54591 Dornbush Rd · Nassau Village-Ratliff, FL 32011

$254,000

3 bd · 2.0 ba · 1,305 sqft · SingleFamily public records · 6 Days on market

Built 1991 1.14 ac lot Est $335k · 24% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.4/30.0
• Schools +6.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +1.0/10.0

Listing remarks

Brick home on just over 1 acre with pond and citrus trees. Featuring a split-bedroom floor plan, brick fireplace and plenty of potential. This property offers a great opportunity for buyers looking to add their personal touch with some TLC, including paint, flooring, and backyard maintenance. Being sold AS-IS with no repairs. Cash or conventional financing only.

Key facts

• 1.14 acre lot
• 2 garage spots
• Built 1991

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: 2-car garage
• Utilities: Septic tank; Cable available; Electricity connected
• Home design: Single family residence; One level
• Exterior features: Shingle roof; Road frontage on a county road; Asphalt road surface; Approximately 1.14-acre lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $254k.

Deal economics

• At list price, monthly cash flow is $-331 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (40.1% below list).
• Recommended offer: $152k (40.1% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.1% 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.
• Zoned schools: Callahan Elementary School (658 students, 51% FRL); Callahan Middle School (math 79% / reading 65%, grade A, #52 of 571 statewide, top 10%, 705 students, 46% FRL); West Nassau County High School (math 39% / reading 55%, grade D-, #207 of 667 statewide, top 32%, 974 students, 40% FRL).
• Market conditions: 103 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 $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.
• By year 2, paydown + projected appreciation supports a ~$44k 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.
• Current owner paid $170k; 49% 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 $152,248 (40.1% 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. 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?
4. 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.
5. 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.
6. 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: 0.60% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.58%
• DSCR: 0.75
• GRM: 13.9

CMA / ARV

• ARV (on-the-fly): $335,385
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54292 Armstrong Rd	0.38mi	3/2.0	1,340 (+3%)	13mo	$325,000	$243	67
54123 Lisa Dr	0.51mi	3/2.0	1,481 (+14%)	1mo	$380,000	$257	53

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: 20.3%
• Equity multiple: 2.65×
• Total profit: $117,145
• Equity at exit: $228,823

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $361,321
• Equity at exit: $493,466

Cash invested: $71,120 (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: 103
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$1,332
• Tax from tax record: −$96 /mo · $1,150/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $-331

Break-even live

Break-even rent $1,941

Max offer price $195,539

Occupancy floor —

Sensitivity live

Price	-10% $-187	-5% $-259	+0% $-331	+5% $-403	+10% $-475
Rent	-10% $-451	-5% $-391	+0% $-331	+5% $-271	+10% $-211
Rate	-1.0pp $-203	-0.5pp $-266	base $-331	+0.5pp $-397	+1.0pp $-464

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: $63,500
• Closing costs: $7,620
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $254,000 Active 6 DOM
2. 2026-06-18
   remarks 364-char remark
3. 2026-06-18
   days on market $254,000 Active 3 DOM
4. 2026-06-17
   days on market $254,000 Active 2 DOM
5. 2026-06-15
   remarks 319-char remark
6. 2026-06-15
   listed $254,000 Active 1 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: $1,150 · $96/mo
• Projected year-2 tax: $2,108 · $176/mo
• Expected delta: +$958/yr (+$80/mo · 83.3%)

ⓘ 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 ≥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: $18,270
• − Mortgage interest: −$14,228
• − Property taxes: −$1,150
• − Insurance: −$1,270
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$7,389
• Taxable loss: −$8,691
• Est. tax savings @ 24.0%: +$2,086
• After-tax cash flow: $-1,885/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

+483.9% since first listed

5 events — show timeline

• 2026-06-15 Listed $254,000 realMLS
• 2008-04-04 Sold (Public Records) $170,000 Public Records
• 2003-07-16 Sold (Public Records) $128,000 Public Records
• 1991-10-18 Sold (Public Records) $70,300 Public Records
• 1990-04-05 Sold (Public Records) $43,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,150 · +2.0% YoY. Source: county tax records.