75263 Weathersford Pl · Yulee, FL 32097

$440,000

4 bd · 3.0 ba · 2,288 sqft · SingleFamily · 56 Days on market

Built 2023 Est $428k · at est. $538/mo HOA · 18% of rent

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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 +6.2/15.0
• Schools +6.0/10.0
• Cash flow +3.7/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Beautifully maintained, like-new home in the Tributary Lakeside 55+ community featuring the popular Tivoli floor plan. This home offers 4 bedrooms, 3 full bathrooms, and an oversized 3-car garage with approximately 2,288 sq ft of living space. Spacious kitchen includes a large center island with bar seating, stainless steel appliances, single-basin sink, gas range, white cabinetry, quartz countertops, and breakfast nook. Open-concept layout with family room located just off the kitchen, ideal for entertaining. Split floor plan with three bedrooms and two full bathrooms on one side of the home. Primary suite features a large walk-in closet and en-suite bath with walk-in (California-style) shower, dual vanities, and ample storage. Oversized 3-car garage includes durable shark-coated floors. Located on a cul-de-sac with wooded views and shrubbery on both sides for added privacy. Screened lanai provides comfortable outdoor living space. Tributary Lakeside is a gated 55+ community offering a private clubhouse, heated pool, fitness center, pickleball courts, and billiards room. Residents also have access to Tributary's main amenities, including recreational areas, dog park, and playground. Conveniently located near Fernandina Beach, Jacksonville, and Jacksonville International Airport.

Key facts

• Quartz countertops
• Tivoli floor plan
• Large center island

Tags

• TIVOLI FLOOR PLAN
• OVERSIZED 3-CAR GARAGE
• LARGE CENTER ISLAND
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• OPEN-CONCEPT LAYOUT

Property features AI

Finance

• HOA & community: Homeowner association with quarterly fee (maintenance of grounds included); Association amenities: barbecue, clubhouse, dog park, fitness center, gated community, jogging path, park, pickleball, playground; CDD fee applies

Exterior

• Parking: 3-car garage with garage door opener
• Security: Security gate; Smoke detectors
• Utilities: Cable available; Electricity available and connected; Water available; Sewer connected
• Home design: Single family residence; One story
• Construction: Composition siding; Frame construction; Shingle roof
• Exterior features: Porch with screened area; Security gate; Smoke detectors; Shingle roof; Composition siding and frame construction; City street frontage; Asphalt road surface; Community (non-private) pool

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Breakfast nook; Ceiling fans; Eat-in kitchen; Open floor plan
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (52.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (32.8% below list).
• Recommended offer: $211k (52.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#605 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, crime B+; Watch: amenities F, commute F, health & safety F.
• 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); 596 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $47k of equity ($3k loan paydown + $44k 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 ~$76k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($427k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $210,986 (52.0% 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 56 days. Have you received any prior offers? Is the seller open to a 52% 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: 0.67% ✗
• Cap rate: 2.76%
• Cash-on-cash: -12.63%
• DSCR: 0.44
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $427,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75263 Weathersford Pl	0.00mi	4/3.0	2,288 (0%)	1mo	$440,000	$192	99
75013 Pondside Ln	0.17mi	4/2.5	2,295 (+0%)	3mo	$378,000	$165	87
75643 Sunberry Dr	0.53mi	4/3.0	2,298 (+0%)	8mo	$430,000	$187	68
75276 Pondside Ln	0.26mi	3/2.0 (-1)	2,126 (-7%)	2mo	$390,000	$183	65
75547 Cloverwood Ct	0.48mi	3/2.5 (-1)	2,370 (+4%)	3mo	$430,000	$181	62
75743 Spoonbill Ln	0.56mi	4/2.5	2,322 (+2%)	10mo	$435,000	$187	61
75586 Pondside Ln	0.19mi	3/3.0 (-1)	2,006 (-12%)	7mo	$360,000	$179	60
75570 Pondside Ln	0.20mi	3/3.0 (-1)	2,006 (-12%)	8mo	$355,000	$177	59
75837 Pondside Ln	0.31mi	3/3.0 (-1)	2,006 (-12%)	2mo	$420,000	$209	58
75582 Blackbird Dr	0.63mi	3/2.5 (-1)	2,350 (+3%)	4mo	$433,675	$185	56
75767 Spoonbill Ln	0.58mi	4/3.0	2,006 (-12%)	2mo	$412,500	$206	51
75538 Cloverwood Ct	0.50mi	3/2.0 (-1)	2,126 (-7%)	10mo	$424,900	$200	47

