75585 Banyan Way · Jacksonville, FL 32097

$424,970

3 bd · 2.0 ba · 1,712 sqft · Land · 145 Days on market

Built 2026 $13/mo HOA · 1% of rent ↓ 1% since listing

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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 +6.2/30.0
• Schools +6.0/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.5/10.0

Listing remarks MLS

This beautifully design Johanna features tile flooring throughout and a thoughtfully planned split floor plan. The secondary bedrooms and guest bathroom are located at the front of the home and the private owner's retreat is tucked away at the rear of the home. Large windows flood the home with natural light. Who doesn't love a lower energy bill. The owner's suite is enhanced with tray ceiling adding a touch of luxury and height, the serene views of the pond and surrounding trees create a true oasis. Your large super shower is the perfect place to melt away the stresses of your day and relax in your new home. The designer vent hood kitchen is a showstopper. It showcases a five burner gas cooktop stainless vent hood and ample counter space. Great for baking your favorites desserts or making your signature dish. The open layout flows seamlessly into the main living space making this a great space for entertaining. Step outside onto your extended lanai and enjoy peaceful outdoor living surrounded by water and greenery. Contact the David Weekley Homes at Tributary Team to learn more about this new home for sale in Yulee, FL!

Key facts

• Clubhouse
• Private backyard
• Single story home

Tags

• SINGLE STORY HOME
• GOURMET KITCHEN
• EXTENDED LANAI
• PRIVATE BACKYARD
• RESORT STYLE AMENITIES
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $150; CDD fee applies

Exterior

• Parking: 2-car garage with garage door opener
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public sewer; Cable available
• Home design: Single-family residence; One level
• Construction: Fiber cement and frame construction; Shingle roof
• Exterior features: Front porch; Rear porch; Sprinklers in front; Sprinklers in rear; County road frontage; Community pool (not private)

Interior

• Kitchen: Dishwasher; Gas cooktop; Microwave; Plumbed for ice maker
• Bedrooms: 3 bedrooms (all on the first floor)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen island; Primary bathroom with shower (no tub); Primary bedroom on main level; Split bedroom floorplan; Walk-in closet(s)
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $425k.

Deal economics

• At list price, monthly cash flow is $-777 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (32.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (41.4% below list).
• Recommended offer: $249k (41.4% 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); 607 active listings in the ZIP; 10 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 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 $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 145 days — a 12% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 3 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 $249,175 (41.4% 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 145 days. Have you received any prior offers? Is the seller open to a 41% 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: 0.59% ✗
• Cap rate: 4.10%
• Cash-on-cash: -7.83%
• DSCR: 0.65
• GRM: 14.2

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: 18.7%
• Equity multiple: 2.53×
• Total profit: $181,613
• Equity at exit: $382,847

10-year hold

• IRR: 17.3%
• Equity multiple: 5.82×
• Total profit: $572,946
• Equity at exit: $825,623

Cash invested: $118,992 (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: 607
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,492 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$326 /mo · $3,916/yr
• Insurance: −$177
• HOA: −$13
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-777

Break-even live

Break-even rent $3,475

Max offer price $287,797

Occupancy floor —

Sensitivity live

Price	-10% $-536	-5% $-656	+0% $-777	+5% $-897	+10% $-1,017
Rent	-10% $-973	-5% $-875	+0% $-777	+5% $-678	+10% $-580
Rate	-1.0pp $-562	-0.5pp $-668	base $-777	+0.5pp $-887	+1.0pp $-999

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: $106,242
• Closing costs: $12,749
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75094 Fern Creek Dr Yulee, FL	4.0	2.0	2193	$2,530	$1.15	0d	1	0.84mi
65013 Lagoon Forest Dr Yulee, FL	4.0	2.5	2245	$2,800	$1.25	13d	1	0.90mi
75094 Glenspring Way Yulee, FL	3.0	2.0	2055	$2,500	$1.22	26d	1	0.96mi
75008 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,300	$1.24	26d	1	1.11mi
75045 Morning Glen Ct Yulee, FL	3.0	2.0	1685	$2,310	$1.37	22d	1	1.14mi
75075 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,399	$1.29	6d	1	1.21mi
75346 Bridgewater Dr Yulee, FL	3.0	2.0	1711	$2,300	$1.34	26d	1	1.25mi
70305 Winding River Dr Yulee, FL	4.0	3.0	2042	$2,500	$1.22	26d	1	1.38mi
65303 River Glen Pkwy Yulee, FL	4.0	2.0	2160	$2,400	$1.11	26d	1	1.44mi
65343 River Glen Pkwy Yulee, FL	3.0	2.0	1714	$2,195	$1.28	26d	1	1.50mi

