78103 Duckwood Trl · Jacksonville, FL 32097

$325,000

4 bd · 2.0 ba · 1,802 sqft · SingleFamily public records · 5 Days on market

Built 2012 0.25 ac lot Est $357k · 9% under $45/mo HOA · 2% of rent

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Why this score? — see what drove the C 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 +12.8/30.0
• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• Rent growth +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to 78103 Duckwood Trail, Yulee, FL where comfort, space, and location come together perfectly. This 4-bedroom, 2-bath gem offers exceptional curb appeal from the moment you arrive. Inside, the spacious owner's suite features a private sitting room, your own personal retreat at the end of the day. The home also includes an owned water softener, adding everyday convenience and value from day one. The seller is actively pursuing a full roof replacement and new HVAC, giving the next owner added peace of mind and long-term value. Step outside to an extra-large, fully fenced backyard ideal for entertaining, pets, or simply enjoying the Florida sunshine in total privacy. The community elevates everyday living with resort-style amenities including a pool, playground, clubhouse, and beautifully maintained sidewalks perfect for morning walks, all with low HOA fees and no CDD fees. Zoned for A-rated Nassau County schools, this home checks every box for families looking to put down roots. Commuters and beach lovers alike will appreciate the unbeatable location, just minutes from I-95 and a short drive to the stunning shores of Amelia Island. Homes like this don't last, so schedule your showing today!

Key facts

• Owned water softener
• Private sitting room
• Unbeatable location

Tags

• OWNED WATER SOFTENER
• PRIVATE SITTING ROOM
• FULLY FENCED BACKYARD
• RESORT STYLE AMENITIES
• A RATED NASSAU COUNTY SCHOOLS
• UNBEATABLE LOCATION

Property features AI

Finance

• HOA & community: Community association with an annual fee of $541; Not a senior community

Exterior

• Parking: 2-car garage
• Utilities: Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; Entry level: 1; Residential use
• Exterior features: Quarter-acre lot

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Water softener (owned)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (21.3% below list).
• Recommended offer: $256k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.0% in Jacksonville — 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 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); 596 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $35k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $175k; list at $325k implies a 86% gain — meaningful room to come down on a strong offer.

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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,717 (21.3% 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. 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: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $356,796
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65656 Edgewater Dr	0.30mi	4/2.0	1,812 (+1%)	3mo	$374,900	$207	83
77408 Cobblestone Dr	0.14mi	3/2.0 (-1)	1,728 (-4%)	5mo	$334,000	$193	77
65688 Edgewater Dr	0.34mi	3/2.0 (-1)	1,701 (-6%)	6mo	$355,000	$209	65
75078 Glenspring Way	0.50mi	3/2.0 (-1)	1,764 (-2%)	6mo	$350,000	$198	63
75047 Ravenwood Dr	0.37mi	3/2.0 (-1)	1,630 (-10%)	1mo	$309,900	$190	61
70013 Misty Lake Ct	0.63mi	4/2.0	1,705 (-5%)	2mo	$329,000	$193	60
76185 Deerwood Dr	0.34mi	3/2.0 (-1)	1,632 (-9%)	6mo	$280,000	$172	58
65394 River Glen Pkwy	0.62mi	3/2.0 (-1)	1,711 (-5%)	1mo	$348,000	$203	57
83399 Purple Martin Dr	0.58mi	3/2.0 (-1)	1,923 (+7%)	2mo	$405,000	$211	55
79179 Plummers Creek Dr	0.68mi	4/2.0	1,956 (+8%)	0mo	$420,000	$215	54
70414 Winding River Dr	0.47mi	4/3.0	2,036 (+13%)	3mo	$387,000	$190	50
65554 Bowfin Spring Ct	0.53mi	4/3.0	2,043 (+13%)	2mo	$400,000	$196	48

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: 22.8%
• Equity multiple: 2.83×
• Total profit: $166,711
• Equity at exit: $292,786

10-year hold

• IRR: 20.3%
• Equity multiple: 6.47×
• Total profit: $498,154
• Equity at exit: $631,404

Cash invested: $91,000 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,557 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$167 /mo · $2,003/yr
• Insurance: −$135
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$45
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-157

Break-even live

Break-even rent $2,756

Max offer price $297,318

Occupancy floor —

Sensitivity live

Price	-10% $27	-5% $-65	+0% $-157	+5% $-249	+10% $-341
Rent	-10% $-359	-5% $-258	+0% $-157	+5% $-56	+10% $45
Rate	-1.0pp $7	-0.5pp $-74	base $-157	+0.5pp $-241	+1.0pp $-327

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75075 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,399	$1.29	5d	1	0.28mi
75045 Morning Glen Ct Yulee, FL	3.0	2.0	1685	$2,310	$1.37	21d	1	0.32mi
75008 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,300	$1.24	24d	1	0.40mi
70305 Winding River Dr Yulee, FL	4.0	3.0	2042	$2,500	$1.22	24d	1	0.42mi
75094 Glenspring Way Yulee, FL	3.0	2.0	2055	$2,500	$1.22	24d	1	0.50mi
65303 River Glen Pkwy Yulee, FL	4.0	2.0	2160	$2,400	$1.11	24d	1	0.52mi
65343 River Glen Pkwy Yulee, FL	3.0	2.0	1714	$2,195	$1.28	24d	1	0.54mi
75346 Bridgewater Dr Yulee, FL	3.0	2.0	1711	$2,300	$1.34	24d	1	0.56mi
75094 Fern Creek Dr Yulee, FL	4.0	2.0	2193	$2,495	$1.14	2d	1	0.66mi
65013 Lagoon Forest Dr Yulee, FL	4.0	2.5	2245	$2,800	$1.25	11d	1	0.78mi
74700 Mills Preserve Cir Yulee, FL	1.0–3.0	1.0–2.0	1127	$2,025	$1.80	24d	1	1.01mi

HOA detail

• Monthly dues: $45 · $540/yr
• Likely covers: waterpool

Listing history 5 events

1. 2026-06-13
   statusdays on market $325,000 Pending 5 DOM
2. 2026-06-09
   days on market $325,000 Active 4 DOM
3. 2026-06-08
   days on market $325,000 Active 3 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $325,000 Active 2 DOM

ⓘ 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: $2,003 · $167/mo
• Projected year-2 tax: $2,698 · $225/mo
• Expected delta: +$695/yr (+$58/mo · 34.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 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: $30,686
• − Mortgage interest: −$18,205
• − Property taxes: −$2,003
• − Insurance: −$3,128
• − Repairs & maintenance: −$2,455
• − Management: −$2,455
• − HOA: −$540
• − Depreciation: −$9,455
• Taxable loss: −$7,554
• Est. tax savings @ 24.0%: +$1,813
• After-tax cash flow: $-68/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

-83.1% since first listed

6 events — show timeline

• 2026-06-05 Listed $325,000 AINCAR
• 2026-06-03 Listed $325,000 realMLS
• 2016-10-28 Sold (Public Records) $175,000 Public Records
• 2016-10-22 Sold (MLS) $175,000 realMLS
• 2016-02-29 Listed $179,500 realMLS
• 2011-04-01 Sold (Public Records) $1,920,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,003 · +1.6% YoY. Source: county tax records.