75663 Bayley Pl · Jacksonville, FL 32097

$485,480

4 bd · 3.5 ba · 2,796 sqft · Land · 40 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
• Cash flow +6.9/30.0
• Schools +6.0/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +1.1/10.0

Listing remarks MLS

The Westrock in Tributary in Yulee, FL, offers an exceptional layout designed for comfort, flexibility, and a variety of lifestyles. The Owner’s Retreat is located on the main level and features a luxurious Owner’s Bath with a generous walk-in shower, natural light, and a spacious walk-in closet. Stylish wood-look tile flooring adds warmth and sophistication throughout the home. The open-concept kitchen highlights warm maple cabinetry, a gas cooktop, designer vent hood, large center island and corner pantry. This inviting space flows seamlessly into the main living areas, creating an ideal setting for both entertaining and everyday living. A main-level flex space provides the perfect spot for a quiet reading area, home office or hobby room. A generously sized laundry room is conveniently located near the drop zone and garage for added convenience. Expansive windows in the Family Room fill the home with natural light and provide views of the extended lanai. Upstairs, secondary bedrooms offer separation and privacy for family members or guests. An additional upstairs flex area is ideal for a secondary family room, kids’ zone or game space. Thoughtfully designed for both connection and relaxation, this home is ready to support your lifestyle for years to come.

Key facts

• Gas cooktop
• Owner's bath
• Walk-in closet

Tags

• OWNER'S BATH
• WALK-IN SHOWER
• WALK-IN CLOSET
• OPEN-CONCEPT KITCHEN
• MAPLE CABINETRY
• GAS COOKTOP

Property features AI

Finance

• Other: Sidewalks in the community
• HOA & community: Community association with annual fee; Association amenities include clubhouse, dog park, fitness center, jogging path, park, pickleball, and playground; Annual association fee of $150; Community Development District (CDD) fees apply

Exterior

• Parking: 2-car garage with garage door opener
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Natural gas connected; Cable available; Low-flow fixtures; Energy-efficient construction and windows
• Home design: Single-family residence; Two levels; Residential use
• Construction: Frame construction; Shingle roof
• Exterior features: Community pool (association); Carbon monoxide detector(s); Smoke detector(s); Asphalt road frontage on a county road

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Gas cooktop; Ice maker; Microwave; Refrigerator; Tankless water heater
• Bedrooms: 4 bedrooms (primary on the first floor, other bedrooms on second floor)
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Heat pump; Central air conditioning; Electric cooling
• Interior features: Kitchen island; Open floorplan; Pantry; Primary bathroom with shower (no tub); Primary bedroom on main level; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Laundry on lower level

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath land listed at $485k.

Deal economics

• At list price, monthly cash flow is $-740 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $355k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (38.8% below list).
• Recommended offer: $297k (38.8% below list) — sets the bar for 1% rule.

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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 ~$83k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($471k) is reasonable based on typical stale-listing flexibility.
• 2 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 $297,121 (38.8% 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 40 days. Have you received any prior offers? Is the seller open to a 39% 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: 4.46%
• Cash-on-cash: -6.53%
• DSCR: 0.71
• GRM: 13.6

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: 19.6%
• Equity multiple: 2.59×
• Total profit: $216,779
• Equity at exit: $437,359

10-year hold

• IRR: 18.0%
• Equity multiple: 5.96×
• Total profit: $674,495
• Equity at exit: $943,181

Cash invested: $135,934 (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: 13.6×

Monthly cashflow live

• Estimated rent: $2,971 high
• Mortgage (P&I): −$2,546
• Tax from tax record: −$326 /mo · $3,916/yr
• Insurance: −$202
• HOA: −$13
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $-740

Break-even live

Break-even rent $3,908

Max offer price $354,709

Occupancy floor —

Sensitivity live

Price	-10% $-465	-5% $-603	+0% $-740	+5% $-878	+10% $-1,015
Rent	-10% $-975	-5% $-858	+0% $-740	+5% $-623	+10% $-506
Rate	-1.0pp $-496	-0.5pp $-617	base $-740	+0.5pp $-866	+1.0pp $-994

