75863 Walking Path Ln · Yulee, FL 32097

$447,820

3 bd · 2.0 ba · 1,961 sqft · Land · 86 Days on market

Built 2026 $13/mo HOA · 1% 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 +7.5/15.0
• Schools +6.0/10.0
• Cash flow +5.8/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Welcome to this beautifully designed one story home in Tributary featuring a bright and open layout crafted for modern living. This thoughtfully planned home offers three bedrooms, two full baths and an enclosed study that provides flexibility for working from home or creating a quiet retreat. The kitchen serves as the centerpiece of the home with quartz countertops, stainless steel appliances, a designer vent hood and built in microwave and oven. The open design flows seamlessly into the dining and family areas, creating an inviting space for both entertaining and everyday living. Luxury vinyl plank flooring extends throughout the main living areas, adding durability and style. A glass front door enhances natural light and creates a welcoming first impression. The Owner's Retreat features a tray ceiling and a well appointed, spa-inspired Owner's Bath designed for comfort and relaxation. Secondary bedrooms provide flexible accommodations for family or guests. An extended lanai overlooks the spacious backyard, creating a comfortable outdoor setting for relaxing or entertaining. This home delivers a balance of functionality, style and everyday livability. Contact the David Weekley Homes at Tributary Team to learn more about this new home for sale in Yulee, FL!

Key facts

• 2 garage spots
• Community pool
• Built 2026

Property features AI

Finance

• Other: Sidewalks in the community
• HOA & community: Community association with amenities including clubhouse, dog park, fitness center, jogging path, park, pickleball, and playground; Association fee $150 annually; CDD fee applicable

Exterior

• Parking: 2-car garage with garage door opener
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Natural gas connected; Cable available; Low-flow fixtures; Energy-efficient construction and windows
• Home design: Single family residence; One story
• Construction: Frame construction
• Exterior features: Carbon monoxide detector(s); Smoke detector(s); Shingle roof; County road frontage; Asphalt road surface; Community pool (not private)

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Gas cooktop; Microwave; Refrigerator; Ice maker; Tankless water heater
• Bedrooms: 3 bedrooms (all on the first level)
• Flooring: Luxury vinyl plank (LVP); Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Central air conditioning; Electric cooling
• Interior features: Open floorplan; Kitchen island; Pantry; Split bedrooms; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $448k.

Deal economics

• At list price, monthly cash flow is $-899 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (35.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (44.2% below list).
• Recommended offer: $250k (44.2% below list) — sets the bar for 1% rule.

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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $48k of equity ($3k loan paydown + $45k 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 ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($421k) 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.

Recommended offer $250,094 (44.2% 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 86 days. Have you received any prior offers? Is the seller open to a 44% 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: 0.56% ✗
• Cap rate: 3.89%
• Cash-on-cash: -8.60%
• DSCR: 0.62
• GRM: 14.9

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: $186,264
• Equity at exit: $403,432

10-year hold

• IRR: 17.0%
• Equity multiple: 5.73×
• Total profit: $592,719
• Equity at exit: $870,016

Cash invested: $125,390 (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: 14.9×

Monthly cashflow live

• Estimated rent: $2,501 high
• Mortgage (P&I): −$2,348
• Tax from tax record: −$326 /mo · $3,916/yr
• Insurance: −$187
• HOA: −$13
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-899

Break-even live

Break-even rent $3,638

Max offer price $289,081

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: $111,955
• Closing costs: $13,435
• 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	$2,495	$1.14	1d	1	0.85mi
65013 Lagoon Forest Dr Yulee, FL	4.0	2.5	2245	$2,800	$1.25	10d	1	0.87mi
75094 Glenspring Way Yulee, FL	3.0	2.0	2055	$2,500	$1.22	23d	1	1.00mi
75008 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,300	$1.24	23d	1	1.13mi
75045 Morning Glen Ct Yulee, FL	3.0	2.0	1685	$2,310	$1.37	20d	1	1.19mi
75346 Bridgewater Dr Yulee, FL	3.0	2.0	1711	$2,300	$1.34	23d	1	1.23mi
75075 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,399	$1.29	4d	1	1.25mi
70305 Winding River Dr Yulee, FL	4.0	3.0	2042	$2,500	$1.22	23d	1	1.38mi
65303 River Glen Pkwy Yulee, FL	4.0	2.0	2160	$2,400	$1.11	23d	1	1.43mi
65343 River Glen Pkwy Yulee, FL	3.0	2.0	1714	$2,195	$1.28	23d	1	1.48mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 17 events

1. 2026-06-18
   days on market $447,820 Active 86 DOM
2. 2026-06-17
   days on market $447,820 Active 85 DOM
3. 2026-06-16
   days on market $447,820 Active 84 DOM
4. 2026-06-15
   days on market $447,820 Active 83 DOM
5. 2026-06-13
   days on market $447,820 Active 81 DOM
6. 2026-06-13
   days on market $447,820 Active 80 DOM
7. 2026-06-09
   days on market $447,820 Active 77 DOM
8. 2026-06-08
   days on market $447,820 Active 76 DOM
9. 2026-06-07
   days on market $447,820 Active 75 DOM
10. 2026-06-05
    days on market $447,820 Active 72 DOM
11. 2026-06-03
    days on market $447,820 Active 71 DOM
12. 2026-06-02
    days on market $447,820 Active 70 DOM
13. 2026-06-01
    days on market $447,820 Active 69 DOM
14. 2026-05-31
    days on market $447,820 Active 68 DOM
15. 2026-04-22
    listed $447,820 Active 1278-char remark

    Show marketing remark (1278 chars)

    Welcome to this beautifully designed one story home in Tributary featuring a bright and open layout crafted for modern living. This thoughtfully planned home offers three bedrooms, two full baths and an enclosed study that provides flexibility for working from home or creating a quiet retreat. The kitchen serves as the centerpiece of the home with quartz countertops, stainless steel appliances, a designer vent hood and built in microwave and oven. The open design flows seamlessly into the dining and family areas, creating an inviting space for both entertaining and everyday living. Luxury vinyl plank flooring extends throughout the main living areas, adding durability and style. A glass front door enhances natural light and creates a welcoming first impression. The Owner's Retreat features a tray ceiling and a well appointed, spa-inspired Owner's Bath designed for comfort and relaxation. Secondary bedrooms provide flexible accommodations for family or guests. An extended lanai overlooks the spacious backyard, creating a comfortable outdoor setting for relaxing or entertaining. This home delivers a balance of functionality, style and everyday livability. Contact the David Weekley Homes at Tributary Team to learn more about this new home for sale in Yulee, FL!

16. 2026-03-31
    price $447,820
17. 2026-03-24
    listed $448,600 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: $30,011
• − Mortgage interest: −$25,085
• − Property taxes: −$3,916
• − Insurance: −$2,239
• − Repairs & maintenance: −$2,401
• − Management: −$2,401
• − HOA: −$156
• − Depreciation: −$13,027
• Taxable loss: −$19,214
• Est. tax savings @ 24.0%: +$4,611
• After-tax cash flow: $-6,172/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: 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

-0.2% since first listed

3 events — show timeline

• 2026-04-22 Listed $447,820 Zillow
• 2026-03-31 Price Changed $447,820 realMLS
• 2026-03-24 Listed $448,600 realMLS

Property tax history

+1570.5%/yr

Latest (2025): $3,916 · +1570.5% YoY. Source: county tax records.