75133 Pondside Ln · Jacksonville, FL 32097

$489,000

4 bd · 3.0 ba · 2,298 sqft · SingleFamily · 48 Days on market

Built 2022 7,405 sqft lot Est $425k · 15% over $135/mo HOA · 5% of rent

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Why this score? — see what drove the F 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
• Schools +6.0/10.0
• Cash flow +4.9/30.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• ARV discount +0.7/15.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to refined living in the sought-after Lakeview community within The Tributary—a gated 55+ community. This Tivoli floor plan offers 4 bedrooms and 3 full baths, positioned to capture pond views & breathtaking sunsets. From the moment you enter you'll notice soaring ceilings, plantation shutters, crown moulding & wood-look tile throughout the main living spaces. The split-bedroom layout provides privacy for guests, including a well-appointed en-suite retreat, while maintaining a seamless flow for everyday living. The open-concept strikes the perfect balance of inviting and connected, yet offering distinct spaces such as a formal dining room & eat-in café. The gourmet kitchen is truly a standout - double ovens, a gas cooktop, a large center island, quartz counters, Portuguese tile backsplash and pull out drawers in the cabinets. Thoughtful upgrades continue - custom Closets by Design in every closet, an automatic shade on the living room slider & a 3-car garage complete with epoxy flooring & overhead storage. The primary suite is a private sanctuary. The primary bath boasts dual vanities, an expansive walk-in shower & a generous custom closet. Each guest bedroom is spacious ensuring comfort for family & visitors. Enjoy the beauty of Florida living with a screened in lanai positioned to take in water views & glowing evening skies. With a termite bond in place & barely lived in condition, this home has been impeccably maintained & thoughtfully enhanced at every turn. Residents of Lakeview enjoy a private clubhouse, heated pool, fitness center, pickle ball, & a billiards room - a resort-style experience just steps from home. Homeowners also have access to Tributary’s pool, gym, fitness room, dog park, & playground.

Key facts

• Gated community
• Crown moulding
• Plantation shutters

Tags

• LAKEVIEW COMMUNITY
• GATED COMMUNITY
• POND VIEWS
• SOARING CEILINGS
• PLANTATION SHUTTERS
• CROWN MOULDING

Property features AI

Finance

• HOA & community: Homeowners association with clubhouse, dog park, fitness center, gated community, and playground; Quarterly association fee; CDD fee applies

Exterior

• Parking: 3-car garage
• Security: Security gate
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence
• Construction: Fiber cement and frame construction; Shingle roof
• Exterior features: Pond frontage; Covered rear porch; Screened porch; Security gate; Community pool (not private)

Interior

• Kitchen: Gas cooktop; Double oven; Microwave; Refrigerator; Kitchen island; Breakfast nook
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast nook; Ceiling fans; Kitchen island; Primary bathroom with shower (no tub); Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Washer and dryer included; Gas water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $489k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (42.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (39.5% below list).
• Recommended offer: $283k (42.1% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $52k of equity ($3k loan paydown + $49k 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 ~$84k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($474k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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.
• Current owner paid $423k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $283,052 (42.1% 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 48 days. Have you received any prior offers? Is the seller open to a 42% 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. 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: 0.61% ✗
• Cap rate: 3.43%
• Cash-on-cash: -10.22%
• DSCR: 0.55
• GRM: 13.8

CMA / ARV

• ARV (on-the-fly): $425,130
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75263 Weathersford Pl	0.11mi	4/3.0	2,288 (-0%)	1mo	$440,000	$192	93
75013 Pondside Ln	0.14mi	4/2.5	2,295 (-0%)	3mo	$378,000	$165	89
75643 Sunberry Dr	0.52mi	4/3.0	2,298 (0%)	8mo	$430,000	$187	69
75276 Pondside Ln	0.21mi	3/2.0 (-1)	2,126 (-8%)	2mo	$390,000	$183	67
75586 Pondside Ln	0.09mi	3/3.0 (-1)	2,006 (-13%)	7mo	$360,000	$179	64
75547 Cloverwood Ct	0.45mi	3/2.5 (-1)	2,370 (+3%)	3mo	$430,000	$181	64
75570 Pondside Ln	0.09mi	3/3.0 (-1)	2,006 (-13%)	8mo	$355,000	$177	63
75743 Spoonbill Ln	0.54mi	4/2.5	2,322 (+1%)	10mo	$435,000	$187	63
75582 Blackbird Dr	0.55mi	3/2.5 (-1)	2,350 (+2%)	4mo	$433,675	$185	60
75837 Pondside Ln	0.31mi	3/3.0 (-1)	2,006 (-13%)	2mo	$420,000	$209	57
75767 Spoonbill Ln	0.56mi	4/3.0	2,006 (-13%)	2mo	$412,500	$206	51
75556 Canterwood Dr	0.66mi	5/3.0 (+1)	2,640 (+15%)	1mo	$465,000	$176	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: 17.1%
• Equity multiple: 2.40×
• Total profit: $191,835
• Equity at exit: $440,530

