86081 John St · Yulee, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 3/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 106°F)
- 7 days/yr
- Hot days in 30 yrs
- 20 days/yr
Wind risk 9/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 5/10 · Moderate
- Unhealthy air days now
- 6 days/yr
- Unhealthy air days in 30 yrs
- 7 days/yr
Risk factors via First Street. Map © Google.
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 +11.4/15.0
- Cash flow +8.0/30.0
- Appreciation +7.5/10.0
- Schools +6.0/10.0
- Condition / age +3.8/5.0
- Livability +3.3/5.0
- Rent growth +3.2/5.0
- DSCR +2.1/10.0
- 1% rule +1.6/10.0
- Manufactured-home adj. -3.7
$235,000
86081 John St · Yulee, FL 32097
3 bd · 2.0 ba · 1,152 sqft · Manufactured
· 118 Days on market
Manufactured home
Built 1998
0.33 ac lot
$204/sqft
· 9% below area
Est $257k · 9% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Positioned on a picturesque parcel in the highly desirable Yulee-Florida market, this charming 3-bedroom, 2-bath manufactured home offers a rare blend of privacy with NO HOA, ideal convenience and tons of natural beauty on a . 32 acrea lot. Tucked among mature, canopying trees and backing to serene preservation, the setting delivers a peaceful, park-like backdrop that’s increasingly hard to find. Inside, a functional split floor plan provides both comfort and flexibility, with a spacious primary suite with ensuite separated from the secondary bedrooms—ideal for everyday living or hosting guests.
Key facts
- Serene preservation
- Split floor plan
- 0.33 acre lot
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath manufactured listed at $235k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
- To cash-flow at today's rent, offer at most $193k (17.8% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (33.7% below list).
- Recommended offer: $156k (33.7% below list) — sets the bar for 1% rule.
- Cap rate 5.1% vs local median 3.5% 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.
- Market conditions: Rents rising (+2.9%/yr); 825 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 67d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 953 units permitted in Nassau County in 2024 (24 in 5+ unit buildings).
Forward outlook
- In year one you build about $25k of equity ($2k loan paydown + $24k 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 ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 118 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$155,746
(33.7% below list)
Questions for the listing agent
- 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?
- It's been on market 118 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.66% ✗
- Cap rate
- 5.08%
- Cash-on-cash
- -4.31%
- DSCR
- 0.81
- GRM
- 12.6
CMA / ARV
- ARV (median comp)
- $257,000
- List price
- $235,000
- Delta
- -8.56%
- Verdict
- FAIR
- Comps
- 2 within 2.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 86011 John St | 0.07mi | 3/2.0 | 1,394 (+21%) | 7mo | $142,000 | $102 | 65 |
| 86491 Goodbread Rd | 1.36mi | 3/2.0 | 1,144 (-1%) | 7mo | $294,000 | $257 | 58 |
| 85930 N Harts Rd | 1.09mi | 2/2.0 (-1) | 1,164 (+1%) | 6mo | $311,000 | $267 | 54 |
| 86848 Mainline Rd | 1.41mi | 2/2.5 (-1) | 1,168 (+1%) | 3mo | $239,000 | $205 | 53 |
| 86226 Mainline Rd | 1.26mi | 3/2.0 | 1,219 (+6%) | 3mo | $267,000 | $219 | 53 |
| 86472 Shortline Cir | 1.35mi | 2/2.5 (-1) | 1,168 (+1%) | 6mo | $225,000 | $193 | 51 |
| 86752 Shortline Cir | 1.39mi | 2/2.5 (-1) | 1,168 (+1%) | 7mo | $210,000 | $180 | 50 |
| 463465 State Road 200 | 0.84mi | 3/1.0 | 1,200 (+4%) | 5mo | $300,000 | $250 | 50 |
| 85164 St. Thomas St | 1.00mi | 3/2.0 | 1,050 (-9%) | 4mo | $175,000 | $167 | 47 |
| 86093 Santa Barbara St | 0.71mi | 3/2.0 | 1,293 (+12%) | 7mo | $300,000 | $232 | 40 |
| 86654 Shortline Cir | 1.43mi | 3/2.5 | 1,332 (+16%) | 5mo | $270,000 | $203 | 34 |
| 86446 Peeples Rd | 0.75mi | 2/2.0 (-1) | 890 (-23%) | 8mo | $220,000 | $247 | 28 |
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
- 21.2%
- Equity multiple
- 2.71×
- Total profit
- $112,657
- Equity at exit
- $211,707
10-year hold
- IRR
- 19.1%
- Equity multiple
- 6.21×
- Total profit
- $343,083
- Equity at exit
- $456,553
Cash invested: $65,800 (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.
