77078 Cobblestone Dr · Yulee, FL 32097

$265,000

3 bd · 2.0 ba · 1,491 sqft · SingleFamily public records · 3 Days on market

Built 2013 6,969 sqft lot Est $289k · 8% under $50/mo HOA · 2% of rent

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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 +14.4/30.0
• ARV discount +11.3/15.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks

COME SEE IT TODAY! Bright and spacious, this 3 bedroom, 2 full bath home features a 3 car garage, vinyl and carpet throughout and a kitchen with appliances that opens up to the living room/dining room. Property is being sold ''As-Is'' with the right to inspect. Seller will make no repairs. Seller will not pay for or provide survey. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially exists. Please see attachments for offer instructions.

Key facts

• 6,969 sq ft lot
• 3 garage spots
• Built 2013

Property features AI

Finance

• HOA & community: Homeowners association with semi-annual fee of $300; Not a senior community

Exterior

• Parking: Attached garage; 3-car garage
• Utilities: Electricity available; Water available; Sewer available
• Home design: Single-family residence; Used as single family
• Exterior features: 0.16-acre lot

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Carpet and vinyl flooring; Dishwasher; Electric range
• Laundry & utility: Utilities available: electricity, water, sewer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $54 ($648/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (8.1% below list).
• Recommended offer: $244k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.4% in Yulee — 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 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; 6 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 31% 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 $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Nassau County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.9% rent growth), your $74k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: 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 $243,523 (8.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $289,254
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76384 Deerwood Dr	0.38mi	3/2.0	1,574 (+6%)	8mo	$275,000	$175	66
75047 Ravenwood Dr	0.39mi	3/2.0	1,630 (+9%)	1mo	$309,900	$190	66
65688 Edgewater Dr	0.19mi	3/2.0	1,701 (+14%)	6mo	$355,000	$209	63
65394 River Glen Pkwy	0.39mi	3/2.0	1,711 (+15%)	1mo	$348,000	$203	57
76185 Deerwood Dr	0.50mi	3/2.0	1,632 (+10%)	6mo	$280,000	$172	56
76383 Timbercreek Blvd	0.58mi	3/2.0	1,591 (+7%)	8mo	$295,000	$185	55
70013 Misty Lake Ct	0.40mi	4/2.0 (+1)	1,705 (+14%)	2mo	$329,000	$193	51
76044 Deerwood Dr	0.64mi	3/2.0	1,596 (+7%)	12mo	$332,000	$208	48
70163 Roseapple Ct	0.46mi	3/2.0	1,711 (+15%)	12mo	$339,000	$198	44
65445 River Glen Pkwy	0.47mi	3/2.0	1,711 (+15%)	13mo	$295,000	$172	43
65114 Forest Glen Ln	0.65mi	3/2.0	1,711 (+15%)	2mo	$332,000	$194	43
65993 Edgewater Dr	0.49mi	3/2.0	1,709 (+15%)	13mo	$348,000	$204	42

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: 24.9%
• Equity multiple: 2.99×
• Total profit: $147,530
• Equity at exit: $238,733

10-year hold

• IRR: 21.9%
• Equity multiple: 6.81×
• Total profit: $431,276
• Equity at exit: $514,837

Cash invested: $74,200 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,435 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$320 /mo · $3,837/yr
• Insurance: −$110
• HOA: −$50
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $54

Break-even live

Break-even rent $2,367

Max offer price $265,000

Occupancy floor 93%

Sensitivity live

Price	-10% $204	-5% $129	+0% $54	+5% $-21	+10% $-96
Rent	-10% $-138	-5% $-42	+0% $54	+5% $150	+10% $246
Rate	-1.0pp $187	-0.5pp $121	base $54	+0.5pp $-15	+1.0pp $-85

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75075 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,399	$1.29	5d	1	0.17mi
75045 Morning Glen Ct Yulee, FL	3.0	2.0	1685	$2,310	$1.37	21d	1	0.24mi
75008 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,300	$1.24	24d	1	0.28mi
65343 River Glen Pkwy Yulee, FL	3.0	2.0	1714	$2,195	$1.28	24d	1	0.34mi
75346 Bridgewater Dr Yulee, FL	3.0	2.0	1711	$2,300	$1.34	24d	1	0.36mi
74700 Mills Preserve Cir Yulee, FL	1.0–3.0	1.0–2.0	1127	$2,025	$1.80	24d	1	1.17mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 4 events

1. 2026-06-18
   days on market $265,000 Active 3 DOM
2. 2026-06-17
   days on market $265,000 Active 2 DOM
3. 2026-06-15
   remarks 511-char remark
4. 2026-06-15
   listed $265,000 Active 1 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: $3,837 · $320/mo
• Projected year-2 tax: $3,837 · $320/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 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: $29,223
• − Mortgage interest: −$14,844
• − Property taxes: −$3,837
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − HOA: −$600
• − Depreciation: −$7,709
• Taxable loss: −$3,768
• Est. tax savings @ 24.0%: +$904
• After-tax cash flow: $1,552/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

-86.2% since first listed

13 events — show timeline

• 2026-06-15 Listed $265,000 realMLS
• 2023-12-11 Listing Removed — realMLS
• 2023-11-28 Listed $315,000 realMLS
• 2023-11-27 Listed $315,000 AINCAR
• 2021-11-22 Sold (Public Records) $289,000 Public Records
• 2021-11-19 Sold (MLS) $289,000 AINCAR
• 2021-09-30 Listed $290,000 AINCAR
• 2019-11-05 Sold (Public Records) $207,000 Public Records
• 2019-11-05 Sold (MLS) $207,000 AINCAR
• 2019-08-26 Listed $215,000 AINCAR
• 2013-08-30 Listed $144,990 AINCAR
• 2013-08-29 Sold (MLS) $162,647 AINCAR
• 2011-04-01 Sold (Public Records) $1,920,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,837 · +50.1% YoY. Source: county tax records.