86081 John St · Yulee, FL 32097

$235,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 47 Days on market

Built 1998 Good condition 0.33 ac lot

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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 +16.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• DSCR +5.1/10.0
• Condition / age +3.8/5.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0

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. This home's strategic location places you just minutes from the top schools in the s

Key facts

• Serene preservation
• Split floor plan
• 0.33 acre lot

Tags

• MATURE CANOPYING TREES
• SERENE PRESERVATION
• SPLIT FLOOR PLAN
• SPACIOUS PRIMARY SUITE
• EASY ACCESS TO STATE ROAD 200
• SEAMLESS DRIVE TO BEACHES

Property features AI

Finance

• Other: Zoned RSF-2; Lot approximately 0.33 acres (about 100 x 145)

Exterior

• Parking: Driveway; RV access/parking; On-street parking; See remarks for additional parking details
• Utilities: Cable available; Private well water; Septic tank
• Home design: Single-story; Resale property
• Construction: Frame construction; Shingle roof
• Exterior features: Deck; Front porch; Dirt / unimproved road access; Preservation frontage

Interior

• Kitchen: Dishwasher; Refrigerator; Stove
• Bedrooms: Split bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fan(s); Split-bedroom layout; Cable TV available; Window treatments; Aluminum frame windows; Blinds

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 $138 ($2k/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 $203k (13.6% below list).
• Recommended offer: $203k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.2% 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); 601 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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.
• At projected returns (10.0% appreciation + 2.9% rent growth), your $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 47 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

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 $203,153 (13.6% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.86% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 2.88% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 3.07×
• Total profit: $136,460
• Equity at exit: $211,707

10-year hold

• IRR: 22.8%
• Equity multiple: 6.99×
• Total profit: $394,320
• 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.

Methodology + full state rankings →

ZIP-level market 32097

• Home prices YoY: 19.5%
• Rents YoY: 2.9%
• Active inventory: 601
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,032 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$137 /mo · $1,640/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $138

Break-even live

Break-even rent $1,857

Max offer price $235,000

Occupancy floor 88%

Sensitivity live

Price	-10% $271	-5% $204	+0% $138	+5% $71	+10% $5
Rent	-10% $-23	-5% $58	+0% $138	+5% $218	+10% $298
Rate	-1.0pp $256	-0.5pp $198	base $138	+0.5pp $77	+1.0pp $15

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
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
86114 Harry Green Rd Yulee, FL	3.0	1.0	986	$1,650	$1.67	24d	1	0.59mi
86114 Harry Green Rd Yulee, FL	3.0	1.0	1158	$1,600	$1.38	18d	1	0.59mi
86229 Mainline Rd Yulee, FL	3.0	2.0	1219	$2,195	$1.80	24d	1	1.25mi
86624 Mainline Rd Yulee, FL	2.0	2.5	1168	$1,695	$1.45	24d	1	1.35mi

Listing history 16 events

1. 2026-06-21
   days on market $235,000 Active 47 DOM
2. 2026-06-18
   days on market $235,000 Active 44 DOM
3. 2026-06-17
   days on market $235,000 Active 43 DOM
4. 2026-06-16
   days on market $235,000 Active 42 DOM
5. 2026-06-15
   days on market $235,000 Active 41 DOM
6. 2026-06-13
   days on market $235,000 Active 39 DOM
7. 2026-06-13
   days on market $235,000 Active 38 DOM
8. 2026-06-09
   days on market $235,000 Active 35 DOM
9. 2026-06-08
   days on market $235,000 Active 34 DOM
10. 2026-06-07
    days on market $235,000 Active 33 DOM
11. 2026-06-05
    days on market $235,000 Active 30 DOM
12. 2026-06-03
    days on market $235,000 Active 29 DOM
13. 2026-06-02
    days on market $235,000 Active 28 DOM
14. 2026-06-01
    days on market $235,000 Active 27 DOM
15. 2026-05-31
    days on market $235,000 Active 26 DOM
16. 2026-05-05
    listed $235,000 Active

ⓘ 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 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: $24,378
• − Mortgage interest: −$13,164
• − Property taxes: −$1,640
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,950
• − Management: −$1,950
• − Depreciation: −$6,836
• Taxable loss: −$2,338
• Est. tax savings @ 24.0%: +$561
• After-tax cash flow: $2,216/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

Good 75/100 Cosmetic rehab

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.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Aesthetic update needed.	Minor	$500–3,000
Bathtubs · Clean and functional, but could be replaced for a fresh look.	Minor	$500–3,000
Exterior paint · Faded, could be refreshed with a fresh coat of paint.	Minor	$500–3,000
Landscaping · Some areas could benefit from trimming and mulching for a more polished appearance.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-05 Listed $235,000 AINCAR