HOA detail

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

Listing history 21 events

1. 2026-06-22
   days on market $424,970 Active 145 DOM
2. 2026-06-21
   days on market $424,970 Active 144 DOM
3. 2026-06-18
   days on market $424,970 Active 141 DOM
4. 2026-06-17
   days on market $424,970 Active 140 DOM
5. 2026-06-16
   days on market $424,970 Active 139 DOM
6. 2026-06-15
   days on market $424,970 Active 138 DOM
7. 2026-06-13
   days on market $424,970 Active 136 DOM
8. 2026-06-13
   days on market $424,970 Active 135 DOM
9. 2026-06-09
   days on market $424,970 Active 132 DOM
10. 2026-06-08
    days on market $424,970 Active 131 DOM
11. 2026-06-07
    days on market $424,970 Active 130 DOM
12. 2026-06-05
    days on market $424,970 Active 127 DOM
13. 2026-06-03
    days on market $424,970 Active 126 DOM
14. 2026-06-02
    days on market $424,970 Active 125 DOM
15. 2026-06-01
    days on market $424,970 Active 124 DOM
16. 2026-05-31
    days on market $424,970 Active 123 DOM
17. 2026-05-03
    price $424,970
18. 2026-05-02
    price $424,970 1138-char remark

    Show marketing remark (1138 chars)

    This beautifully design Johanna features tile flooring throughout and a thoughtfully planned split floor plan. The secondary bedrooms and guest bathroom are located at the front of the home and the private owner's retreat is tucked away at the rear of the home. Large windows flood the home with natural light. Who doesn't love a lower energy bill. The owner's suite is enhanced with tray ceiling adding a touch of luxury and height, the serene views of the pond and surrounding trees create a true oasis. Your large super shower is the perfect place to melt away the stresses of your day and relax in your new home. The designer vent hood kitchen is a showstopper. It showcases a five burner gas cooktop stainless vent hood and ample counter space. Great for baking your favorites desserts or making your signature dish. The open layout flows seamlessly into the main living space making this a great space for entertaining. Step outside onto your extended lanai and enjoy peaceful outdoor living surrounded by water and greenery. Contact the David Weekley Homes at Tributary Team to learn more about this new home for sale in Yulee, FL!

19. 2026-02-20
    listed $430,970 Active 1138-char remark

    Show marketing remark (1138 chars)

    This beautifully design Johanna features tile flooring throughout and a thoughtfully planned split floor plan. The secondary bedrooms and guest bathroom are located at the front of the home and the private owner's retreat is tucked away at the rear of the home. Large windows flood the home with natural light. Who doesn't love a lower energy bill. The owner's suite is enhanced with tray ceiling adding a touch of luxury and height, the serene views of the pond and surrounding trees create a true oasis. Your large super shower is the perfect place to melt away the stresses of your day and relax in your new home. The designer vent hood kitchen is a showstopper. It showcases a five burner gas cooktop stainless vent hood and ample counter space. Great for baking your favorites desserts or making your signature dish. The open layout flows seamlessly into the main living space making this a great space for entertaining. Step outside onto your extended lanai and enjoy peaceful outdoor living surrounded by water and greenery. Contact the David Weekley Homes at Tributary Team to learn more about this new home for sale in Yulee, FL!

20. 2026-01-30
    listed $430,970 Active 1051-char remark

    Show marketing remark (1051 chars)

    This beautifully design Johanna features tile flooring throughout and a thoughtfully planned split floor plan. The secondary bedrooms and guest bathroom are located at the front of the home and the private owner's retreat is tucked away at the rear of the home. Large windows flood the home with natural light. Who doesn't love a lower energy bill. The owner's suite is enhanced with tray ceiling adding a touch of luxury and height, the serene views of the pond and surrounding trees create a true oasis. Your large super shower is the perfect place to melt away the stresses of your day and relax in your new home. The designer vent hood kitchen is a showstopper. It showcases a five burner gas cooktop stainless vent hood and ample counter space. Great for baking your favorites desserts or making your signature dish. The open layout flows seamlessly into the main living space making this a great space for entertaining. Step outside onto your extended lanai and enjoy peaceful outdoor living surrounded by water and greenery.

21. 2026-01-23
    listed $430,970 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: $3,916 · $326/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $29,901
• − Mortgage interest: −$23,805
• − Property taxes: −$3,916
• − Insurance: −$2,125
• − Repairs & maintenance: −$2,392
• − Management: −$2,392
• − HOA: −$156
• − Depreciation: −$12,363
• Taxable loss: −$17,248
• Est. tax savings @ 24.0%: +$4,139
• After-tax cash flow: $-5,179/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

-1.4% since first listed

5 events — show timeline

• 2026-05-03 Price Changed $424,970 realMLS
• 2026-05-02 Price Changed $424,970 Zillow
• 2026-02-20 Listed $430,970 Zillow
• 2026-01-30 Listed $430,970 AINCAR
• 2026-01-23 Listed $430,970 realMLS

Property tax history

-38.9%/yr

Latest (2025): $3,916 · -38.9% YoY. Source: county tax records.