75203 White Rabbit Ave · Yulee, FL 32097

$575,000

5 bd · 4.0 ba · 3,162 sqft · SingleFamily · 29 Days on market

Built 2023 0.29 ac lot Est $541k · 6% over $13/mo HOA

---

Why this score? — see what drove the F 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
• Schools +6.0/10.0
• ARV discount +4.6/15.0
• Cash flow +4.1/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks

Experience resort-style living in the highly sought-after Tributary community with this stunning Lennar Medallion floor plan with bonus room. Perfectly positioned on one of the largest homesites in the neighborhood, this property offers exceptional privacy with space between neighbors and serene preserve views right from your backyard. Designed for both everyday living and entertaining, the gourmet kitchen features quartz countertops, stainless steel appliances, a spacious center island, double ovens, and two dining areas. The open-concept layout is enhanced with tray ceilings, crown molding throughout the main living areas and primary suite, and abundant natural light. The spacious primary

Key facts

• Fitness center
• Resort style pool
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• SERENE PRESERVE VIEWS
• SPA INSPIRED BATH
• SCREENED PAVER LANAI
• RESORT STYLE POOL
• FITNESS CENTER

Property features AI

Finance

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

Exterior

• Parking: Three-car garage with garage door opener; Three or more parking spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: 2-story home; Resale property; Built by Lennar
• Construction: Fiber cement construction; Shingle roof
• Exterior features: Sprinkler/Irrigation system; Brick covered patio; Screened patio

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Stove; Some gas appliances
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Ceiling fans; Split-bedroom floorplan; Cable TV; Window treatments; Vinyl windows; Blinds
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $575k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (48.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (44.4% below list).
• Recommended offer: $295k (48.7% 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.
• Market conditions: Rents rising (+2.9%/yr); 596 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 41% 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 $61k of equity ($4k loan paydown + $58k 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 ~$99k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($566k) 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.

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 $295,034 (48.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.56% ✗
• Cap rate: 2.99%
• Cash-on-cash: -11.81%
• DSCR: 0.47
• GRM: 15.0

CMA / ARV

• ARV (on-the-fly): $540,702
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75610 Edwards Rd	0.53mi	4/2.5 (-1)	3,349 (+6%)	4mo	$840,000	$251	51
76045 Estuary Way	0.74mi	4/4.0 (-1)	3,016 (-5%)	4mo	$546,985	$181	50
75590 Banyan Way	0.52mi	5/3.5	2,772 (-12%)	6mo	$455,350	$164	48
76016 Estuary Way	0.68mi	4/4.0 (-1)	3,016 (-5%)	13mo	$535,000	$177	45
75289 Ravenwood Dr	0.54mi	5/2.5	2,881 (-9%)	12mo	$435,000	$151	44
75783 Bayley Pl	0.66mi	5/3.5	2,754 (-13%)	3mo	$460,000	$167	43
75574 Banyan Way	0.52mi	5/3.5	2,774 (-12%)	13mo	$485,280	$175	43
76391 Long Leaf Loop	0.55mi	4/3.0 (-1)	2,788 (-12%)	5mo	$390,000	$140	42
75500 Banyan Way	0.52mi	4/3.5 (-1)	2,774 (-12%)	9mo	$449,360	$162	41
75751 Bayley Pl	0.69mi	4/3.5 (-1)	2,772 (-12%)	1mo	$474,606	$171	40
75013 Glen Spring Way	0.73mi	4/3.5 (-1)	2,898 (-8%)	11mo	$488,000	$168	36
75561 Banyan Way	0.56mi	4/3.5 (-1)	2,754 (-13%)	12mo	$489,490	$178	36

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: 16.0%
• Equity multiple: 2.32×
• Total profit: $211,970
• Equity at exit: $518,006

10-year hold

• IRR: 15.4%
• Equity multiple: 5.37×
• Total profit: $703,078
• Equity at exit: $1,117,099

Cash invested: $161,000 (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: 15.0×

Monthly cashflow live

• Estimated rent: $3,199 high
• Mortgage (P&I): −$3,015
• Tax from tax record: −$844 /mo · $10,130/yr
• Insurance: −$240
• HOA: −$13
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $-1,585

Break-even live

Break-even rent $5,205

Max offer price $295,034

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: $143,750
• Closing costs: $17,250
• 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	19d	1	0.10mi
75094 Fern Creek Dr Yulee, FL	4.0	2.0	2193	$2,495	$1.14	2d	1	0.66mi
75047 Brookwood Dr Yulee, FL	5.0	3.0	3300	$3,405	$1.03	4d	1	0.69mi
76195 Deerwood Dr Yulee, FL	4.0	2.5	2757	$2,475	$0.90	23d	1	0.75mi
65013 Lagoon Forest Dr Yulee, FL	4.0	2.5	2245	$2,800	$1.25	10d	1	0.83mi
75215 Fern Creek Dr Yulee, FL	4.0	2.5	2898	$2,900	$1.00	14d	1	0.89mi
65303 River Glen Pkwy Yulee, FL	4.0	2.0	2160	$2,400	$1.11	23d	1	1.22mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 16 events

1. 2026-06-18
   days on market $575,000 Active 29 DOM
2. 2026-06-17
   days on market $575,000 Active 28 DOM
3. 2026-06-16
   days on market $575,000 Active 27 DOM
4. 2026-06-15
   days on market $575,000 Active 26 DOM
5. 2026-06-13
   days on market $575,000 Active 24 DOM
6. 2026-06-13
   days on market $575,000 Active 23 DOM
7. 2026-06-09
   days on market $575,000 Active 20 DOM
8. 2026-06-08
   days on market $575,000 Active 19 DOM
9. 2026-06-07
   days on market $575,000 Active 18 DOM
10. 2026-06-05
    days on market $575,000 Active 15 DOM
11. 2026-06-03
    days on market $575,000 Active 14 DOM
12. 2026-06-02
    days on market $575,000 Active 13 DOM
13. 2026-06-01
    days on market $575,000 Active 12 DOM
14. 2026-05-31
    days on market $575,000 Active 11 DOM
15. 2026-05-20
    listed $575,000 Active
16. 2026-05-20
    listed $575,000 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: $10,130 · $844/mo
• Projected year-2 tax: $10,130 · $844/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 6/10 Major
• 🌡 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: $38,389
• − Mortgage interest: −$32,209
• − Property taxes: −$10,130
• − Insurance: −$2,875
• − Repairs & maintenance: −$3,071
• − Management: −$3,071
• − HOA: −$156
• − Depreciation: −$16,727
• Taxable loss: −$29,850
• Est. tax savings @ 24.0%: +$7,164
• After-tax cash flow: $-11,854/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

+0.0% since first listed

2 events — show timeline

• 2026-05-20 Listed $575,000 realMLS
• 2026-05-20 Listed $575,000 AINCAR

Property tax history

+31.7%/yr

Latest (2025): $10,130 · +4.8% YoY. Source: county tax records.