Active competition Active MLS
- For sale now
- 2 active
- Median asking
- $204,000 ($190/sqft)
- Median days on market
- 99 d
- This list price
- 50% of active listings are priced below it
- ARV vs active asking
- +17.5% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 32097
- Home prices YoY
- 19.5%
- Rents YoY
- 2.9%
- Active inventory
- 825
- Price-to-rent
- 12.6×
Monthly cashflow live
↻
- Estimated rent
- $1,557 high interval (Pro) →
- Mortgage (P&I)
- −$1,232
- Tax from tax record
- −$137 /mo · $1,640/yr
- Insurance
- −$98
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$327
- Net cashflow
- $-237
Break-even live
Break-even rent
$1,857
Max offer price
$193,204
Occupancy floor
—
Sensitivity live
| Price | -10% $-104 | -5% $-170 | +0% $-237 | +5% $-303 | +10% $-370 |
|---|---|---|---|---|---|
| Rent | -10% $-360 | -5% $-298 | +0% $-237 | +5% $-175 | +10% $-114 |
| Rate | -1.0pp $-118 | -0.5pp $-177 | base $-237 | +0.5pp $-297 | +1.0pp $-359 |
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
- $58,750
- Closing costs
- $7,050
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 8 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 86114 Harry Green Rd Yulee, FL | 3.0 | 1.0 | 1158 | $1,600 | $1.38 | 113d | 1 | 0.59mi |
| 86114 Harry Green Rd Yulee, FL | 3.0 | 1.0 | 986 | $1,600 | $1.62 | 88d | 1 | 0.59mi |
| 86229 Mainline Rd Yulee, FL | 3.0 | 2.0 | 1219 | $2,100 | $1.72 | 64d | 1 | 1.25mi |
| 86440 Mainline Rd Yulee, FL | 2.0 | 2.5 | 1168 | $1,850 | $1.58 | 7d | 1 | 1.27mi |
| 86560 Mainline Rd Yulee, FL | 2.0 | 2.5 | 1168 | $1,695 | $1.45 | 7d | 1 | 1.31mi |
| 86624 Mainline Rd Yulee, FL | 2.0 | 2.5 | 1168 | $1,695 | $1.45 | 119d | 1 | 1.35mi |
| 86496 Shortline Cir Unit 1 Yulee, FL | 2.0 | 2.5 | 1168 | $1,700 | $1.46 | 58d | 1 | 1.38mi |
| 86496 Shortline Cir Yulee, FL | 2.0 | 2.5 | 1168 | $1,725 | $1.48 | 67d | 1 | 1.38mi |
Property features AI
Finance
- Other
- Zoned RSF-2Lot approximately 0.33 acres (about 100 x 145)
Exterior
- Parking
- DrivewayRV access/parkingOn-street parkingSee remarks for additional parking details
- Utilities
- Cable availablePrivate well waterSeptic tank
- Home design
- Single-storyResale property
- Construction
- Frame constructionShingle roof
- Exterior features
- DeckFront porchDirt / unimproved road accessPreservation frontage
Interior
- Kitchen
- DishwasherRefrigeratorStove
- Bedrooms
- Split bedrooms
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heating (electric)Central air conditioning (electric)
- Interior features
- Ceiling fan(s)Split-bedroom layoutCable TV availableWindow treatmentsAluminum frame windowsBlinds
Listing history 50 events
-
2026-08-31days on market $235,000 Active 118 DOM
-
2026-08-29days on market $235,000 Active 116 DOM
-
2026-08-28days on market $235,000 Active 115 DOM
-
2026-08-27days on market $235,000 Active 114 DOM
-
2026-08-26days on market $235,000 Active 113 DOM
-
2026-08-25days on market $235,000 Active 112 DOM
-
2026-08-24days on market $235,000 Active 111 DOM
-
2026-08-23days on market $235,000 Active 110 DOM
-
2026-08-22days on market $235,000 Active 109 DOM
-
2026-08-21days on market $235,000 Active 108 DOM
-
2026-08-20days on market $235,000 Active 107 DOM
-
2026-08-19days on market $235,000 Active 106 DOM
-
2026-08-18days on market $235,000 Active 105 DOM
-
2026-08-17days on market $235,000 Active 104 DOM
-
2026-08-16days on market $235,000 Active 103 DOM
-
2026-08-15days on market $235,000 Active 102 DOM
-
2026-08-14days on market $235,000 Active 101 DOM
-
2026-08-13days on market $235,000 Active 100 DOM
-
2026-08-12days on market $235,000 Active 99 DOM
-
2026-08-11days on market $235,000 Active 98 DOM
-
2026-08-10days on market $235,000 Active 97 DOM
-