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: $121,370
• Closing costs: $14,564
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.73mi
75094 Fern Creek Dr Yulee, FL	4.0	2.0	2193	$2,495	$1.14	3d	1	1.03mi
65013 Lagoon Forest Dr Yulee, FL	4.0	2.5	2245	$2,800	$1.25	12d	1	1.05mi
75094 Glenspring Way Yulee, FL	3.0	2.0	2055	$2,500	$1.22	25d	1	1.17mi
75215 Fern Creek Dr Yulee, FL	4.0	2.5	2898	$2,900	$1.00	16d	1	1.24mi
75047 Brookwood Dr Yulee, FL	5.0	3.0	3300	$3,405	$1.03	5d	1	1.36mi
76195 Deerwood Dr Yulee, FL	4.0	2.5	2757	$2,475	$0.90	25d	1	1.46mi

HOA detail

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

Listing history 17 events

1. 2026-06-21
   days on market $485,480 Active 40 DOM
2. 2026-06-18
   days on market $485,480 Active 37 DOM
3. 2026-06-17
   days on market $485,480 Active 36 DOM
4. 2026-06-16
   days on market $485,480 Active 35 DOM
5. 2026-06-15
   days on market $485,480 Active 34 DOM
6. 2026-06-13
   days on market $485,480 Active 32 DOM
7. 2026-06-13
   days on market $485,480 Active 31 DOM
8. 2026-06-09
   days on market $485,480 Active 28 DOM
9. 2026-06-08
   days on market $485,480 Active 27 DOM
10. 2026-06-07
    pricedays on market $485,480 Active 26 DOM
11. 2026-06-05
    days on market $480,480 Active 23 DOM
12. 2026-06-03
    days on market $480,480 Active 22 DOM
13. 2026-06-02
    days on market $480,480 Active 21 DOM
14. 2026-06-01
    days on market $480,480 Active 20 DOM
15. 2026-05-31
    days on market $480,480 Active 19 DOM
16. 2026-05-14
    listed $480,480 Active 1295-char remark

    Show marketing remark (1295 chars)

    The Westrock in Tributary in Yulee, FL, offers an exceptional layout designed for comfort, flexibility, and a variety of lifestyles. The Owner’s Retreat is located on the main level and features a luxurious Owner’s Bath with a generous walk-in shower, natural light, and a spacious walk-in closet. Stylish wood-look tile flooring adds warmth and sophistication throughout the home. The open-concept kitchen highlights warm maple cabinetry, a gas cooktop, designer vent hood, large center island and corner pantry. This inviting space flows seamlessly into the main living areas, creating an ideal setting for both entertaining and everyday living. A main-level flex space provides the perfect spot for a quiet reading area, home office or hobby room. A generously sized laundry room is conveniently located near the drop zone and garage for added convenience. Expansive windows in the Family Room fill the home with natural light and provide views of the extended lanai. Upstairs, secondary bedrooms offer separation and privacy for family members or guests. An additional upstairs flex area is ideal for a secondary family room, kids’ zone or game space. Thoughtfully designed for both connection and relaxation, this home is ready to support your lifestyle for years to come.

17. 2026-05-12
    listed $480,480 Active

ⓘ 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: $3,916 · $326/mo
• Projected year-2 tax: $4,029 · $336/mo
• Expected delta: +$114/yr (+$9/mo · 2.9%)

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

Taxation est. · year 1

• Rental income: $35,655
• − Mortgage interest: −$27,194
• − Property taxes: −$3,916
• − Insurance: −$2,427
• − Repairs & maintenance: −$2,852
• − Management: −$2,852
• − HOA: −$156
• − Depreciation: −$14,123
• Taxable loss: −$17,867
• Est. tax savings @ 24.0%: +$4,288
• After-tax cash flow: $-4,595/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

+0.0% since first listed

2 events — show timeline

• 2026-05-14 Listed $480,480 AINCAR
• 2026-05-12 Listed $480,480 realMLS

Property tax history

+1570.5%/yr

Latest (2025): $3,916 · +1570.5% YoY. Source: county tax records.