75476 Sunberry Dr · Jacksonville, FL 32097

$465,000

4 bd · 3.0 ba · 2,393 sqft · SingleFamily · 162 Days on market

Built 2022 7,405 sqft lot Est $438k · 6% over $13/mo HOA ↓ 54% since listing

---

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
• Schools +6.0/10.0
• Cash flow +5.5/30.0
• ARV discount +4.7/15.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0

Listing remarks

Experience the best of Florida living in this immaculate, nearly new home, perfectly situated along a peaceful preserve in Tributary, one of Yulee's most desirable communities. This well- maintained and beautifully upgraded residence blends contemporary comfort with effortless style. Step inside to a bright, open layout that immediately feels welcoming. The main level features three spacious bedrooms and two baths, while the upstairs guest suite offers a private retreat with its own full bath and generous closet space. Every detail reflects true pride of ownership, with pristine interiors and tasteful finishes throughout. Enjoy versatile living spaces, including a motorized garage door scre

Key facts

• Screened lanai
• Gourmet kitchen
• Double ovens

Tags

• MOTORIZED GARAGE DOOR SCREEN
• SCREENED LANAI
• WHOLE-HOUSE WATER SOFTENER
• GOURMET KITCHEN
• STAINLESS-STEEL APPLIANCES
• DOUBLE OVENS

Property features AI

Finance

• Other: Property currently used as a single family residence; Not a senior community; Sidewalks in the community
• HOA & community: Community association with annual fee ($150); Association amenities include clubhouse, dog park, fitness center, jogging path, maintained grounds, pickleball, and playground; CDD fee applies

Exterior

• Parking: 2-car garage with garage door opener; Has garage
• Utilities: Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single family residence; One and one-half stories
• Construction: Fiber cement and frame construction; Shingle roof
• Exterior features: Patio; Screened porch; City street frontage; Asphalt road

Interior

• Kitchen: Dishwasher; Disposal; Double oven; Gas cooktop; Microwave; Refrigerator; Kitchen island; Breakfast bar; Pantry
• Bedrooms: 4 bedrooms; Primary bedroom on the downstairs level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (heat pump); Central air conditioning (electric)
• Interior features: Breakfast bar; Breakfast nook; Ceiling fans; Entrance foyer; Kitchen island; Pantry; Primary bathroom with shower (no tub); Split bedroom floorplan; Walk-in closet(s)
• Laundry & utility: Washer and dryer included; Laundry on lower level; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $465k.

Deal economics

• At list price, monthly cash flow is $-991 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (37.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (37.6% below list).
• Recommended offer: $290k (37.7% 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; 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 37% 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 $50k of equity ($3k loan paydown + $46k 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 ~$80k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($409k) is reasonable based on typical stale-listing flexibility.

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 $289,884 (37.7% 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 162 days. Have you received any prior offers? Is the seller open to a 38% 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: 0.62% ✗
• Cap rate: 3.73%
• Cash-on-cash: -9.14%
• DSCR: 0.59
• GRM: 13.3

CMA / ARV

• ARV (on-the-fly): $437,919
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75598 Banyan Way	0.46mi	4/3.0	2,390 (-0%)	2mo	$469,290	$196	77
75547 Cloverwood Ct	0.28mi	3/2.5 (-1)	2,370 (-1%)	3mo	$430,000	$181	76
75791 Bayley Pl	0.60mi	4/3.0	2,390 (-0%)	2mo	$461,780	$193	70
75263 Weathersford Pl	0.71mi	4/3.0	2,288 (-4%)	1mo	$440,000	$192	59
75556 Canterwood Dr	0.41mi	5/3.0 (+1)	2,640 (+10%)	1mo	$465,000	$176	58
75197 Pondside Ln	0.63mi	4/3.0	2,660 (+11%)	0mo	$485,000	$182	52
75844 Walking Path Ln	0.65mi	4/3.0	2,656 (+11%)	2mo	$459,000	$173	50
75156 Brookwood Dr	0.74mi	3/2.0 (-1)	2,308 (-4%)	2mo	$399,000	$173	49
76037 Estuary Way	0.69mi	4/3.5	2,609 (+9%)	2mo	$435,606	$167	49
75276 Pondside Ln	0.51mi	3/2.0 (-1)	2,126 (-11%)	2mo	$390,000	$183	47
75735 Bayley Pl	0.65mi	3/2.0 (-1)	2,116 (-12%)	2mo	$422,400	$200	39
75631 Bayley Pl	0.74mi	3/2.0 (-1)	2,116 (-12%)	2mo	$409,350	$193	36

