44075 Canaan Way · Nassau Village-Ratliff, FL 32011

$5,000

3 bd · 2.0 ba · 2,215 sqft · Manufactured public records · 6 Days on market

Built 2004 2.34 ac lot

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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
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Cash flow +4.7/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks

Foreclosure Auction Ends June 4, 2026 at 11:30 AM EST. Explore this charming 3-bedroom, 2-bath residence set in a peaceful and well-located Callahan community. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa Home App.

Key facts

• 2.34 acre lot
• Built 2004
• Listed 5 days

Property features AI

Finance

• Other: Lot size approximately 2.34 acres; Zoning: OR

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: Water: Other; Sewer: Other
• Home design: Single-family residence; One level; Residential property
• Construction: Construction materials: See remarks; Other roof
• Exterior features: Front porch; Road surface: Other

Interior

• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Other flooring

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $263,585 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $5k.

Deal economics

• At list price, monthly cash flow is $-659 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $5k).
• Cap rate 3.3% vs local median 2.2% in Nassau Village-Ratliff — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 100 active listings in the ZIP; 953 units permitted in Nassau County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k 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 ~$45k 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.

Risks & watch-outs

• Watch-outs: property tax is 79.1% of price.
• 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 $5,000

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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.56% ✗
• Cap rate: 3.29%
• Cash-on-cash: -10.71%
• DSCR: 0.52
• GRM: 14.9

CMA / ARV

• ARV (on-the-fly): $263,585
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44380 Pinebreeze Cir	0.61mi	4/2.0 (+1)	2,232 (+1%)	14mo	$265,000	$119	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $101,622
• Equity at exit: $237,458

10-year hold

• IRR: 16.0%
• Equity multiple: 5.50×
• Total profit: $332,298
• Equity at exit: $512,088

Cash invested: $73,804 (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 32011

• Home prices YoY: 19.2%
• Active inventory: 100
• Price-to-rent: 0.3×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$1,382
• Tax est. 1.5%: −$329 /mo · $3,954/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-659

Break-even live

Break-even rent $2,306

Max offer price $168,265

Occupancy floor —

Sensitivity live

Price	-10% $-477	-5% $-568	+0% $-659	+5% $-750	+10% $-841
Rent	-10% $-775	-5% $-717	+0% $-659	+5% $-601	+10% $-542
Rate	-1.0pp $-526	-0.5pp $-592	base $-659	+0.5pp $-727	+1.0pp $-797

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: $65,896
• Closing costs: $7,908
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-03
   days on market $5,000 Active 6 DOM
2. 2026-06-02
   days on market $5,000 Active 5 DOM
3. 2026-06-01
   days on market $5,000 Active 4 DOM
4. 2026-05-31
   days on market $5,000 Active 3 DOM
5. 2026-05-28
   listed $5,000 Active
6. 2003-04-16
   soldstatus $132,700

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,663
• − Mortgage interest: −$14,765
• − Property taxes: −$3,954
• − Insurance: −$1,318
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$7,668
• Taxable loss: −$12,867
• Est. tax savings @ 24.0%: +$3,088
• After-tax cash flow: $-4,817/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 — Nassau Village-Ratliff

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Nassau Village-Ratliff, FL
• Population (ZIP): 15,716

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 (92%)
• Race & ethnicity: White 92% Black 3% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 56.56%
• Current HPI: 351.8301
• Rent YoY: —
• Metro: —
• 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

-96.2% since first listed

2 events — show timeline

• 2026-05-28 Listed $5,000 HAOR as distributed by MLS GRID
• 2003-04-16 Sold (Public Records) $132,700 Public Records

Property tax history

+7.8%/yr

Latest (2025): $3,078 · +5.8% YoY. Source: county tax records.