86718 Pages Dairy Rd · Yulee, FL 32097

$280,000

3 bd · 2.0 ba · 1,755 sqft · Manufactured public records · 62 Days on market

Built 1992 1.00 ac lot Est $318k · 12% under

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Why this score? — see what drove the C+ 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 +15.2/30.0
• ARV discount +12.8/15.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• DSCR +4.7/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Remodeled three bedroom, two bathroom mobile home situated on one acre of land. Lots of space with family room, living room and dining area off of kitchen. Large master bath features garden tub, double vanity sinks and shower. New front and side wood deck. Private backyard that backs up to wooded area. Great location close to Home Depot, Target, Starbucks and restaurants.

Key facts

• Large living room
• Dining room
• Large laundry room

Tags

• LARGE COVERED FRONT PORCH
• LARGE LIVING ROOM
• DINING ROOM
• LARGE LAUNDRY ROOM
• LARGE WALK IN PANTRY
• 1 ACRE LOT

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Additional off-street parking; RV access/parking
• Utilities: Septic tank; Water available and connected; Sewer available; Electricity connected; Cable available
• Home design: Single wide mobile home; One story
• Construction: Vinyl siding; Metal roof
• Exterior features: Covered front and side porches; Above-ground private pool; Shed(s); Workshop; Agricultural, few trees, wooded lot; County road frontage; Asphalt road surface

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Wall/window unit(s)
• Interior features: Ceiling fan(s); Open floorplan; Pantry; Primary bathroom with tub and separate shower; Walk-in closet(s)
• Laundry & utility: In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $280k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (21.8% below list).
• Recommended offer: $219k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.4% 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.
• Zoned schools: Yulee Primary School (658 students, 51% 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 42% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 596 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Nassau County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.9% rent growth), your $78k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $75k; list at $280k implies a 274% 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 $218,848 (21.8% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $317,655
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86014 Lee Plantation Dr	0.32mi	3/2.0	1,754 (-0%)	5mo	$243,000	$139	81
86636 Pages Dairy Rd	0.38mi	4/2.0 (+1)	1,560 (-11%)	13mo	$282,500	$181	48

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: 25.3%
• Equity multiple: 3.02×
• Total profit: $158,197
• Equity at exit: $252,246

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $460,216
• Equity at exit: $543,978

Cash invested: $78,400 (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: 596
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,188 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $96

Break-even live

Break-even rent $2,067

Max offer price $280,000

Occupancy floor 91%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
86195 Courtney Isles Way Yulee, FL	1.0–3.0	1.0–2.0	1116	$2,096	$1.88	1d	9	0.48mi
96045 Tidal Bay Ct Yulee, FL	3.0	2.0	1243	$1,809	$1.46	23d	1	0.81mi
85041 Christian Way Yulee, FL	1.0–3.0	1.0–2.0	1102	$2,245	$2.04	1d	20	0.82mi
85041 Christian Way Yulee, FL	1.0–3.0	1.0–2.0	1102	$2,151	$1.95	23d	24	0.82mi
96095 Tidal Bay Ct Yulee, FL	3.0	2.0	1495	$2,100	$1.40	10d	1	0.84mi
96043 Starlight Ln Yulee, FL	3.0	2.0	1499	$2,099	$1.40	23d	1	0.85mi
86131 Hopper Ln Yulee, FL	3.0	2.0	1664	$1,650	$0.99	23d	1	1.07mi
86040 Hopper Ln Yulee, FL	3.0	2.0	1664	$1,650	$0.99	17d	1	1.15mi
96013 Waters Ct Fernandina Beach, FL	3.0	2.0	1628	$2,395	$1.47	4d	1	1.48mi
86088 Meadowridge Ct Yulee, FL	4.0	3.0	2175	$2,600	$1.20	23d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $280,000 Active 62 DOM
2. 2026-06-17
   days on market $280,000 Active 61 DOM
3. 2026-06-16
   days on market $280,000 Active 60 DOM
4. 2026-06-15
   days on market $280,000 Active 59 DOM
5. 2026-06-13
   pricedays on market $280,000 Active 57 DOM
6. 2026-06-13
   days on market $290,000 Active 56 DOM
7. 2026-06-09
   days on market $290,000 Active 53 DOM
8. 2026-06-08
   days on market $290,000 Active 52 DOM
9. 2026-06-07
   days on market $290,000 Active 51 DOM
10. 2026-06-05
    days on market $290,000 Active 48 DOM
11. 2026-06-03
    days on market $290,000 Active 47 DOM
12. 2026-06-02
    days on market $290,000 Active 46 DOM
13. 2026-06-01
    days on market $290,000 Active 45 DOM
14. 2026-05-31
    days on market $290,000 Active 44 DOM
15. 2026-04-16
    listed $290,000 Active
16. 2012-01-13
    soldstatus $74,900 374-char remark

    Show marketing remark (374 chars)

    Remodeled three bedroom, two bathroom mobile home situated on one acre of land. Lots of space with family room, living room and dining area off of kitchen. Large master bath features garden tub, double vanity sinks and shower. New front and side wood deck. Private backyard that backs up to wooded area. Great location close to Home Depot, Target, Starbucks and restaurants.

