65627 Edgewater Dr · Jacksonville, FL 32097

$375,000

4 bd · 4.0 ba · 2,475 sqft · SingleFamily · 177 Days on market

Built 2023 0.25 ac lot Est $428k · 12% under $7/mo HOA ↓ 14% since listing

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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 +13.1/15.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• Cash flow +5.8/30.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Welcome to River Glen! Just off FL-200 and I-95, residents will enjoy quick access to Jacksonville and Amelia Island's world-renowned beaches. River Glen features open concept one and two-story home plans and homeowners have access to resort style amenities. You will never be too far from home with Home Is Connected®. Your new home comes with an industry-leading suite of smart home products that keep you connected with the people and place you value most.

Key facts

• Separate office
• Quartz countertops
• Private lot

Tags

• PRIVATE LOT
• SERENE BACKYARD
• SEPARATE OFFICE
• QUARTZ COUNTERTOPS
• PANTRY SPACE
• OVERSIZED PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-878 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (41.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (28.8% below list).
• Recommended offer: $220k (41.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 83/100 on livability (#50 in FL, #911 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 34% 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 $40k of equity ($3k loan paydown + $38k 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 ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $219,866 (41.4% 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 177 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.71% ✗
• Cap rate: 3.88%
• Cash-on-cash: -8.61%
• DSCR: 0.62
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $428,175
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65627 Edgewater Dr	0.00mi	4/4.0	2,475 (0%)	1mo	$375,000	$152	99
65704 Edgewater Dr	0.09mi	4/4.0	2,566 (+4%)	2mo	$442,000	$172	88
77170 Cobblestone Dr	0.29mi	4/3.0	2,416 (-2%)	4mo	$365,000	$151	75
77041 Cobblestone Dr	0.21mi	5/3.0 (+1)	2,356 (-5%)	5mo	$460,000	$195	69
75274 Bridgewater Dr	0.50mi	5/3.0 (+1)	2,494 (+1%)	4mo	$318,990	$128	63
78228 Duckwood Trl	0.42mi	5/3.0 (+1)	2,696 (+9%)	2mo	$510,000	$189	55
75754 Egret Landing Ct	0.70mi	5/3.0 (+1)	2,511 (+2%)	3mo	$434,000	$173	53
79547 Plummers Creek Dr	0.68mi	5/3.0 (+1)	2,316 (-6%)	2mo	$449,000	$194	46
65506 River Glen Pkwy	0.53mi	4/2.0	2,160 (-13%)	3mo	$400,000	$185	44
75156 Brookwood Dr	0.71mi	3/2.0 (-1)	2,308 (-7%)	2mo	$399,000	$173	41
75394 Bridgewater Dr	0.55mi	4/2.0	2,129 (-14%)	5mo	$355,000	$167	39
79599 Plummers Creek Dr	0.72mi	4/2.0	2,214 (-10%)	2mo	$475,000	$215	39

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: 17.2%
• Equity multiple: 2.41×
• Total profit: $148,264
• Equity at exit: $337,830

10-year hold

• IRR: 16.3%
• Equity multiple: 5.58×
• Total profit: $480,511
• Equity at exit: $728,543

Cash invested: $105,000 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,669 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$732 /mo · $8,779/yr
• Insurance: −$156
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$7
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $-878

Break-even live

Break-even rent $3,781

Max offer price $219,866

Occupancy floor —

Sensitivity live

Price	-10% $-666	-5% $-772	+0% $-878	+5% $-984	+10% $-1,090
Rent	-10% $-1,089	-5% $-984	+0% $-878	+5% $-773	+10% $-667
Rate	-1.0pp $-689	-0.5pp $-783	base $-878	+0.5pp $-975	+1.0pp $-1,074

