75497 Driftwood Ct · Jacksonville, FL 32097

$547,230

4 bd · 3.0 ba · 2,828 sqft · Land · 22 Days on market

Built 2025 $8/mo HOA ↓ 4% 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
• Schools +6.0/10.0
• Cash flow +5.8/30.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.2/10.0

Listing remarks MLS

At the heart of the home, a massive center island anchors the beautifully designed kitchen. It overlooks the living and dining areas which make this home ideal for entertaining and everyday living. The gourmet kitchen is thoughtfully appointed with a stainless designer vent hood, gas cooktop, built in oven and microwave, providing a sleek modern feel. This is the perfect space for trying out new recipes or preparing a family favorite. Sliding glass doors lead out from the dining room to your covered and screened back lanai, creating a perfect indoor-outdoor flow. Enjoy the peaceful oversized backyard that offers privacy and a natural backdrop of trees and nature. Off your three- car garage you will find a practical mudroom with built in drop zone that will help keep everything in its place. Upstairs the spacious Owner's Retreat serves as a private sanctuary, complete with a luxurious en suite bath featuring double vanities, garden tub and separate shower. The second floor also houses two secondary bedrooms,   a versatile second living room, and a conveniently located laundry room. This home combines thoughtful design, modern features, and a beautiful setting - perfect for comfortable living and effortless entertaining.

Key facts

• 3 garage spots
• Community pool
• Built 2025

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $100; CDD fee applicable

Exterior

• Parking: 3-car garage with garage door opener
• Security: Carbon monoxide detectors; Smoke detectors
• Utilities: Public sewer; Cable available
• Home design: Two-story single-family residence; Residential use
• Construction: Fiber cement and frame construction; Shingle roof
• Exterior features: Front porch; Rear porch; Sprinklers in front and rear; County road frontage; Community pool (not private)

Interior

• Kitchen: Dishwasher; Gas cooktop; Microwave; Plumbed for ice maker
• Bedrooms: 4 bedrooms (primary on the first floor)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen island; Primary bathroom with tub and separate shower; Primary bedroom on the main level; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $547k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $354k (35.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $301k (45.0% below list).
• Recommended offer: $301k (45.0% 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); 596 active listings in the ZIP; 6 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 39% 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 $59k of equity ($4k loan paydown + $55k 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 ~$94k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($539k) 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 $300,815 (45.0% 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. 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: 0.55% ✗
• Cap rate: 3.90%
• Cash-on-cash: -8.55%
• DSCR: 0.62
• GRM: 15.2

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: 18.2%
• Equity multiple: 2.49×
• Total profit: $228,033
• Equity at exit: $492,988

10-year hold

• IRR: 17.0%
• Equity multiple: 5.73×
• Total profit: $725,141
• Equity at exit: $1,063,148

Cash invested: $153,224 (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: 15.2×

Monthly cashflow live

• Estimated rent: $3,008 high
• Mortgage (P&I): −$2,870
• Tax from tax record: −$362 /mo · $4,341/yr
• Insurance: −$228
• HOA: −$8
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $-1,091

Break-even live

Break-even rent $4,389

Max offer price $354,483

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: $136,808
• Closing costs: $16,417
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.86mi
75094 Fern Creek Dr Yulee, FL	4.0	2.0	2193	$2,495	$1.14	2d	1	1.16mi
65013 Lagoon Forest Dr Yulee, FL	4.0	2.5	2245	$2,800	$1.25	10d	1	1.16mi
75094 Glenspring Way Yulee, FL	3.0	2.0	2055	$2,500	$1.22	23d	1	1.30mi
75215 Fern Creek Dr Yulee, FL	4.0	2.5	2898	$2,900	$1.00	14d	1	1.37mi
75047 Brookwood Dr Yulee, FL	5.0	3.0	3300	$3,405	$1.03	4d	1	1.49mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: gas

Listing history 11 events

1. 2026-06-13
   statusdays on market $547,230 Pending 22 DOM
2. 2026-06-09
   days on market $547,230 Active 20 DOM
3. 2026-06-08
   days on market $547,230 Active 19 DOM
4. 2026-06-07
   statusdays on market $547,230 Active 18 DOM
5. 2026-05-01
   status Pending 1268-char remark

   Show marketing remark (1268 chars)

