96017 Breezeway Ct · Yulee, FL 32097

$469,990

4 bd · 3.0 ba · 2,175 sqft · SingleFamily public records · 53 Days on market

Built 2018 9,583 sqft lot Est $420k · 12% over $8/mo HOA

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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
• Cash flow +5.3/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to this stunning move-in ready home on a premium preserve lot in one of Heron Isles' most tranquil settings. You must see what sets this home apart, including the recently fully enclosed patio adding 275 square feet of living space, perfect for relaxing or entertaining year-round! This exceptional 4-bedroom, 3-full-bath home with a 3-car garage impresses from the moment you walk in. Soaring ceilings and wood-look ceramic tile flow throughout the main living areas and primary suite, creating a warm, sophisticated atmosphere. The gourmet kitchen features 42" white cabinetry, quartz countertops, stainless steel appliances, a drop-in cooktop, California island with farmhouse sink, and walk-in pantry. A breakfast nook, formal dining area, open living room, and flexible bonus space — ideal for an office, den, or playroom — complete the main level. The primary suite offers a spa-inspired ensuite with soaking tub, separate shower, dual vanities, and oversized walk-in closet. Two additional bedrooms and a full bath are also located downstairs. Upstairs, a spacious fourth bedroom with full bath provides the perfect guest suite, office, or bonus room. Conveniently located near shopping, highways, and everyday amenities. This one has it all — come take a look today!

Key facts

• Gourmet kitchen
• Spa-inspired ensuite
• Premium preserve lot

Tags

• PREMIUM PRESERVE LOT
• FULLY ENCLOSED PATIO
• GOURMET KITCHEN
• CALIFORNIA ISLAND
• WALK-IN PANTRY
• SPA-INSPIRED ENSUITE

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $100; CDD fee applies ($1,040)

Exterior

• Parking: 3-car garage with garage door opener
• Security: Closed-circuit camera system
• Utilities: Public sewer; Water connected; Electricity connected; Cable available
• Home design: Single family residence; Two levels; South-facing
• Construction: Fiber cement and frame construction; Shingle roof
• Exterior features: Back yard with vinyl fencing; Sprinklers in front and rear; Located on a dead-end street; Closed-circuit cameras (security)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Kitchen island; Pantry; Eat-in kitchen; Breakfast nook
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast nook; Ceiling fans; Eat-in kitchen; Kitchen island; Open floor plan; Pantry; Split bedroom layout; Vaulted ceilings; Walk-in closets
• Laundry & utility: In-unit laundry; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $470k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (38.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (45.4% below list).
• Recommended offer: $257k (45.4% 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: Yulee Primary School (658 students, 51% 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 42% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 596 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 953 units permitted in Nassau County in 2024 (24 in 5+ unit buildings).
• This rent runs 33% 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 $50k of equity ($3k loan paydown + $47k 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 ~$81k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($456k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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 $310k; list at $470k implies a 52% gain — meaningful room to come down on a strong offer.

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 $256,639 (45.4% 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 53 days. Have you received any prior offers? Is the seller open to a 45% 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. 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. 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?
7. 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.
8. 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.
9. 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: 3.65%
• Cash-on-cash: -9.45%
• DSCR: 0.58
• GRM: 15.3

CMA / ARV

• ARV (on-the-fly): $419,775
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96356 Chester Rd	0.14mi	4/3.0	2,137 (-2%)	11mo	$680,000	$318	82
96048 Breezeway Ct	0.05mi	4/2.0	1,868 (-14%)	2mo	$445,000	$238	68
96735 Quartz Ln	0.56mi	4/2.0	2,145 (-1%)	3mo	$415,000	$193	65
96020 Tidal Bay Ct	0.52mi	4/2.5	2,244 (+3%)	4mo	$310,000	$138	65
96072 Breezeway Ct	0.13mi	4/3.0	2,494 (+15%)	8mo	$490,000	$196	63
96016 Gray Heron Ct	0.50mi	4/2.5	2,260 (+4%)	7mo	$364,900	$161	62
96290 Coral Reef Rd	0.46mi	4/3.0	1,986 (-9%)	9mo	$316,000	$159	57
97569 Albatross Dr	0.58mi	4/2.0	2,006 (-8%)	1mo	$364,900	$182	55
97572 Albatross Dr	0.61mi	4/2.0	1,997 (-8%)	2mo	$345,000	$173	52
96428 Chester Rd	0.48mi	3/2.0 (-1)	1,998 (-8%)	10mo	$448,500	$224	47
96740 Quartz Ln	0.59mi	3/2.0 (-1)	1,876 (-14%)	9mo	$415,000	$221	33
96656 Commodore Point Dr	0.64mi	3/2.0 (-1)	1,864 (-14%)	11mo	$285,000	$153	28