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70305 Winding River Dr Yulee, FL	4.0	3.0	2042	$2,500	$1.22	25d	1	0.32mi
65343 River Glen Pkwy Yulee, FL	3.0	2.0	1714	$2,195	$1.28	25d	1	0.35mi
65303 River Glen Pkwy Yulee, FL	4.0	2.0	2160	$2,400	$1.11	25d	1	0.35mi
75075 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,399	$1.29	6d	1	0.40mi
75045 Morning Glen Ct Yulee, FL	3.0	2.0	1685	$2,310	$1.37	22d	1	0.47mi
75346 Bridgewater Dr Yulee, FL	3.0	2.0	1711	$2,300	$1.34	25d	1	0.51mi
75008 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,300	$1.24	25d	1	0.51mi
75215 Fern Creek Dr Yulee, FL	4.0	2.5	2898	$2,900	$1.00	16d	1	0.61mi
75047 Brookwood Dr Yulee, FL	5.0	3.0	3300	$3,405	$1.03	6d	1	0.61mi
76195 Deerwood Dr Yulee, FL	4.0	2.5	2757	$2,475	$0.90	25d	1	0.63mi
75094 Glenspring Way Yulee, FL	3.0	2.0	2055	$2,500	$1.22	25d	1	0.65mi
75094 Fern Creek Dr Yulee, FL	4.0	2.0	2193	$2,495	$1.14	4d	1	0.79mi
65013 Lagoon Forest Dr Yulee, FL	4.0	2.5	2245	$2,800	$1.25	12d	1	0.84mi
75470 Sunberry Dr Yulee, FL	5.0	4.0	2903	$3,150	$1.09	21d	1	1.37mi

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 17 events

1. 2026-03-09
   status Pending
2. 2026-03-09
   status Active
3. 2026-03-09
   price $375,000
4. 2026-01-30
   historical Active Under Contract
5. 2025-10-04
   price $325,000
6. 2025-09-13
   listed $350,000 Active
7. 2023-10-11
   soldstatus $438,990 Closed 463-char remark

   Show marketing remark (466 chars)

   Welcome to River Glen! Just off FL-200 and I-95, residents will enjoy quick access to Jacksonville and Amelia Island's world-renowned beaches. River Glen features open concept one and two-story home plans and homeowners have access to resort style amenities. You will never be too far from home with Home Is Connected®. Your new home comes with an industry-leading suite of smart home products that keep you connected with the people and place you value most.

8. 2023-10-11
   soldstatus $438,990 Closed 466-char remark

   Show marketing remark (466 chars)

   Welcome to River Glen! Just off FL-200 and I-95, residents will enjoy quick access to Jacksonville and Amelia Island's world-renowned beaches. River Glen features open concept one and two-story home plans and homeowners have access to resort style amenities. You will never be too far from home with Home Is Connected®. Your new home comes with an industry-leading suite of smart home products that keep you connected with the people and place you value most.

9. 2023-08-29
   status Pending 466-char remark

   Show marketing remark (466 chars)

   Welcome to River Glen! Just off FL-200 and I-95, residents will enjoy quick access to Jacksonville and Amelia Island's world-renowned beaches. River Glen features open concept one and two-story home plans and homeowners have access to resort style amenities. You will never be too far from home with Home Is Connected®. Your new home comes with an industry-leading suite of smart home products that keep you connected with the people and place you value most.

10. 2023-07-31
    price $438,990 463-char remark

    Show marketing remark (466 chars)

    Welcome to River Glen! Just off FL-200 and I-95, residents will enjoy quick access to Jacksonville and Amelia Island's world-renowned beaches. River Glen features open concept one and two-story home plans and homeowners have access to resort style amenities. You will never be too far from home with Home Is Connected®. Your new home comes with an industry-leading suite of smart home products that keep you connected with the people and place you value most.

11. 2023-07-31
    historical 463-char remark

    Show marketing remark (466 chars)

    Welcome to River Glen! Just off FL-200 and I-95, residents will enjoy quick access to Jacksonville and Amelia Island's world-renowned beaches. River Glen features open concept one and two-story home plans and homeowners have access to resort style amenities. You will never be too far from home with Home Is Connected®. Your new home comes with an industry-leading suite of smart home products that keep you connected with the people and place you value most.

12. 2023-07-31
    status Pending 466-char remark

    Show marketing remark (466 chars)

    Welcome to River Glen! Just off FL-200 and I-95, residents will enjoy quick access to Jacksonville and Amelia Island's world-renowned beaches. River Glen features open concept one and two-story home plans and homeowners have access to resort style amenities. You will never be too far from home with Home Is Connected®. Your new home comes with an industry-leading suite of smart home products that keep you connected with the people and place you value most.