2026-08-09days on market $235,000 Active 96 DOM
-
2026-08-08days on market $235,000 Active 95 DOM
-
2026-08-07days on market $235,000 Active 94 DOM
-
2026-08-06days on market $235,000 Active 93 DOM
-
2026-08-05days on market $235,000 Active 92 DOM
-
2026-08-04days on market $235,000 Active 91 DOM
-
2026-08-03days on market $235,000 Active 90 DOM
-
2026-07-31days on market $235,000 Active 87 DOM
-
2026-07-30days on market $235,000 Active 86 DOM
-
2026-07-30days on market $235,000 Active 85 DOM
-
2026-07-28days on market $235,000 Active 84 DOM
-
2026-07-24days on market $235,000 Active 80 DOM
-
2026-07-23days on market $235,000 Active 79 DOM
-
2026-07-22days on market $235,000 Active 78 DOM
-
2026-07-21days on market $235,000 Active 77 DOM
-
2026-07-20days on market $235,000 Active 76 DOM
-
2026-07-18days on market $235,000 Active 74 DOM
-
2026-07-18days on market $235,000 Active 73 DOM
-
2026-07-16days on market $235,000 Active 72 DOM
-
2026-07-15days on market $235,000 Active 71 DOM
-
2026-07-14days on market $235,000 Active 70 DOM
-
2026-07-13days on market $235,000 Active 69 DOM
-
2026-07-13days on market $235,000 Active 68 DOM
-
2026-07-11days on market $235,000 Active 67 DOM
-
2026-07-10days on market $235,000 Active 66 DOM
-
2026-07-09days on market $235,000 Active 65 DOM
-
2026-07-07days on market $235,000 Active 63 DOM
-
2026-07-06days on market $235,000 Active 62 DOM
-
2026-07-05days on market $235,000 Active 61 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
- $1,640 · $137/mo
- Projected year-2 tax
- $1,950 · $163/mo
- Expected delta
- +$310/yr (+$26/mo · 18.9%)
ⓘ 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 3/10 Moderate
- 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $18,690
- − Mortgage interest
- −$13,164
- − Property taxes
- −$1,640
- − Insurance
- −$1,175
- − Repairs & maintenance
- −$1,495
- − Management
- −$1,495
- − Depreciation
- −$6,836
- Taxable loss
- −$7,116
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,708
- After-tax cash flow
- $-1,131/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.
Condition & rehab AI · 12 photos
75/100
Cosmetic rehab
Est. rehab $5,760–$17,280 screening
This charming 3-bedroom, 2-bath manufactured home in Yulee, FL is in good condition with minor repairs and maintenance needed. The property's picturesque setting and strategic location make it an attractive investment opportunity.
Repairs flagged
- Minor Kitchen cabinets — Aesthetic update needed.
- Minor Bathtubs — Clean and functional, but could be replaced for a fresh look.
- Minor Exterior paint — Faded, could be refreshed with a fresh coat of paint.
- Minor Landscaping — Some areas could benefit from trimming and mulching for a more polished appearance.
Value-add opportunities
- Resale Paint exterior siding — Fresh paint enhances curb appeal and home value. ↑
- Resale Replace kitchen cabinets — Modern cabinets improve aesthetics and functionality. ↑
- Resale Replace bathtubs — Fresh bathtubs enhance the bathroom's appeal and functionality. ↑
- Both Landscaping improvements — Well-maintained landscaping enhances curb appeal and adds value to the property. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
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
C
Composite livability gradescore 66/100
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 · 88,419 people
- City population
- 26,700
- Metro
- Jacksonville, FL
- Population (ZIP)
- 26,700
- Household income
- $93,161
- Rent vs Own
- Severe rent burden
- 9% of renters
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 |
|
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Price history
1 event — show timeline
- 2026-05-05 Listed $235,000 AINCAR
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…