   At the heart of the home, a massive center island anchors the beautifully designed kitchen. It overlooks the living and dining areas which make this home ideal for entertaining and everyday living. The gourmet kitchen is thoughtfully appointed with a stainless designer vent hood, gas cooktop, built in oven and microwave, providing a sleek modern feel. This is the perfect space for trying out new recipes or preparing a family favorite. Sliding glass doors lead out from the dining room to your covered and screened back lanai, creating a perfect indoor-outdoor flow. Enjoy the peaceful oversized backyard that offers privacy and a natural backdrop of trees and nature. Off your three- car garage you will find a practical mudroom with built in drop zone that will help keep everything in its place. Upstairs the spacious Owner's Retreat serves as a private sanctuary, complete with a luxurious en suite bath featuring double vanities, garden tub and separate shower. The second floor also houses two secondary bedrooms,   a versatile second living room, and a conveniently located laundry room. This home combines thoughtful design, modern features, and a beautiful setting - perfect for comfortable living and effortless entertaining.

6. 2026-05-01
   status Pending

   Show marketing remark (1268 chars)

   At the heart of the home, a massive center island anchors the beautifully designed kitchen. It overlooks the living and dining areas which make this home ideal for entertaining and everyday living. The gourmet kitchen is thoughtfully appointed with a stainless designer vent hood, gas cooktop, built in oven and microwave, providing a sleek modern feel. This is the perfect space for trying out new recipes or preparing a family favorite. Sliding glass doors lead out from the dining room to your covered and screened back lanai, creating a perfect indoor-outdoor flow. Enjoy the peaceful oversized backyard that offers privacy and a natural backdrop of trees and nature. Off your three- car garage you will find a practical mudroom with built in drop zone that will help keep everything in its place. Upstairs the spacious Owner's Retreat serves as a private sanctuary, complete with a luxurious en suite bath featuring double vanities, garden tub and separate shower. The second floor also houses two secondary bedrooms,   a versatile second living room, and a conveniently located laundry room. This home combines thoughtful design, modern features, and a beautiful setting - perfect for comfortable living and effortless entertaining.

7. 2026-04-22
   listed $547,320 Active 1268-char remark

   Show marketing remark (1268 chars)

   At the heart of the home, a massive center island anchors the beautifully designed kitchen. It overlooks the living and dining areas which make this home ideal for entertaining and everyday living. The gourmet kitchen is thoughtfully appointed with a stainless designer vent hood, gas cooktop, built in oven and microwave, providing a sleek modern feel. This is the perfect space for trying out new recipes or preparing a family favorite. Sliding glass doors lead out from the dining room to your covered and screened back lanai, creating a perfect indoor-outdoor flow. Enjoy the peaceful oversized backyard that offers privacy and a natural backdrop of trees and nature. Off your three- car garage you will find a practical mudroom with built in drop zone that will help keep everything in its place. Upstairs the spacious Owner's Retreat serves as a private sanctuary, complete with a luxurious en suite bath featuring double vanities, garden tub and separate shower. The second floor also houses two secondary bedrooms,   a versatile second living room, and a conveniently located laundry room. This home combines thoughtful design, modern features, and a beautiful setting - perfect for comfortable living and effortless entertaining.

8. 2026-04-14
   price $547,230
9. 2026-04-14
   status Active
10. 2025-07-02
    status Pending
11. 2025-07-02
    listed $567,230 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: $4,341 · $362/mo
• Projected year-2 tax: $4,542 · $379/mo
• Expected delta: +$201/yr (+$17/mo · 4.6%)

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

Taxation est. · year 1

• Rental income: $36,098
• − Mortgage interest: −$30,653
• − Property taxes: −$4,341
• − Insurance: −$2,736
• − Repairs & maintenance: −$2,888
• − Management: −$2,888
• − HOA: −$96
• − Depreciation: −$15,919
• Taxable loss: −$23,424
• Est. tax savings @ 24.0%: +$5,622
• After-tax cash flow: $-7,471/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

-3.5% since first listed

7 events — show timeline

• 2026-05-01 Pending — AINCAR
• 2026-05-01 Pending — realMLS
• 2026-04-22 Listed $547,320 AINCAR
• 2026-04-14 Price Changed $547,230 realMLS
• 2026-04-14 Relisted — realMLS
• 2025-07-02 Pending — realMLS
• 2025-07-02 Listed $567,230 realMLS