76220 Dove Rd · Yulee, FL 32097

$359,900

4 bd · 3.0 ba · 2,128 sqft · SingleFamily · 57 Days on market

Built 2021 1.00 ac lot Est $379k · at est. ↓ 4% since listing

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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 +10.7/30.0
• Appreciation +10.0/10.0
• ARV discount +9.7/15.0
• Schools +6.0/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• DSCR +3.1/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Seller will consider all offers! Rare 1-acre property in Yulee with Open Rural (OR) zoning--bring your chickens, dogs, and outdoor lifestyle! This spacious 4-bedroom, 3-bath home with a versatile flex space offers the perfect blend of comfort and functionality. Inside, you'll find an open layout ideal for entertaining, anchored by a well-appointed kitchen with a large working island for prep and gathering. Step outside and enjoy endless possibilities--create your dream backyard oasis, add a garden, or simply enjoy the extra space and privacy. Located just minutes from Wildlight shopping, dining, and top conveniences, this property delivers both freedom and location. Opportunities like this don't come often! ADJACENT 3 ACRE PARCEL AT 76230 DOVE RD IS AVAILABLE TO PURCHASE SEPARATELY.

Key facts

• Large working island
• Open rural zoning
• Open layout

Tags

• 1 ACRE PROPERTY
• OPEN RURAL ZONING
• WELL-APPOINTED KITCHEN
• LARGE WORKING ISLAND
• OPEN LAYOUT

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Other parking
• Utilities: Septic tank; Electricity available; Water available; Cable available
• Home design: Double-wide mobile home; Single-story
• Exterior features: 1-acre lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Central heating and central air; Cable available
• Laundry & utility: In-unit laundry (lower level); Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $330k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (23.3% below list).
• Recommended offer: $276k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Market conditions: Rents rising (+2.9%/yr); 596 active listings in the ZIP; 7 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).
• This rent runs 36% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k 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 ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• 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 $276,217 (23.3% 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. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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: 0.77% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $378,784
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86648 Cartesian Pointe Dr	0.49mi	3/2.0 (-1)	1,941 (-9%)	1mo	$320,000	$165	53
86811 Cartesian Pointe Dr	0.58mi	3/2.0 (-1)	1,917 (-10%)	7mo	$350,000	$183	42
76264 Long Pond Loop	0.56mi	3/2.0 (-1)	1,875 (-12%)	5mo	$327,000	$174	41
75168 Nassau Station Way	0.65mi	4/2.0	1,856 (-13%)	7mo	$365,000	$197	38
75005 Nassau Station Way	0.62mi	4/2.0	1,856 (-13%)	12mo	$355,000	$191	36
86721 Cartesian Pointe Dr	0.53mi	3/2.0 (-1)	1,884 (-12%)	15mo	$270,000	$143	35
75143 Nassau Station Way	0.67mi	4/2.0	1,856 (-13%)	15mo	$340,000	$183	31
75186 Nassau Station Way	0.62mi	4/2.0	1,856 (-13%)	20mo	$330,000	$178	29
75072 Nassau Station Way	0.70mi	4/2.0	1,856 (-13%)	20mo	$330,000	$178	25

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: 22.8%
• Equity multiple: 2.83×
• Total profit: $184,903
• Equity at exit: $324,226

10-year hold

• IRR: 20.4%
• Equity multiple: 6.48×
• Total profit: $552,193
• Equity at exit: $699,207

Cash invested: $100,772 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,762 high
• Mortgage (P&I): −$1,887
• Tax from tax record: −$313 /mo · $3,760/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-169

Break-even live

Break-even rent $2,975

Max offer price $330,133

Occupancy floor —

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76031 Long Pond Loop Yulee, FL	3.0	2.5	2459	$2,500	$1.02	16d	1	0.46mi
77822 Lumber Creek Blvd Yulee, FL	3.0	2.0	1543	$2,200	$1.43	24d	1	0.92mi
78295 Saddle Rock Rd Yulee, FL	4.0	2.0	1846	$2,191	$1.19	24d	1	1.05mi
213 Daydream Ave Yulee, FL	3.0	2.5	1876	$2,950	$1.57	24d	1	1.19mi
86215 Buggy Ct Yulee, FL	3.0	2.0	1675	$2,295	$1.37	20d	1	1.21mi
467 Blue Daze St Yulee, FL	5.0	3.0	2696	$3,450	$1.28	4d	1	1.38mi
504 Blue Daze St Yulee, FL	3.0	2.5	2038	$2,595	$1.27	24d	1	1.42mi

