75637 Spoonbill Ln · Jacksonville, FL 32097

$425,000

4 bd · 3.0 ba · 2,093 sqft · SingleFamily · 419 Days on market

Built 2022 5,998 sqft lot Est $419k · at est. $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 +6.8/15.0
• Cash flow +6.0/30.0
• Schools +6.0/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.3/10.0

Listing remarks

Price Reduction!!! Better than new construction with an assumable 5% FHA loan. This 2 year new stunning home offers spacious living with an open-concept layout, and a beautifully designed kitchen perfect for entertaining. This home also boast several upgrades to include large glass shower enclosure, larger tinted patio doors, taller commodes and raised countertops throughout. Don’t forget to check out the Master bedroom chandelier ceiling fan! This homes is ready for a fast and efficient home office with CAT 5 cable installed throughout. Nestled up to a Nature Preserve (No one behind you. ) The patio is plumbed with natural gas and filtered water for an outdoor kitchen. Tributary prov

Key facts

• Open-concept design
• Covered lanai
• 5,998 sq ft lot

Tags

• OPEN-CONCEPT DESIGN
• COVERED LANAI
• BEAUTIFULLY LANDSCAPED YARD

Property features AI

Finance

• HOA & community: Homeowners association with $150 annual fee; Community pool

Exterior

• Parking: Two-car garage with garage door opener
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story home; Resale property; PUD zoning; 120 x 50 lot dimensions; Paved road frontage; Preservation frontage type
• Construction: Built by Richmond American; Fiber cement and frame construction; Shingle roof
• Exterior features: Sprinkler / irrigation system; Rear covered porch and patio; Community pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Stove; Refrigerator; Water softener (owned); Some gas appliances
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Cable TV connection; Window treatments (blinds, drapes); Insulated windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-818 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (34.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (34.7% below list).
• Recommended offer: $277k (34.7% 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.
• Market conditions: Rents rising (+2.9%/yr); 601 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% 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 $45k of equity ($3k loan paydown + $42k 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 ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 419 days — a 12% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $50k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $277,321 (34.7% 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 419 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.65% ✗
• Cap rate: 3.98%
• Cash-on-cash: -8.25%
• DSCR: 0.63
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $418,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75767 Spoonbill Ln	0.16mi	4/3.0	2,006 (-4%)	2mo	$412,500	$206	84
75276 Pondside Ln	0.28mi	3/2.0 (-1)	2,126 (+2%)	2mo	$390,000	$183	74
75315 Plumbago	0.16mi	4/2.0	1,811 (-14%)	1mo	$387,500	$214	65
75735 Bayley Pl	0.52mi	3/2.0 (-1)	2,116 (+1%)	2mo	$422,400	$200	63
75713 Walking Path Ln	0.61mi	4/3.0	2,173 (+4%)	3mo	$435,000	$200	63
75631 Bayley Pl	0.56mi	3/2.0 (-1)	2,116 (+1%)	2mo	$409,350	$193	62
75705 Walking Path Ln	0.61mi	4/3.0	2,226 (+6%)	1mo	$459,980	$207	60
75263 Weathersford Pl	0.53mi	4/3.0	2,288 (+9%)	1mo	$440,000	$192	59
75598 Banyan Way	0.36mi	4/3.0	2,390 (+14%)	2mo	$469,290	$196	58
75743 Bayley Pl	0.52mi	3/2.0 (-1)	1,970 (-6%)	3mo	$406,138	$206	55
75791 Bayley Pl	0.50mi	4/3.0	2,390 (+14%)	2mo	$461,780	$193	51
75013 Pondside Ln	0.62mi	4/2.5	2,295 (+10%)	3mo	$378,000	$165	51

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: 18.4%
• Equity multiple: 2.51×
• Total profit: $179,112
• Equity at exit: $382,874

10-year hold

• IRR: 17.1%
• Equity multiple: 5.77×
• Total profit: $567,927
• Equity at exit: $825,682

Cash invested: $119,000 (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: 601
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,773 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$590 /mo · $7,081/yr
• Insurance: −$177
• HOA: −$13
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $-818

Break-even live

Break-even rent $3,809

Max offer price $280,478

Occupancy floor —

Sensitivity live

Price	-10% $-578	-5% $-698	+0% $-818	+5% $-938	+10% $-1,059
Rent	-10% $-1,037	-5% $-928	+0% $-818	+5% $-709	+10% $-599
Rate	-1.0pp $-604	-0.5pp $-710	base $-818	+0.5pp $-928	+1.0pp $-1,040

