1576	$2,600	$1.65	24d	1	1.27mi

Listing history 24 events

1. 2026-06-21
   days on market $199,999 Active 86 DOM
2. 2026-06-18
   days on market $199,999 Active 83 DOM
3. 2026-06-17
   days on market $199,999 Active 82 DOM
4. 2026-06-16
   days on market $199,999 Active 81 DOM
5. 2026-06-15
   days on market $199,999 Active 80 DOM
6. 2026-06-13
   days on market $199,999 Active 78 DOM
7. 2026-06-13
   days on market $199,999 Active 77 DOM
8. 2026-06-09
   days on market $199,999 Active 74 DOM
9. 2026-06-08
   days on market $199,999 Active 73 DOM
10. 2026-06-07
    days on market $199,999 Active 72 DOM
11. 2026-06-05
    days on market $199,999 Active 69 DOM
12. 2026-06-03
    days on market $199,999 Active 68 DOM
13. 2026-06-02
    days on market $199,999 Active 67 DOM
14. 2026-06-01
    days on market $199,999 Active 66 DOM
15. 2026-05-31
    days on market $199,999 Active 65 DOM
16. 2026-03-27
    listed $199,999 Active
17. 2026-03-27
    listed $199,999 Active
18. 2018-07-27
    soldstatus $150,000 858-char remark

    Show marketing remark (858 chars)

    Here’s a rare opportunity the seller is willing to hold the mortgage on this stunning property. 3 bedroom light/bright home over 1,700 sq. feet, 2 baths and 3 covered decks! Newer Culligan water softener, 2 sheds for storage and 2 car carport. Enjoy your pretty stone fireplace, cathedral ceilings, & spacious eat in kitchen. The family room has sliders to the backyard. Front door opens into a nice sized living room with a big bay window. The formal dining room features a 2nd bay window! Nice split floorplan. The master bath is huge with a deep soaking tub & separate shower, double sinks, his and hers closets. Ceiling fans throughout. Washer/dryer included. Beautiful mature shady trees, pink azalea hedges in front & multiple fruit trees. Enjoy a peaceful secluded country lifestyle at a great price. Community boat ramp nearby!

19. 2018-07-25
    soldstatus $150,000
20. 2018-06-15
    listed $150,000 858-char remark

    Show marketing remark (858 chars)

    Here’s a rare opportunity the seller is willing to hold the mortgage on this stunning property. 3 bedroom light/bright home over 1,700 sq. feet, 2 baths and 3 covered decks! Newer Culligan water softener, 2 sheds for storage and 2 car carport. Enjoy your pretty stone fireplace, cathedral ceilings, & spacious eat in kitchen. The family room has sliders to the backyard. Front door opens into a nice sized living room with a big bay window. The formal dining room features a 2nd bay window! Nice split floorplan. The master bath is huge with a deep soaking tub & separate shower, double sinks, his and hers closets. Ceiling fans throughout. Washer/dryer included. Beautiful mature shady trees, pink azalea hedges in front & multiple fruit trees. Enjoy a peaceful secluded country lifestyle at a great price. Community boat ramp nearby!

21. 2017-04-21
    soldstatus $127,900
22. 2017-04-20
    soldstatus $127,600
23. 2017-01-08
    listed $127,900
24. 1989-07-18
    soldstatus $13,500

ⓘ 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: $3,495 · $291/mo
• Projected year-2 tax: $3,495 · $291/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 6/10 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,380
• − Mortgage interest: −$11,203
• − Property taxes: −$3,495
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − Depreciation: −$5,818
• Taxable income: $2,323
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $4,782/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): 41,029
• Household income: $98,583
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 1230.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Black 4% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 4% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 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: ▼ -576.71%
• Current HPI: 340.2096
• Rent YoY: ▲ 2.42%
• 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

+1381.5% since first listed

9 events — show timeline

• 2026-03-27 Listed $199,999 realMLS
• 2026-03-27 Listed $199,999 AINCAR
• 2018-07-27 Sold (MLS) $150,000 AINCAR
• 2018-07-25 Sold (Public Records) $150,000 Public Records
• 2018-06-15 Listed $150,000 AINCAR
• 2017-04-21 Sold (Public Records) $127,900 Public Records
• 2017-04-20 Sold (MLS) $127,600 AINCAR
• 2017-01-08 Listed $127,900 AINCAR
• 1989-07-18 Sold (Public Records) $13,500 Public Records

Property tax history

+26.4%/yr

Latest (2025): $3,495 · +9.5% YoY. Source: county tax records.