76217 Tideview Ln · Jacksonville, FL 32097

$314,900

3 bd · 2.0 ba · 1,573 sqft · SingleFamily public records · 2 Days on market

Built 2009 0.25 ac lot Est $299k · 5% over $45/mo HOA · 2% of rent ↓ 17% since listing

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Why this score? — see what drove the C- 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).

• Cash flow +12.9/30.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• ARV discount +5.1/15.0
• Livability +4.2/5.0
• DSCR +3.9/10.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This nearly new home is priced to sell! (not a short sale or forclosure) Open floor plan with many upgrades. Walk in closets, garden tub with separate shower. Beautiful cul de sac location with larger than average lot-close to community pool and playground, basket ball, soccer field and club house! Back yard fenced for privacy. Nicely landscaped and well maintained, this home will not last! Bring all offers!

Key facts

• Private space
• 0.25 acre lot
• 2 garage spots

Tags

• RENOVATED MASTER BATHROOM
• GENEROUSLY SIZED YARD
• PRIVATE SPACE
• NEAR WILDLIGHT SHOPPING
• NEAR WILDLIGHT ELEMENTARY
• SHORT DRIVE TO AMELIA ISLAND

Property features AI

Finance

• HOA & community: Homeowners association with semi-annual fee; Association fee: $270.60 (semi-annually)

Exterior

• Parking: 2-car garage
• Utilities: Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One-level home; Shingle roof; City street frontage, asphalt road
• Construction: Shingle roof
• Exterior features: Patio; Back yard fencing; Community pool (not private); Playground in association

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Eat-in kitchen; Entrance foyer; Primary bathroom with tub and separate shower; Walk-in closets
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (22.1% below list).
• Recommended offer: $245k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.9% in Jacksonville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 25d 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 $34k of equity ($2k loan paydown + $31k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 18y 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.
• Current owner paid $118k; list at $315k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,216 (22.1% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.78% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $298,870
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76383 Timbercreek Blvd	0.18mi	3/2.0	1,591 (+1%)	8mo	$295,000	$185	83
76044 Deerwood Dr	0.19mi	3/2.0	1,596 (+2%)	12mo	$332,000	$208	78
76185 Deerwood Dr	0.27mi	3/2.0	1,632 (+4%)	6mo	$280,000	$172	76
76384 Deerwood Dr	0.47mi	3/2.0	1,574 (+0%)	8mo	$275,000	$175	71
76401 Long Leaf Loop	0.22mi	3/2.0	1,592 (+1%)	21mo	$308,000	$193	70
75047 Ravenwood Dr	0.52mi	3/2.0	1,630 (+4%)	1mo	$309,900	$190	69
77408 Cobblestone Dr	0.48mi	3/2.0	1,728 (+10%)	5mo	$334,000	$193	57
75120 Ravenwood Dr	0.44mi	3/2.0	1,689 (+7%)	18mo	$324,950	$192	52
75078 Glenspring Way	0.71mi	3/2.0	1,764 (+12%)	6mo	$350,000	$198	42
78151 Duckwood Trl	0.53mi	4/2.0 (+1)	1,790 (+14%)	10mo	$322,900	$180	39
78071 Duckwood Trl	0.59mi	4/2.0 (+1)	1,790 (+14%)	23mo	$315,000	$176	26

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: 22.8%
• Equity multiple: 2.84×
• Total profit: $161,898
• Equity at exit: $283,687

10-year hold

• IRR: 20.4%
• Equity multiple: 6.48×
• Total profit: $483,431
• Equity at exit: $611,781

Cash invested: $88,172 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,452 high
• Mortgage (P&I): −$1,651
• Tax from tax record: −$130 /mo · $1,563/yr
• Insurance: −$131
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$45
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-146

Break-even live

Break-even rent $2,637

Max offer price $289,137

Occupancy floor —

Sensitivity live

Price	-10% $32	-5% $-57	+0% $-146	+5% $-235	+10% $-324
Rent	-10% $-340	-5% $-243	+0% $-146	+5% $-49	+10% $48
Rate	-1.0pp $13	-0.5pp $-66	base $-146	+0.5pp $-227	+1.0pp $-310

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75045 Morning Glen Ct Yulee, FL	3.0	2.0	1685	$2,310	$1.37	21d	1	0.63mi
75075 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,399	$1.29	5d	1	0.66mi
75094 Glenspring Way Yulee, FL	3.0	2.0	2055	$2,500	$1.22	25d	1	0.70mi
75008 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,300	$1.24	25d	1	0.71mi
75094 Fern Creek Dr Yulee, FL	4.0	2.0	2193	$2,495	$1.14	3d	1	0.81mi
70305 Winding River Dr Yulee, FL	4.0	3.0	2042	$2,500	$1.22	25d	1	0.91mi
75346 Bridgewater Dr Yulee, FL	3.0	2.0	1711	$2,300	$1.34	25d	1	0.98mi
65013 Lagoon Forest Dr Yulee, FL	4.0	2.5	2245	$2,800	$1.25	12d	1	1.02mi
65303 River Glen Pkwy Yulee, FL	4.0	2.0	2160	$2,400	$1.11	25d	1	1.02mi
65343 River Glen Pkwy Yulee, FL	3.0	2.0	1714	$2,195	$1.28	25d	1	1.06mi
74700 Mills Preserve Cir Yulee, FL	1.0–3.0	1.0–2.0	1127	$2,025	$1.80	25d	1	1.11mi

HOA detail

• Monthly dues: $45 · $540/yr
• Likely covers: pool

Listing history 2 events

1. 2026-06-13
   remarks 699-char remark
2. 2026-06-13
   listed $314,900 Pending 2 DOM

ⓘ 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: $1,563 · $130/mo
• Projected year-2 tax: $2,614 · $218/mo
• Expected delta: +$1,051/yr (+$88/mo · 67.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 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: $29,426
• − Mortgage interest: −$17,639
• − Property taxes: −$1,563
• − Insurance: −$3,077
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − HOA: −$540
• − Depreciation: −$9,161
• Taxable loss: −$7,262
• Est. tax savings @ 24.0%: +$1,743
• After-tax cash flow: $-7/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

-17.3% since first listed

14 events — show timeline

• 2026-06-12 Pending — realMLS
• 2026-06-10 Listed $314,900 realMLS
• 2011-05-03 Sold (Public Records) $118,500 Public Records
• 2011-04-29 Sold (MLS) $118,500 AINCAR
• 2011-03-16 Listed $118,900 AINCAR
• 2009-02-27 Listed $150,990 AINCAR
• 2009-02-27 Sold (MLS) $150,990 AINCAR
• 2009-02-27 Sold (MLS) $156,990 realMLS
• 2009-02-20 Listed $152,990 realMLS
• 2009-02-11 Listing Removed — realMLS
• 2009-01-14 Listed $152,990 realMLS
• 2009-01-12 Listing Removed — realMLS
• 2008-06-23 Listed $156,990 realMLS
• 2006-02-17 Sold (Public Records) $380,800 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,563 · +1.8% YoY. Source: county tax records.