76236 Long Pond Loop · Yulee, FL 32097

$314,999

3 bd · 2.0 ba · 1,765 sqft · SingleFamily public records · 13 Days on market

Built 2005 8,712 sqft lot Est $321k · at est. $25/mo HOA · 1% of rent

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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).

• Cash flow +10.4/30.0
• Appreciation +10.0/10.0
• ARV discount +8.4/15.0
• Schools +6.0/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• DSCR +3.0/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks

FALL IN LOVE with the possibilities of this home's perfect location, offering 3 bedrooms and 2 full baths! The wide open family space overlooking the lake will be sure to make you smile. Split bedroom design, plenty of space to roam (indoors & outdoors), and the canvas to make it feel like home awaits! Quiet, established neighborhood, low HOA fees, and NO CDD fees! BONUS is it's just minutes from rated A schools, the very desirable Wildlight community, dining, shopping, military bases, the interstate, hospitals and even the airport! At this price, you do not want to walk. .. . RUN to take a peek today! * * * Sellers are offering a $10,000 credit to be used as the lucky buyer sees f

Key facts

• Low hoa fees
• Split bedroom design
• No cdd fees

Tags

• WIDE OPEN FAMILY SPACE
• OVERLOOKING THE LAKE
• SPLIT BEDROOM DESIGN
• QUIET ESTABLISHED NEIGHBORHOOD
• LOW HOA FEES
• NO CDD FEES

Property features AI

Finance

• HOA & community: Homeowners association with $300 annual fee; Not a senior community

Exterior

• Parking: 2-car garage
• Utilities: Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; Residential use
• Construction: Stucco construction
• Exterior features: Shingle roof; 0.2-acre lot

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Pantry; Primary bathroom with tub and separate shower
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (20.5% below list).
• Recommended offer: $250k (20.5% 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; 5 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 32% 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 $34k of equity ($2k loan paydown + $32k 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 ~$54k 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.
• 6 sale attempts since 19y 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 $157k; list at $315k implies a 101% gain — meaningful room to come down on a strong offer.

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 $250,294 (20.5% 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $321,230
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76264 Long Pond Loop	0.03mi	3/2.0	1,875 (+6%)	5mo	$327,000	$174	84
86811 Cartesian Pointe Dr	0.07mi	3/2.0	1,917 (+9%)	7mo	$350,000	$183	77
76073 Long Pond Loop	0.13mi	3/4.0	1,710 (-3%)	6mo	$305,000	$178	76
86648 Cartesian Pointe Dr	0.18mi	3/2.0	1,941 (+10%)	1mo	$320,000	$165	74
75168 Nassau Station Way	0.20mi	4/2.0 (+1)	1,856 (+5%)	7mo	$365,000	$197	71
76087 Long Pond Loop	0.12mi	3/2.0	1,596 (-10%)	11mo	$329,000	$206	69
77854 Lumber Creek Blvd	0.46mi	4/2.0 (+1)	1,843 (+4%)	2mo	$315,000	$171	65
77814 Lumber Creek Blvd	0.55mi	3/2.0	1,629 (-8%)	1mo	$288,000	$177	60
77812 Lumber Creek Blvd	0.56mi	4/2.0 (+1)	1,854 (+5%)	1mo	$337,500	$182	59
77799 Lumber Creek Blvd	0.60mi	3/2.0	1,629 (-8%)	1mo	$298,000	$183	59
77795 Lumber Creek Blvd	0.61mi	4/2.0 (+1)	1,854 (+5%)	4mo	$325,000	$175	55
77422 Lumber Creek Blvd	0.73mi	3/2.0	1,543 (-13%)	2mo	$320,000	$207	43

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: 22.6%
• Equity multiple: 2.82×
• Total profit: $160,780
• Equity at exit: $283,776

10-year hold

• IRR: 20.2%
• Equity multiple: 6.46×
• Total profit: $481,144
• Equity at exit: $611,974

Cash invested: $88,200 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,503 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$334 /mo · $4,007/yr
• Insurance: −$131
• HOA: −$25
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-165

Break-even live

Break-even rent $2,711

Max offer price $285,900

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.17mi
77822 Lumber Creek Blvd Yulee, FL	3.0	2.0	1543	$2,200	$1.43	23d	1	0.52mi
78295 Saddle Rock Rd Yulee, FL	4.0	2.0	1846	$2,191	$1.19	23d	1	0.55mi
86215 Buggy Ct Yulee, FL	3.0	2.0	1675	$2,295	$1.37	20d	1	0.82mi
86467 Moonlit Walk Cir Yulee, FL	4.0	3.0	2010	$3,100	$1.54	23d	1	1.46mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 15 events

1. 2026-05-19
   status Pending
2. 2026-05-06
   listed $314,999 Active
3. 2026-05-06
   listed $314,999 Active
4. 2023-05-05
   historical
5. 2023-03-18
   price $315,000
6. 2023-02-07
   price $315,000
7. 2023-01-16
   listed $325,000 Active
8. 2023-01-16
   listed $325,000 Active
9. 2008-08-19
   soldstatus $157,000
10. 2008-08-15
    soldstatus $157,000
11. 2008-03-10
    listed $157,000
12. 2007-07-21
    historical
13. 2007-02-09
    listed $249,900
14. 2006-04-06
    soldstatus $218,900
15. 2004-12-30
    soldstatus $2,314,100

ⓘ 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: $4,007 · $334/mo
• Projected year-2 tax: $4,007 · $334/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 ≥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: $30,035
• − Mortgage interest: −$17,645
• − Property taxes: −$4,007
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,403
• − Management: −$2,403
• − HOA: −$300
• − Depreciation: −$9,164
• Taxable loss: −$7,461
• Est. tax savings @ 24.0%: +$1,791
• After-tax cash flow: $-186/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

-86.4% since first listed

15 events — show timeline

• 2026-05-19 Pending — realMLS
• 2026-05-06 Listed $314,999 realMLS
• 2026-05-06 Listed $314,999 AINCAR
• 2023-05-05 Listing Removed — realMLS
• 2023-03-18 Price Changed $315,000 realMLS
• 2023-02-07 Price Changed $315,000 AINCAR
• 2023-01-16 Listed $325,000 realMLS
• 2023-01-16 Listed $325,000 AINCAR
• 2008-08-19 Sold (Public Records) $157,000 Public Records
• 2008-08-15 Sold (MLS) $157,000 AINCAR
• 2008-03-10 Listed $157,000 AINCAR
• 2007-07-21 Listing Removed — realMLS
• 2007-02-09 Listed $249,900 realMLS
• 2006-04-06 Sold (Public Records) $218,900 Public Records
• 2004-12-30 Sold (Public Records) $2,314,100 Public Records

Property tax history

+7.0%/yr

Latest (2025): $4,007 · +4.0% YoY. Source: county tax records.