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.32mi
75094 Fern Creek Dr Yulee, FL	4.0	2.0	2193	$2,495	$1.14	4d	1	0.97mi
75094 Glenspring Way Yulee, FL	3.0	2.0	2055	$2,500	$1.22	25d	1	1.06mi
65013 Lagoon Forest Dr Yulee, FL	4.0	2.5	2245	$2,800	$1.25	12d	1	1.10mi
76195 Deerwood Dr Yulee, FL	4.0	2.5	2757	$2,475	$0.90	25d	1	1.17mi
75008 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,300	$1.24	25d	1	1.20mi
75045 Morning Glen Ct Yulee, FL	3.0	2.0	1685	$2,310	$1.37	22d	1	1.21mi
75215 Fern Creek Dr Yulee, FL	4.0	2.5	2898	$2,900	$1.00	16d	1	1.21mi
75075 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,399	$1.29	6d	1	1.28mi
75346 Bridgewater Dr Yulee, FL	3.0	2.0	1711	$2,300	$1.34	25d	1	1.40mi
70305 Winding River Dr Yulee, FL	4.0	3.0	2042	$2,500	$1.22	25d	1	1.49mi

HOA detail

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

Listing history 33 events

1. 2026-06-21
   days on market $425,000 Active 419 DOM
2. 2026-06-18
   days on market $425,000 Active 416 DOM
3. 2026-06-17
   days on market $425,000 Active 415 DOM
4. 2026-06-16
   days on market $425,000 Active 414 DOM
5. 2026-06-15
   days on market $425,000 Active 413 DOM
6. 2026-06-13
   days on market $425,000 Active 411 DOM
7. 2026-06-13
   days on market $425,000 Active 410 DOM
8. 2026-06-09
   pricedays on market $425,000 Active 407 DOM
9. 2026-06-08
   days on market $409,000 Active 406 DOM
10. 2026-06-07
    days on market $409,000 Active 405 DOM
11. 2026-06-05
    days on market $409,000 Active 402 DOM
12. 2026-06-03
    days on market $409,000 Active 401 DOM
13. 2026-06-02
    days on market $409,000 Active 400 DOM
14. 2026-06-01
    days on market $409,000 Active 399 DOM
15. 2026-05-31
    days on market $409,000 Active 398 DOM
16. 2026-03-19
    price $409,000
17. 2026-03-03
    price $410,000
18. 2026-02-10
    status Active
19. 2026-02-10
    price $415,000
20. 2025-11-06
    status Active
21. 2025-11-06
    price $425,000
22. 2025-07-18
    price $418,500
23. 2025-07-06
    price $425,000
24. 2025-06-22
    price $430,000
25. 2025-06-09
    price $434,500
26. 2025-05-15
    status Active
27. 2025-03-23
    price $439,500
28. 2025-03-05
    price $445,000
29. 2025-01-19
    status Active
30. 2024-11-27
    price $449,999
31. 2024-11-16
    price $460,000
32. 2024-11-04
    listed $474,900 Active
33. 2020-09-22
    soldstatus $2,760,250

ⓘ 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: $7,081 · $590/mo
• Projected year-2 tax: $7,081 · $590/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: $33,279
• − Mortgage interest: −$23,807
• − Property taxes: −$7,081
• − Insurance: −$2,125
• − Repairs & maintenance: −$2,662
• − Management: −$2,662
• − HOA: −$156
• − Depreciation: −$12,364
• Taxable loss: −$17,579
• Est. tax savings @ 24.0%: +$4,219
• After-tax cash flow: $-5,598/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

-85.2% since first listed

18 events — show timeline

• 2026-03-19 Price Changed $409,000 AINCAR
• 2026-03-03 Price Changed $410,000 AINCAR
• 2026-02-10 Relisted — AINCAR
• 2026-02-10 Price Changed $415,000 AINCAR
• 2025-11-06 Relisted — AINCAR
• 2025-11-06 Price Changed $425,000 AINCAR
• 2025-07-18 Price Changed $418,500 AINCAR
• 2025-07-06 Price Changed $425,000 AINCAR
• 2025-06-22 Price Changed $430,000 AINCAR
• 2025-06-09 Price Changed $434,500 AINCAR
• 2025-05-15 Relisted — AINCAR
• 2025-03-23 Price Changed $439,500 AINCAR
• 2025-03-05 Price Changed $445,000 AINCAR
• 2025-01-19 Relisted — AINCAR
• 2024-11-27 Price Changed $449,999 AINCAR
• 2024-11-16 Price Changed $460,000 AINCAR
• 2024-11-04 Listed $474,900 AINCAR
• 2020-09-22 Sold (Public Records) $2,760,250 Public Records

Property tax history

+21.4%/yr

Latest (2025): $7,081 · +0.8% YoY. Source: county tax records.