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: 15.5%
• Equity multiple: 2.28×
• Total profit: $157,119
• Equity at exit: $396,387

10-year hold

• IRR: 15.0%
• Equity multiple: 5.28×
• Total profit: $527,714
• Equity at exit: $854,823

Cash invested: $123,200 (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: 596
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,958 high
• Mortgage (P&I): −$2,307
• Tax from tax record: −$604 /mo · $7,250/yr
• Insurance: −$183
• HOA: −$538
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $-1,296

Break-even live

Break-even rent $4,599

Max offer price $210,986

Occupancy floor —

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75470 Sunberry Dr Yulee, FL	5.0	4.0	2903	$3,150	$1.09	19d	1	0.72mi
75047 Brookwood Dr Yulee, FL	5.0	3.0	3300	$3,405	$1.03	4d	1	1.42mi
75094 Fern Creek Dr Yulee, FL	4.0	2.0	2193	$2,495	$1.14	2d	1	1.43mi
76195 Deerwood Dr Yulee, FL	4.0	2.5	2757	$2,475	$0.90	24d	1	1.43mi
75094 Glenspring Way Yulee, FL	3.0	2.0	2055	$2,500	$1.22	24d	1	1.47mi

HOA detail

• Monthly dues: $538 · $6,456/yr
• Likely covers: gaspoolgymsecurity

Listing history 7 events

1. 2026-05-15
   status Pending
2. 2026-04-21
   status Pending 1300-char remark

   Show marketing remark (1300 chars)

   Beautifully maintained, like-new home in the Tributary Lakeside 55+ community featuring the popular Tivoli floor plan. This home offers 4 bedrooms, 3 full bathrooms, and an oversized 3-car garage with approximately 2,288 sq ft of living space. Spacious kitchen includes a large center island with bar seating, stainless steel appliances, single-basin sink, gas range, white cabinetry, quartz countertops, and breakfast nook. Open-concept layout with family room located just off the kitchen, ideal for entertaining. Split floor plan with three bedrooms and two full bathrooms on one side of the home. Primary suite features a large walk-in closet and en-suite bath with walk-in (California-style) shower, dual vanities, and ample storage. Oversized 3-car garage includes durable shark-coated floors. Located on a cul-de-sac with wooded views and shrubbery on both sides for added privacy. Screened lanai provides comfortable outdoor living space. Tributary Lakeside is a gated 55+ community offering a private clubhouse, heated pool, fitness center, pickleball courts, and billiards room. Residents also have access to Tributary's main amenities, including recreational areas, dog park, and playground. Conveniently located near Fernandina Beach, Jacksonville, and Jacksonville International Airport.

3. 2026-04-21
   historical Active Under Contract

   Show marketing remark (1300 chars)

   Beautifully maintained, like-new home in the Tributary Lakeside 55+ community featuring the popular Tivoli floor plan. This home offers 4 bedrooms, 3 full bathrooms, and an oversized 3-car garage with approximately 2,288 sq ft of living space. Spacious kitchen includes a large center island with bar seating, stainless steel appliances, single-basin sink, gas range, white cabinetry, quartz countertops, and breakfast nook. Open-concept layout with family room located just off the kitchen, ideal for entertaining. Split floor plan with three bedrooms and two full bathrooms on one side of the home. Primary suite features a large walk-in closet and en-suite bath with walk-in (California-style) shower, dual vanities, and ample storage. Oversized 3-car garage includes durable shark-coated floors. Located on a cul-de-sac with wooded views and shrubbery on both sides for added privacy. Screened lanai provides comfortable outdoor living space. Tributary Lakeside is a gated 55+ community offering a private clubhouse, heated pool, fitness center, pickleball courts, and billiards room. Residents also have access to Tributary's main amenities, including recreational areas, dog park, and playground. Conveniently located near Fernandina Beach, Jacksonville, and Jacksonville International Airport.