13. 2023-07-26
    price $438,990 466-char remark

    Show marketing remark (466 chars)

    Welcome to River Glen! Just off FL-200 and I-95, residents will enjoy quick access to Jacksonville and Amelia Island's world-renowned beaches. River Glen features open concept one and two-story home plans and homeowners have access to resort style amenities. You will never be too far from home with Home Is Connected®. Your new home comes with an industry-leading suite of smart home products that keep you connected with the people and place you value most.

14. 2023-07-26
    status Active 466-char remark

    Show marketing remark (466 chars)

    Welcome to River Glen! Just off FL-200 and I-95, residents will enjoy quick access to Jacksonville and Amelia Island's world-renowned beaches. River Glen features open concept one and two-story home plans and homeowners have access to resort style amenities. You will never be too far from home with Home Is Connected®. Your new home comes with an industry-leading suite of smart home products that keep you connected with the people and place you value most.

15. 2023-07-21
    listed $3,447,990 463-char remark

    Show marketing remark (463 chars)

    Welcome to River Glen! Just off FL-200 and I-95, residents will enjoy quick access to Jacksonville and Amelia Island's world-renowned beaches. River Glen features open concept one and two-story home plans and homeowners have access to resort style amenities. You will never be too far from home with Home Is Connected®. Your new home comes with an industry-leading suite of smart home products that keep you connected with the people and place you value most.

16. 2023-04-21
    historical 466-char remark

    Show marketing remark (466 chars)

    Welcome to River Glen! Just off FL-200 and I-95, residents will enjoy quick access to Jacksonville and Amelia Island's world-renowned beaches. River Glen features open concept one and two-story home plans and homeowners have access to resort style amenities. You will never be too far from home with Home Is Connected®. Your new home comes with an industry-leading suite of smart home products that keep you connected with the people and place you value most.

17. 2023-04-18
    listed $434,990 466-char remark

    Show marketing remark (466 chars)

    Welcome to River Glen! Just off FL-200 and I-95, residents will enjoy quick access to Jacksonville and Amelia Island's world-renowned beaches. River Glen features open concept one and two-story home plans and homeowners have access to resort style amenities. You will never be too far from home with Home Is Connected®. Your new home comes with an industry-leading suite of smart home products that keep you connected with the people and place you value most.

ⓘ 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: $8,779 · $732/mo
• Projected year-2 tax: $8,779 · $732/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 5/10 Major FEMA zone A · 23% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,027
• − Mortgage interest: −$21,006
• − Property taxes: −$8,779
• − Insurance: −$3,378
• − Repairs & maintenance: −$2,562
• − Management: −$2,562
• − HOA: −$84
• − Depreciation: −$10,909
• Taxable loss: −$17,253
• Est. tax savings @ 24.0%: +$4,141
• After-tax cash flow: $-6,397/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 — Jacksonville

• Score: 83/100
• State rank: #50
• US rank: #911

Category grades

Amenities A+ Commute A+ Cost of living A Crime C Employment C Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Nassau County · 67,729 people
• City population: 979,034
• 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

-13.8% since first listed

17 events — show timeline

• 2026-03-09 Pending — realMLS
• 2026-03-09 Relisted — realMLS
• 2026-03-09 Price Changed $375,000 realMLS
• 2026-01-30 Contingent — realMLS
• 2025-10-04 Price Changed $325,000 realMLS
• 2025-09-13 Listed $350,000 realMLS
• 2023-10-11 Sold (MLS) $438,990 realMLS
• 2023-10-11 Sold (MLS) $438,990 AINCAR
• 2023-08-29 Pending — realMLS
• 2023-07-31 Price Changed $438,990 AINCAR
• 2023-07-31 Delisted — AINCAR
• 2023-07-31 Pending — realMLS
• 2023-07-26 Price Changed $438,990 realMLS
• 2023-07-26 Relisted — realMLS
• 2023-07-21 Listed $3,447,990 AINCAR
• 2023-04-21 Listing Removed — realMLS
• 2023-04-18 Listed $434,990 realMLS

Property tax history

+294.0%/yr

Latest (2025): $8,779 · +1.6% YoY. Source: county tax records.