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: 17.8%
• Equity multiple: 2.46×
• Total profit: $189,853
• Equity at exit: $418,909

10-year hold

• IRR: 16.7%
• Equity multiple: 5.67×
• Total profit: $608,203
• Equity at exit: $903,393

Cash invested: $130,200 (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: 601
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,904 high
• Mortgage (P&I): −$2,439
• Tax from tax record: −$640 /mo · $7,679/yr
• Insurance: −$194
• HOA: −$13
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $-991

Break-even live

Break-even rent $4,158

Max offer price $289,884

Occupancy floor —

Sensitivity live

Price	-10% $-728	-5% $-860	+0% $-991	+5% $-1,123	+10% $-1,255
Rent	-10% $-1,221	-5% $-1,106	+0% $-991	+5% $-877	+10% $-762
Rate	-1.0pp $-757	-0.5pp $-873	base $-991	+0.5pp $-1,112	+1.0pp $-1,234

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	0.04mi
75094 Fern Creek Dr Yulee, FL	4.0	2.0	2193	$2,495	$1.14	3d	1	0.75mi
75094 Glenspring Way Yulee, FL	3.0	2.0	2055	$2,500	$1.22	25d	1	0.80mi
75047 Brookwood Dr Yulee, FL	5.0	3.0	3300	$3,405	$1.03	5d	1	0.81mi
76195 Deerwood Dr Yulee, FL	4.0	2.5	2757	$2,475	$0.90	25d	1	0.86mi
65013 Lagoon Forest Dr Yulee, FL	4.0	2.5	2245	$2,800	$1.25	12d	1	0.91mi
75045 Morning Glen Ct Yulee, FL	3.0	2.0	1685	$2,310	$1.37	22d	1	0.94mi
75008 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,300	$1.24	25d	1	0.94mi
75215 Fern Creek Dr Yulee, FL	4.0	2.5	2898	$2,900	$1.00	16d	1	0.98mi
75075 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,399	$1.29	6d	1	1.01mi
75346 Bridgewater Dr Yulee, FL	3.0	2.0	1711	$2,300	$1.34	25d	1	1.17mi
70305 Winding River Dr Yulee, FL	4.0	3.0	2042	$2,500	$1.22	25d	1	1.23mi
65303 River Glen Pkwy Yulee, FL	4.0	2.0	2160	$2,400	$1.11	25d	1	1.33mi
65343 River Glen Pkwy Yulee, FL	3.0	2.0	1714	$2,195	$1.28	25d	1	1.38mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 17 events

1. 2026-06-21
   days on market $465,000 Active 162 DOM
2. 2026-06-18
   days on market $465,000 Active 159 DOM
3. 2026-06-17
   days on market $465,000 Active 158 DOM
4. 2026-06-16
   days on market $465,000 Active 157 DOM
5. 2026-06-15
   days on market $465,000 Active 156 DOM
6. 2026-06-13
   days on market $465,000 Active 154 DOM
7. 2026-06-13
   days on market $465,000 Active 153 DOM
8. 2026-06-09
   days on market $465,000 Active 150 DOM
9. 2026-06-08
   days on market $465,000 Active 149 DOM
10. 2026-06-07
    days on market $465,000 Active 148 DOM
11. 2026-06-05
    days on market $465,000 Active 145 DOM
12. 2026-06-03
    days on market $465,000 Active 144 DOM
13. 2026-06-02
    days on market $465,000 Active 143 DOM
14. 2026-06-01
    days on market $465,000 Active 142 DOM
15. 2026-05-31
    days on market $465,000 Active 141 DOM
16. 2026-01-09
    listed $465,000 Active
17. 2021-05-20
    soldstatus $1,008,400

ⓘ 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: $7,679 · $640/mo
• Projected year-2 tax: $7,679 · $640/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 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: $34,844
• − Mortgage interest: −$26,047
• − Property taxes: −$7,679
• − Insurance: −$2,325
• − Repairs & maintenance: −$2,788
• − Management: −$2,788
• − HOA: −$156
• − Depreciation: −$13,527
• Taxable loss: −$20,466
• Est. tax savings @ 24.0%: +$4,912
• After-tax cash flow: $-6,984/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

-53.9% since first listed

2 events — show timeline

• 2026-01-09 Listed $465,000 realMLS
• 2021-05-20 Sold (Public Records) $1,008,400 Public Records

Property tax history

+22.9%/yr

Latest (2025): $7,679 · +0.8% YoY. Source: county tax records.