4. 2026-03-20
   listed $440,000 Active

   Show marketing remark (1300 chars)

   Beautifully maintained, like-new home in the Tributary Lakeside 55+ community featuring the popular Tivoli floor plan. This home offers 4 bedrooms, 3 full bathrooms, and an oversized 3-car garage with approximately 2,288 sq ft of living space. Spacious kitchen includes a large center island with bar seating, stainless steel appliances, single-basin sink, gas range, white cabinetry, quartz countertops, and breakfast nook. Open-concept layout with family room located just off the kitchen, ideal for entertaining. Split floor plan with three bedrooms and two full bathrooms on one side of the home. Primary suite features a large walk-in closet and en-suite bath with walk-in (California-style) shower, dual vanities, and ample storage. Oversized 3-car garage includes durable shark-coated floors. Located on a cul-de-sac with wooded views and shrubbery on both sides for added privacy. Screened lanai provides comfortable outdoor living space. Tributary Lakeside is a gated 55+ community offering a private clubhouse, heated pool, fitness center, pickleball courts, and billiards room. Residents also have access to Tributary's main amenities, including recreational areas, dog park, and playground. Conveniently located near Fernandina Beach, Jacksonville, and Jacksonville International Airport.

5. 2026-03-20
   listed $440,000 Active 1300-char remark

   Show marketing remark (1300 chars)

   Beautifully maintained, like-new home in the Tributary Lakeside 55+ community featuring the popular Tivoli floor plan. This home offers 4 bedrooms, 3 full bathrooms, and an oversized 3-car garage with approximately 2,288 sq ft of living space. Spacious kitchen includes a large center island with bar seating, stainless steel appliances, single-basin sink, gas range, white cabinetry, quartz countertops, and breakfast nook. Open-concept layout with family room located just off the kitchen, ideal for entertaining. Split floor plan with three bedrooms and two full bathrooms on one side of the home. Primary suite features a large walk-in closet and en-suite bath with walk-in (California-style) shower, dual vanities, and ample storage. Oversized 3-car garage includes durable shark-coated floors. Located on a cul-de-sac with wooded views and shrubbery on both sides for added privacy. Screened lanai provides comfortable outdoor living space. Tributary Lakeside is a gated 55+ community offering a private clubhouse, heated pool, fitness center, pickleball courts, and billiards room. Residents also have access to Tributary's main amenities, including recreational areas, dog park, and playground. Conveniently located near Fernandina Beach, Jacksonville, and Jacksonville International Airport.

6. 2023-12-28
   soldstatus $429,030 60-char remark

   Show marketing remark (60 chars)

   New construction home placed in MLS for comparative purposes

7. 2023-04-03
   listed $429,030 60-char remark

   Show marketing remark (60 chars)

   New construction home placed in MLS for comparative purposes

ⓘ 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: $7,250 · $604/mo
• Projected year-2 tax: $7,250 · $604/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: $35,491
• − Mortgage interest: −$24,647
• − Property taxes: −$7,250
• − Insurance: −$2,200
• − Repairs & maintenance: −$2,839
• − Management: −$2,839
• − HOA: −$6,456
• − Depreciation: −$12,800
• Taxable loss: −$23,540
• Est. tax savings @ 24.0%: +$5,650
• After-tax cash flow: $-9,907/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 — Yulee

• Score: 66/100
• State rank: #605
• US rank: #11615

Category grades

Amenities F Commute F Cost of living A- Crime B+ Employment B+ Housing A+ Health & safety F User ratings B+

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

+2.6% since first listed

7 events — show timeline

• 2026-05-15 Pending — realMLS
• 2026-04-21 Pending — AINCAR
• 2026-04-21 Contingent — realMLS
• 2026-03-20 Listed $440,000 AINCAR
• 2026-03-20 Listed $440,000 realMLS
• 2023-12-28 Sold (MLS) $429,030 realMLS
• 2023-04-03 Listed $429,030 realMLS

Property tax history

+441.3%/yr

Latest (2025): $7,250 · -7.2% YoY. Source: county tax records.