65784 Edgewater Dr · Jacksonville, FL 32097

$389,000

4 bd · 3.0 ba · 2,036 sqft · SingleFamily · 13 Days on market

Built 2023 8,276 sqft lot Est $387k · at est. $7/mo HOA

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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).

• Appreciation +10.0/10.0
• ARV discount +7.2/15.0
• Schools +6.0/10.0
• Cash flow +5.7/30.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.1/10.0

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

• Open-concept layouts
• Single-level homes
• Prime location

Tags

• SINGLE-LEVEL HOMES
• OPEN-CONCEPT LAYOUTS
• RESORT-STYLE AMENITIES
• PRIME LOCATION

Property features AI

Finance

• HOA & community: Community association (River Glen Phase II HOA); Monthly association fee: $7; Community amenities include clubhouse, fitness center, basketball court, and tennis courts; CDD fee applicable

Exterior

• Parking: Attached garage; 2-car garage
• Security: Smoke detector(s)
• Utilities: Electricity connected; Water connected; Public sewer
• Home design: Single family residence; One story; Entry level: 1
• Construction: Fiber cement and frame construction; Shingle roof
• Exterior features: Fronting a city street with asphalt road access; Porch with screened area; Community pool (not private); Smoke detectors installed

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms (all on entry level)
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Entrance foyer; Split-bedroom floorplan; Walk-in closets
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $389k.

Deal economics

• At list price, monthly cash flow is $-913 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (41.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (33.4% below list).
• Recommended offer: $228k (41.5% 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.
• Zoned schools: Wildlight Elementary (math 90% / reading 80%, grade A+, #35 of 2,144 statewide, top 2%, 1,025 students, 34% 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 37% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 601 active listings in the ZIP; 13 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 33% 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 $42k of equity ($3k loan paydown + $39k 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 ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $40k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $227,686 (41.5% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.68%
• DSCR: 0.61
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $386,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65554 Bowfin Spring Ct	0.10mi	4/3.0	2,043 (+0%)	2mo	$400,000	$196	93
70414 Winding River Dr	0.14mi	4/3.0	2,036 (0%)	3mo	$387,000	$190	91
65570 Bowfin Spring Ct	0.12mi	4/2.0	2,132 (+5%)	5mo	$439,900	$206	78
65506 River Glen Pkwy	0.35mi	4/2.0	2,160 (+6%)	3mo	$400,000	$185	67
65656 Edgewater Dr	0.17mi	4/2.0	1,812 (-11%)	3mo	$374,900	$207	67
75394 Bridgewater Dr	0.45mi	4/2.0	2,129 (+5%)	5mo	$355,000	$167	64
79179 Plummers Creek Dr	0.57mi	4/2.0	1,956 (-4%)	0mo	$420,000	$215	62
75599 Bridgewater Dr	0.46mi	4/2.0	1,856 (-9%)	5mo	$330,000	$178	56
65138 Forest Glen Ln	0.56mi	4/2.0	1,856 (-9%)	2mo	$330,000	$178	54
78558 Goldfinch Ln	0.64mi	4/2.0	1,871 (-8%)	5mo	$388,000	$207	48
65062 Mossy Creek Ln	0.74mi	3/2.0 (-1)	1,874 (-8%)	3mo	$299,000	$160	40
65045 River Glen Pkwy	0.66mi	4/3.0	2,339 (+15%)	6mo	$359,000	$153	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: $153,593
• Equity at exit: $350,442

10-year hold

• IRR: 16.3%
• Equity multiple: 5.57×
• Total profit: $497,823
• Equity at exit: $755,741

Cash invested: $108,920 (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: 12.5×

Monthly cashflow live

• Estimated rent: $2,591 high
• Mortgage (P&I): −$2,040
• Tax from tax record: −$626 /mo · $7,512/yr
• Insurance: −$162
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$7
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $-913

Break-even live

Break-even rent $3,747

Max offer price $227,686

Occupancy floor —

Sensitivity live

Price	-10% $-693	-5% $-803	+0% $-913	+5% $-1,023	+10% $-1,133
Rent	-10% $-1,118	-5% $-1,016	+0% $-913	+5% $-811	+10% $-708
Rate	-1.0pp $-717	-0.5pp $-814	base $-913	+0.5pp $-1,014	+1.0pp $-1,117