17. 2011-08-08
    listed $74,900 374-char remark

    Show marketing remark (374 chars)

    Remodeled three bedroom, two bathroom mobile home situated on one acre of land. Lots of space with family room, living room and dining area off of kitchen. Large master bath features garden tub, double vanity sinks and shower. New front and side wood deck. Private backyard that backs up to wooded area. Great location close to Home Depot, Target, Starbucks and restaurants.

18. 2010-12-29
    historical 404-char remark

    Show marketing remark (404 chars)

    BANK OWNED AND SELLING AS-IS.SELLER TO MAKE $0 REPAIRS. SPECIAL CONTRACT & ADDENDUM'S REQUIRED. MUST CLOSE WITH SELLERS ATTY. MINIMUM DEPOSIT $1000. MUST BE CERTIFIED FUNDS MADE PAYABLE TO SELLERS TITLE COMPANY. PROOF OF FUNDS OR PREQUAL LETTER MUST BE SUBMITTED WITH OFFER. ALL FINANCED OFFERS MUST HAVE BANK OF AMERICA PREQUAL LETTER. BUYER WILL RECEIVE A FREE CREDIT REPORT & APPRAISAL IF THEY

19. 2010-12-14
    soldstatus $15,500 404-char remark

    Show marketing remark (404 chars)

    BANK OWNED AND SELLING AS-IS.SELLER TO MAKE $0 REPAIRS. SPECIAL CONTRACT & ADDENDUM'S REQUIRED. MUST CLOSE WITH SELLERS ATTY. MINIMUM DEPOSIT $1000. MUST BE CERTIFIED FUNDS MADE PAYABLE TO SELLERS TITLE COMPANY. PROOF OF FUNDS OR PREQUAL LETTER MUST BE SUBMITTED WITH OFFER. ALL FINANCED OFFERS MUST HAVE BANK OF AMERICA PREQUAL LETTER. BUYER WILL RECEIVE A FREE CREDIT REPORT & APPRAISAL IF THEY

20. 2010-07-09
    listed $17,900 404-char remark

    Show marketing remark (404 chars)

    BANK OWNED AND SELLING AS-IS.SELLER TO MAKE $0 REPAIRS. SPECIAL CONTRACT & ADDENDUM'S REQUIRED. MUST CLOSE WITH SELLERS ATTY. MINIMUM DEPOSIT $1000. MUST BE CERTIFIED FUNDS MADE PAYABLE TO SELLERS TITLE COMPANY. PROOF OF FUNDS OR PREQUAL LETTER MUST BE SUBMITTED WITH OFFER. ALL FINANCED OFFERS MUST HAVE BANK OF AMERICA PREQUAL LETTER. BUYER WILL RECEIVE A FREE CREDIT REPORT & APPRAISAL IF THEY

21. 1988-07-27
    soldstatus $32,500
22. 1982-05-01
    soldstatus $25,067
23. 1982-04-01
    soldstatus $7,800

ⓘ 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: $574 · $48/mo
• Projected year-2 tax: $2,324 · $194/mo
• Expected delta: +$1,750/yr (+$146/mo · 305.0%)

ⓘ 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: $26,262
• − Mortgage interest: −$15,684
• − Property taxes: −$574
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − Depreciation: −$8,145
• Taxable loss: −$3,744
• Est. tax savings @ 24.0%: +$899
• After-tax cash flow: $2,051/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: 26,700
• 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

+3617.9% since first listed

9 events — show timeline

• 2026-04-16 Listed $290,000 realMLS
• 2012-01-13 Sold (MLS) $74,900 AINCAR
• 2011-08-08 Listed $74,900 AINCAR
• 2010-12-29 Listing Removed — realMLS
• 2010-12-14 Sold (MLS) $15,500 realMLS
• 2010-07-09 Listed $17,900 realMLS
• 1988-07-27 Sold (Public Records) $32,500 Public Records
• 1982-05-01 Sold (Public Records) $25,067 Public Records
• 1982-04-01 Sold (Public Records) $7,800 Public Records

Property tax history

+5.3%/yr

Latest (2025): $574 · +3.0% YoY. Source: county tax records.