Listing history 18 events

1. 2026-06-18
   days on market $359,900 Active 57 DOM
2. 2026-06-17
   days on market $359,900 Active 56 DOM
3. 2026-06-16
   days on market $359,900 Active 55 DOM
4. 2026-06-15
   days on market $359,900 Active 54 DOM
5. 2026-06-13
   days on market $359,900 Active 52 DOM
6. 2026-06-13
   days on market $359,900 Active 51 DOM
7. 2026-06-09
   days on market $359,900 Active 48 DOM
8. 2026-06-08
   days on market $359,900 Active 47 DOM
9. 2026-06-07
   days on market $359,900 Active 46 DOM
10. 2026-06-05
    days on market $359,900 Active 43 DOM
11. 2026-06-03
    days on market $359,900 Active 42 DOM
12. 2026-06-02
    days on market $359,900 Active 41 DOM
13. 2026-06-01
    days on market $359,900 Active 40 DOM
14. 2026-05-31
    days on market $359,900 Active 39 DOM
15. 2026-05-19
    price $359,900 793-char remark

    Show marketing remark (793 chars)

    Seller will consider all offers! Rare 1-acre property in Yulee with Open Rural (OR) zoning--bring your chickens, dogs, and outdoor lifestyle! This spacious 4-bedroom, 3-bath home with a versatile flex space offers the perfect blend of comfort and functionality. Inside, you'll find an open layout ideal for entertaining, anchored by a well-appointed kitchen with a large working island for prep and gathering. Step outside and enjoy endless possibilities--create your dream backyard oasis, add a garden, or simply enjoy the extra space and privacy. Located just minutes from Wildlight shopping, dining, and top conveniences, this property delivers both freedom and location. Opportunities like this don't come often! ADJACENT 3 ACRE PARCEL AT 76230 DOVE RD IS AVAILABLE TO PURCHASE SEPARATELY.

16. 2026-05-19
    price $359,900

    Show marketing remark (793 chars)

    Seller will consider all offers! Rare 1-acre property in Yulee with Open Rural (OR) zoning--bring your chickens, dogs, and outdoor lifestyle! This spacious 4-bedroom, 3-bath home with a versatile flex space offers the perfect blend of comfort and functionality. Inside, you'll find an open layout ideal for entertaining, anchored by a well-appointed kitchen with a large working island for prep and gathering. Step outside and enjoy endless possibilities--create your dream backyard oasis, add a garden, or simply enjoy the extra space and privacy. Located just minutes from Wildlight shopping, dining, and top conveniences, this property delivers both freedom and location. Opportunities like this don't come often! ADJACENT 3 ACRE PARCEL AT 76230 DOVE RD IS AVAILABLE TO PURCHASE SEPARATELY.

17. 2026-04-01
    listed $375,000 Active 793-char remark

    Show marketing remark (793 chars)

    Seller will consider all offers! Rare 1-acre property in Yulee with Open Rural (OR) zoning--bring your chickens, dogs, and outdoor lifestyle! This spacious 4-bedroom, 3-bath home with a versatile flex space offers the perfect blend of comfort and functionality. Inside, you'll find an open layout ideal for entertaining, anchored by a well-appointed kitchen with a large working island for prep and gathering. Step outside and enjoy endless possibilities--create your dream backyard oasis, add a garden, or simply enjoy the extra space and privacy. Located just minutes from Wildlight shopping, dining, and top conveniences, this property delivers both freedom and location. Opportunities like this don't come often! ADJACENT 3 ACRE PARCEL AT 76230 DOVE RD IS AVAILABLE TO PURCHASE SEPARATELY.

18. 2026-04-01
    listed $375,000 Active

    Show marketing remark (793 chars)

    Seller will consider all offers! Rare 1-acre property in Yulee with Open Rural (OR) zoning--bring your chickens, dogs, and outdoor lifestyle! This spacious 4-bedroom, 3-bath home with a versatile flex space offers the perfect blend of comfort and functionality. Inside, you'll find an open layout ideal for entertaining, anchored by a well-appointed kitchen with a large working island for prep and gathering. Step outside and enjoy endless possibilities--create your dream backyard oasis, add a garden, or simply enjoy the extra space and privacy. Located just minutes from Wildlight shopping, dining, and top conveniences, this property delivers both freedom and location. Opportunities like this don't come often! ADJACENT 3 ACRE PARCEL AT 76230 DOVE RD IS AVAILABLE TO PURCHASE SEPARATELY.

ⓘ 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: $3,760 · $313/mo
• Projected year-2 tax: $3,760 · $313/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 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: $33,146
• − Mortgage interest: −$20,160
• − Property taxes: −$3,760
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,652
• − Management: −$2,652
• − Depreciation: −$10,470
• Taxable loss: −$8,346
• Est. tax savings @ 24.0%: +$2,003
• After-tax cash flow: $-19/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

• 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

-4.0% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $359,900 AINCAR
• 2026-05-19 Price Changed $359,900 realMLS
• 2026-04-01 Listed $375,000 realMLS
• 2026-04-01 Listed $375,000 AINCAR

Property tax history

+56.3%/yr

Latest (2025): $3,760 · +1.4% YoY. Source: county tax records.