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65343 River Glen Pkwy Yulee, FL	3.0	2.0	1714	$2,195	$1.28	25d	1	0.17mi
65303 River Glen Pkwy Yulee, FL	4.0	2.0	2160	$2,400	$1.11	25d	1	0.20mi
70305 Winding River Dr Yulee, FL	4.0	3.0	2042	$2,500	$1.22	25d	1	0.24mi
75346 Bridgewater Dr Yulee, FL	3.0	2.0	1711	$2,300	$1.34	25d	1	0.40mi
75075 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,399	$1.29	6d	1	0.45mi
75045 Morning Glen Ct Yulee, FL	3.0	2.0	1685	$2,310	$1.37	22d	1	0.52mi
75008 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,300	$1.24	25d	1	0.52mi
75215 Fern Creek Dr Yulee, FL	4.0	2.5	2898	$2,900	$1.00	16d	1	0.55mi
75094 Glenspring Way Yulee, FL	3.0	2.0	2055	$2,500	$1.22	25d	1	0.66mi
76195 Deerwood Dr Yulee, FL	4.0	2.5	2757	$2,475	$0.90	25d	1	0.76mi
65013 Lagoon Forest Dr Yulee, FL	4.0	2.5	2245	$2,800	$1.25	12d	1	0.76mi
75094 Fern Creek Dr Yulee, FL	4.0	2.0	2193	$2,495	$1.14	4d	1	0.77mi
75470 Sunberry Dr Yulee, FL	5.0	4.0	2903	$3,150	$1.09	21d	1	1.42mi

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 29 events

1. 2026-06-21
   days on market $389,000 Active 13 DOM
2. 2026-06-18
   days on market $389,000 Active 10 DOM
3. 2026-06-17
   days on market $389,000 Active 9 DOM
4. 2026-06-16
   days on market $389,000 Active 8 DOM
5. 2026-06-15
   days on market $389,000 Active 7 DOM
6. 2026-06-13
   days on market $389,000 Active 5 DOM
7. 2026-06-13
   days on market $389,000 Active 4 DOM
8. 2026-06-08
   days on marketlisting id $389,000 Active 1 DOM
9. 2026-06-07
   days on market $389,000 Active 76 DOM
10. 2026-06-05
    days on market $389,000 Active 73 DOM
11. 2026-06-03
    days on market $389,000 Active 72 DOM
12. 2026-06-02
    days on market $389,000 Active 71 DOM
13. 2026-06-01
    days on market $389,000 Active 70 DOM
14. 2026-05-31
    days on market $389,000 Active 69 DOM
15. 2026-05-22
    price $389,000
16. 2026-04-09
    price $399,000
17. 2026-03-23
    listed $429,000 Active
18. 2023-07-31
    soldstatus $373,990 Sold 466-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.

19. 2023-07-31
    soldstatus $373,990 Closed 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.

20. 2023-05-02
    status Pending 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.

21. 2023-05-02
    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.

22. 2023-04-25
    price $378,990 466-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.

23. 2023-04-25
    price $378,990 463-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.

24. 2023-04-18
    price $375,990 466-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.

25. 2023-04-18
    price $375,990 463-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.

26. 2023-04-04
    price $370,990 466-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.

27. 2023-04-04
    price $370,990 463-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.

28. 2023-03-15
    listed $368,990 Active 466-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.

29. 2023-03-15
    listed $368,990 Active 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.

ⓘ 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: $7,512 · $626/mo
• Projected year-2 tax: $7,512 · $626/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 A · 0% 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: $31,095
• − Mortgage interest: −$21,790
• − Property taxes: −$7,512
• − Insurance: −$3,448
• − Repairs & maintenance: −$2,488
• − Management: −$2,488
• − HOA: −$84
• − Depreciation: −$11,316
• Taxable loss: −$18,030
• Est. tax savings @ 24.0%: +$4,327
• After-tax cash flow: $-6,631/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: 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

+5.4% since first listed

15 events — show timeline

• 2026-05-22 Price Changed $389,000 realMLS
• 2026-04-09 Price Changed $399,000 realMLS
• 2026-03-23 Listed $429,000 realMLS
• 2023-07-31 Sold (MLS) $373,990 AINCAR
• 2023-07-31 Sold (MLS) $373,990 realMLS
• 2023-05-02 Pending — AINCAR
• 2023-05-02 Pending — realMLS
• 2023-04-25 Price Changed $378,990 realMLS
• 2023-04-25 Price Changed $378,990 AINCAR
• 2023-04-18 Price Changed $375,990 realMLS
• 2023-04-18 Price Changed $375,990 AINCAR
• 2023-04-04 Price Changed $370,990 realMLS
• 2023-04-04 Price Changed $370,990 AINCAR
• 2023-03-15 Listed $368,990 AINCAR
• 2023-03-15 Listed $368,990 realMLS

Property tax history

+274.1%/yr

Latest (2025): $7,512 · +0.8% YoY. Source: county tax records.