10-year hold

• IRR: 16.2%
• Equity multiple: 5.55×
• Total profit: $622,833
• Equity at exit: $950,019

Cash invested: $136,920 (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: 13.8×

Monthly cashflow live

• Estimated rent: $2,960 high
• Mortgage (P&I): −$2,564
• Tax from tax record: −$601 /mo · $7,211/yr
• Insurance: −$204
• HOA: −$135
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $-1,166

Break-even live

Break-even rent $4,435

Max offer price $283,052

Occupancy floor —

Sensitivity live

Price	-10% $-889	-5% $-1,027	+0% $-1,166	+5% $-1,304	+10% $-1,443
Rent	-10% $-1,400	-5% $-1,283	+0% $-1,166	+5% $-1,049	+10% $-932
Rate	-1.0pp $-920	-0.5pp $-1,041	base $-1,166	+0.5pp $-1,293	+1.0pp $-1,421

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: $122,250
• Closing costs: $14,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75470 Sunberry Dr Yulee, FL	5.0	4.0	2903	$3,150	$1.09	21d	1	0.69mi
75094 Fern Creek Dr Yulee, FL	4.0	2.0	2193	$2,495	$1.14	3d	1	1.40mi
75047 Brookwood Dr Yulee, FL	5.0	3.0	3300	$3,405	$1.03	5d	1	1.44mi
75094 Glenspring Way Yulee, FL	3.0	2.0	2055	$2,500	$1.22	25d	1	1.46mi
76195 Deerwood Dr Yulee, FL	4.0	2.5	2757	$2,475	$0.90	25d	1	1.47mi

HOA detail

• Monthly dues: $135 · $1,620/yr
• Likely covers: watergaspoolgymsecurity

Listing history 21 events

1. 2026-06-21
   days on market $489,000 Active 48 DOM
2. 2026-06-18
   days on market $489,000 Active 45 DOM
3. 2026-06-17
   days on market $489,000 Active 44 DOM
4. 2026-06-16
   days on market $489,000 Active 43 DOM
5. 2026-06-15
   days on market $489,000 Active 42 DOM
6. 2026-06-13
   days on market $489,000 Active 40 DOM
7. 2026-06-13
   days on market $489,000 Active 39 DOM
8. 2026-06-09
   days on market $489,000 Active 36 DOM
9. 2026-06-08
   days on market $489,000 Active 35 DOM
10. 2026-06-07
    days on market $489,000 Active 34 DOM
11. 2026-06-05
    days on market $489,000 Active 31 DOM
12. 2026-06-03
    days on market $489,000 Active 30 DOM
13. 2026-06-02
    days on market $489,000 Active 29 DOM
14. 2026-06-01
    days on market $489,000 Active 28 DOM
15. 2026-05-31
    days on market $489,000 Active 27 DOM
16. 2026-05-01
    listed $489,000 Active 1835-char remark

    Show marketing remark (1835 chars)

    Welcome to refined living in the sought-after Lakeview community within The Tributary—a gated 55+ community. This Tivoli floor plan offers 4 bedrooms and 3 full baths, positioned to capture pond views & breathtaking sunsets. From the moment you enter you'll notice soaring ceilings, plantation shutters, crown moulding & wood-look tile throughout the main living spaces. The split-bedroom layout provides privacy for guests, including a well-appointed en-suite retreat, while maintaining a seamless flow for everyday living. The open-concept strikes the perfect balance of inviting and connected, yet offering distinct spaces such as a formal dining room & eat-in café. The gourmet kitchen is truly a standout - double ovens, a gas cooktop, a large center island, quartz counters, Portuguese tile backsplash and pull out drawers in the cabinets. Thoughtful upgrades continue - custom Closets by Design in every closet, an automatic shade on the living room slider & a 3-car garage complete with epoxy flooring & overhead storage. The primary suite is a private sanctuary. The primary bath boasts dual vanities, an expansive walk-in shower & a generous custom closet. Each guest bedroom is spacious ensuring comfort for family & visitors. Enjoy the beauty of Florida living with a screened in lanai positioned to take in water views & glowing evening skies. With a termite bond in place & barely lived in condition, this home has been impeccably maintained & thoughtfully enhanced at every turn. Residents of Lakeview enjoy a private clubhouse, heated pool, fitness center, pickle ball, & a billiards room - a resort-style experience just steps from home. Homeowners also have access to Tributary’s pool, gym, fitness room, dog park, & playground.

