75433 Driftwood Ct · Yulee, FL 32097

$533,580

4 bd · 3.0 ba · 2,604 sqft · Land · 149 Days on market

Built 2026 $13/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 +7.5/15.0
• Schools +6.0/10.0
• Cash flow +5.7/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.1/10.0

Listing remarks MLS

75433 Driftwood Ct, Yulee, FL 32097: This elegant one story home in Tributary showcases an open layout with four bedrooms, three full baths and one half bath. The design includes two private suites and an enclosed study near the front entry for added flexibility. The family room connects seamlessly to an extended lanai with preserve views, creating a comfortable indoor and outdoor living experience. This space is designed to support both relaxation and entertaining. The kitchen features white cabinetry, quartz countertops and a large island that anchors the main living areas. A gas cooktop and designer vent hood add both style and functionality. Wood look tile flooring extends throughout the home, enhancing durability and visual appeal. A three car garage provides added convenience and storage. Residents of this community enjoy access to resort style amenities that support an active and engaging lifestyle. Every detail of this home is designed to deliver comfort, style and everyday livability. Contact the David Weekley Homes at Tributary Team to learn more about this new home for sale in Yulee, FL!

Key facts

• Open-concept design
• Premium finishes
• Private suites

Tags

• OPEN-CONCEPT DESIGN
• PRIVATE SUITES
• ENCLOSED STUDY
• EXTENDED LANAI
• TRANQUIL PRESERVE VIEWS
• PREMIUM FINISHES

Property features AI

Finance

• HOA & community: Homeowners association (annual fee); Association fee $150 annually; CDD fee applies

Exterior

• Parking: Attached garage with garage door opener; 4 garage spaces
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public sewer; Cable available
• Home design: Single-family residence; One story
• Construction: Fiber cement and frame construction; Shingle roof
• Exterior features: Front porch; Rear porch; Sprinklers in front and rear; County road frontage; Community pool (not private)

Interior

• Kitchen: Dishwasher; Gas cooktop; Microwave; Plumbed for ice maker; Tankless water heater
• Bedrooms: 4 bedrooms (all on the first floor)
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen island; Primary bathroom with shower (no tub); Primary bedroom on main level; Split bedroom floorplan; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $534k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $342k (35.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (45.1% below list).
• Recommended offer: $293k (45.1% below list) — sets the bar for 1% rule.

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.
• 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); 596 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 38% 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 $57k of equity ($4k loan paydown + $53k 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 ~$92k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($470k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $292,807 (45.1% 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 149 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.55% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.69%
• DSCR: 0.61
• GRM: 15.2

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: 18.1%
• Equity multiple: 2.48×
• Total profit: $221,194
• Equity at exit: $480,691

10-year hold

• IRR: 16.9%
• Equity multiple: 5.72×
• Total profit: $704,596
• Equity at exit: $1,036,629

Cash invested: $149,402 (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: 15.2×

Monthly cashflow live

• Estimated rent: $2,928 high
• Mortgage (P&I): −$2,798
• Tax from tax record: −$362 /mo · $4,341/yr
• Insurance: −$222
• HOA: −$13
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $-1,082

Break-even live

Break-even rent $4,298

Max offer price $342,424

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: $133,395
• Closing costs: $16,007
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75470 Sunberry Dr Yulee, FL	5.0	4.0	2903	$3,150	$1.09	19d	1	0.77mi
75094 Fern Creek Dr Yulee, FL	4.0	2.0	2193	$2,495	$1.14	2d	1	1.09mi
65013 Lagoon Forest Dr Yulee, FL	4.0	2.5	2245	$2,800	$1.25	10d	1	1.11mi
75094 Glenspring Way Yulee, FL	3.0	2.0	2055	$2,500	$1.22	23d	1	1.23mi
75215 Fern Creek Dr Yulee, FL	4.0	2.5	2898	$2,900	$1.00	14d	1	1.30mi
75008 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,300	$1.24	23d	1	1.37mi
75047 Brookwood Dr Yulee, FL	5.0	3.0	3300	$3,405	$1.03	4d	1	1.41mi
75075 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,399	$1.29	4d	1	1.48mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: gas

Listing history 6 events

1. 2026-06-18
   days on market $533,580 Active 149 DOM
2. 2026-06-17
   statusdays on marketlisting id $533,580 Active 148 DOM
3. 2026-05-21
   status Pending
4. 2026-02-11
   listed $533,580 Active 1115-char remark

   Show marketing remark (1115 chars)

   75433 Driftwood Ct, Yulee, FL 32097: This elegant one story home in Tributary showcases an open layout with four bedrooms, three full baths and one half bath. The design includes two private suites and an enclosed study near the front entry for added flexibility. The family room connects seamlessly to an extended lanai with preserve views, creating a comfortable indoor and outdoor living experience. This space is designed to support both relaxation and entertaining. The kitchen features white cabinetry, quartz countertops and a large island that anchors the main living areas. A gas cooktop and designer vent hood add both style and functionality. Wood look tile flooring extends throughout the home, enhancing durability and visual appeal. A three car garage provides added convenience and storage. Residents of this community enjoy access to resort style amenities that support an active and engaging lifestyle. Every detail of this home is designed to deliver comfort, style and everyday livability. Contact the David Weekley Homes at Tributary Team to learn more about this new home for sale in Yulee, FL!

5. 2026-01-20
   listed $533,580 Active

   Show marketing remark (734 chars)

   Elegant single-story residence showcasing an impressive open-concept design with four bedrooms, three full baths, and a half bath. This refined floor plan offers two private suites, an enclosed study near the front entry, and a stunning family room that opens seamlessly to an extended lanai with tranquil preserve views. Premium finishes abound, including wood-look tile flooring throughout, crisp white cabinetry with quartz countertops, and an expansive statement island. The chef-inspired kitchen is appointed with a gas cooktop and designer vent hood. A three-car garage adds both convenience and functionality. Situated in the prestigious Tributary community, residents enjoy resort-style amenities that elevate everyday living.

6. 2026-01-20
   listed $533,580 Active 734-char remark

   Show marketing remark (734 chars)

   Elegant single-story residence showcasing an impressive open-concept design with four bedrooms, three full baths, and a half bath. This refined floor plan offers two private suites, an enclosed study near the front entry, and a stunning family room that opens seamlessly to an extended lanai with tranquil preserve views. Premium finishes abound, including wood-look tile flooring throughout, crisp white cabinetry with quartz countertops, and an expansive statement island. The chef-inspired kitchen is appointed with a gas cooktop and designer vent hood. A three-car garage adds both convenience and functionality. Situated in the prestigious Tributary community, residents enjoy resort-style amenities that elevate everyday living.

ⓘ 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: $4,341 · $362/mo
• Projected year-2 tax: $4,429 · $369/mo
• Expected delta: +$87/yr (+$7/mo · 2.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $35,137
• − Mortgage interest: −$29,889
• − Property taxes: −$4,341
• − Insurance: −$2,668
• − Repairs & maintenance: −$2,811
• − Management: −$2,811
• − HOA: −$156
• − Depreciation: −$15,522
• Taxable loss: −$23,062
• Est. tax savings @ 24.0%: +$5,535
• After-tax cash flow: $-7,450/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

+0.0% since first listed

4 events — show timeline

• 2026-05-21 Pending — realMLS
• 2026-02-11 Listed $533,580 Zillow
• 2026-01-20 Listed $533,580 AINCAR
• 2026-01-20 Listed $533,580 realMLS