17. 2026-05-01
    listed $489,000 Active

    Show marketing remark (1835 chars)

    Welcome to refined living in the sought-after Lakeview community within The Tributary—a gated 55+ community. This Tivoli floor plan offers 4 bedrooms and 3 full baths, positioned to capture pond views & breathtaking sunsets. From the moment you enter you'll notice soaring ceilings, plantation shutters, crown moulding & wood-look tile throughout the main living spaces. The split-bedroom layout provides privacy for guests, including a well-appointed en-suite retreat, while maintaining a seamless flow for everyday living. The open-concept strikes the perfect balance of inviting and connected, yet offering distinct spaces such as a formal dining room & eat-in café. The gourmet kitchen is truly a standout - double ovens, a gas cooktop, a large center island, quartz counters, Portuguese tile backsplash and pull out drawers in the cabinets. Thoughtful upgrades continue - custom Closets by Design in every closet, an automatic shade on the living room slider & a 3-car garage complete with epoxy flooring & overhead storage. The primary suite is a private sanctuary. The primary bath boasts dual vanities, an expansive walk-in shower & a generous custom closet. Each guest bedroom is spacious ensuring comfort for family & visitors. Enjoy the beauty of Florida living with a screened in lanai positioned to take in water views & glowing evening skies. With a termite bond in place & barely lived in condition, this home has been impeccably maintained & thoughtfully enhanced at every turn. Residents of Lakeview enjoy a private clubhouse, heated pool, fitness center, pickle ball, & a billiards room - a resort-style experience just steps from home. Homeowners also have access to Tributary’s pool, gym, fitness room, dog park, & playground.

18. 2022-12-08
    soldstatus $423,085 Sold 765-char remark

    Show marketing remark (765 chars)

    Ready in November!! Active Adult at Lakeview: Lennar Homes Tivoli floor plan: 4 beds, 3 baths, and 3 car garage. Everything's Included® features: Grey Cabs w/ White Quartz kitchen tops, 42'' cabinets, Frigidaire® stainless steel appliances: gas range/Oven, dishwasher, microwave, and refrigerator, washer & gas dryer, ceramic wood tile in wet areas and extended into family/dining/halls, gas water heater, screened lanai, window blinds throughout, sprinkler system,1 year builder warranty, dedicated customer service program and 24-hour emergency service. **Interior and exterior photos may not be the actual home and are to be used as representation of the home under construction. There may variances in home-sites, landscaping and exterior color

19. 2022-10-03
    status Pending 765-char remark

    Show marketing remark (765 chars)

    Ready in November!! Active Adult at Lakeview: Lennar Homes Tivoli floor plan: 4 beds, 3 baths, and 3 car garage. Everything's Included® features: Grey Cabs w/ White Quartz kitchen tops, 42'' cabinets, Frigidaire® stainless steel appliances: gas range/Oven, dishwasher, microwave, and refrigerator, washer & gas dryer, ceramic wood tile in wet areas and extended into family/dining/halls, gas water heater, screened lanai, window blinds throughout, sprinkler system,1 year builder warranty, dedicated customer service program and 24-hour emergency service. **Interior and exterior photos may not be the actual home and are to be used as representation of the home under construction. There may variances in home-sites, landscaping and exterior color

20. 2022-08-24
    listed $438,085 Active 765-char remark

    Show marketing remark (765 chars)

    Ready in November!! Active Adult at Lakeview: Lennar Homes Tivoli floor plan: 4 beds, 3 baths, and 3 car garage. Everything's Included® features: Grey Cabs w/ White Quartz kitchen tops, 42'' cabinets, Frigidaire® stainless steel appliances: gas range/Oven, dishwasher, microwave, and refrigerator, washer & gas dryer, ceramic wood tile in wet areas and extended into family/dining/halls, gas water heater, screened lanai, window blinds throughout, sprinkler system,1 year builder warranty, dedicated customer service program and 24-hour emergency service. **Interior and exterior photos may not be the actual home and are to be used as representation of the home under construction. There may variances in home-sites, landscaping and exterior color

21. 2022-02-23
    soldstatus $3,603,900

ⓘ 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: $7,211 · $601/mo
• Projected year-2 tax: $7,211 · $601/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 7/10 Severe
• 🌡 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: $35,517
• − Mortgage interest: −$27,392
• − Property taxes: −$7,211
• − Insurance: −$2,445
• − Repairs & maintenance: −$2,841
• − Management: −$2,841
• − HOA: −$1,620
• − Depreciation: −$14,225
• Taxable loss: −$23,059
• Est. tax savings @ 24.0%: +$5,534
• After-tax cash flow: $-8,456/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

-86.4% since first listed

6 events — show timeline

• 2026-05-01 Listed $489,000 realMLS
• 2026-05-01 Listed $489,000 AINCAR
• 2022-12-08 Sold (MLS) $423,085 realMLS
• 2022-10-03 Pending — realMLS
• 2022-08-24 Listed $438,085 realMLS
• 2022-02-23 Sold (Public Records) $3,603,900 Public Records

Property tax history

+31.8%/yr

Latest (2025): $7,211 · +0.5% YoY. Source: county tax records.