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: 17.6%
• Equity multiple: 2.44×
• Total profit: $189,611
• Equity at exit: $423,404

10-year hold

• IRR: 16.5%
• Equity multiple: 5.63×
• Total profit: $609,480
• Equity at exit: $913,087

Cash invested: $131,597 (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: 15.3×

Monthly cashflow live

• Estimated rent: $2,566 medium
• Mortgage (P&I): −$2,465
• Tax from tax record: −$395 /mo · $4,737/yr
• Insurance: −$196
• HOA: −$8
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-1,036

Break-even live

Break-even rent $3,878

Max offer price $287,003

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: $117,498
• Closing costs: $14,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
84143 Swallowtail Dr Yulee, FL	4.0	4.0	2875	$2,500	$0.87	7d	1	0.33mi
96043 Starlight Ln Yulee, FL	3.0	2.0	1499	$2,099	$1.40	23d	1	0.40mi
96095 Tidal Bay Ct Yulee, FL	3.0	2.0	1495	$2,100	$1.40	10d	1	0.53mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 30 events

1. 2026-06-18
   days on market $469,990 Active 53 DOM
2. 2026-06-17
   days on market $469,990 Active 52 DOM
3. 2026-06-16
   days on market $469,990 Active 51 DOM
4. 2026-06-15
   days on market $469,990 Active 50 DOM
5. 2026-06-13
   days on market $469,990 Active 48 DOM
6. 2026-06-13
   days on market $469,990 Active 47 DOM
7. 2026-06-09
   days on market $469,990 Active 44 DOM
8. 2026-06-08
   days on market $469,990 Active 43 DOM
9. 2026-06-07
   days on market $469,990 Active 42 DOM
10. 2026-06-05
    days on market $469,990 Active 39 DOM
11. 2026-06-03
    days on market $469,990 Active 38 DOM
12. 2026-06-02
    days on market $469,990 Active 37 DOM
13. 2026-06-01
    pricedays on market $469,990 Active 36 DOM
14. 2026-05-31
    days on market $479,990 Active 35 DOM
15. 2026-04-25
    listed $479,990 Active 1306-char remark

    Show marketing remark (1306 chars)

    Welcome to this stunning move-in ready home on a premium preserve lot in one of Heron Isles' most tranquil settings. You must see what sets this home apart, including the recently fully enclosed patio adding 275 square feet of living space, perfect for relaxing or entertaining year-round! This exceptional 4-bedroom, 3-full-bath home with a 3-car garage impresses from the moment you walk in. Soaring ceilings and wood-look ceramic tile flow throughout the main living areas and primary suite, creating a warm, sophisticated atmosphere. The gourmet kitchen features 42" white cabinetry, quartz countertops, stainless steel appliances, a drop-in cooktop, California island with farmhouse sink, and walk-in pantry. A breakfast nook, formal dining area, open living room, and flexible bonus space — ideal for an office, den, or playroom — complete the main level. The primary suite offers a spa-inspired ensuite with soaking tub, separate shower, dual vanities, and oversized walk-in closet. Two additional bedrooms and a full bath are also located downstairs. Upstairs, a spacious fourth bedroom with full bath provides the perfect guest suite, office, or bonus room. Conveniently located near shopping, highways, and everyday amenities. This one has it all — come take a look today!

16. 2026-04-24
    listed $479,990 Active
17. 2026-04-21
    historical
18. 2026-04-10
    price $479,990
19. 2026-04-10
    price $479,990
20. 2026-02-04
    price $484,990
21. 2026-02-04
    price $484,990
22. 2026-01-14
    listed $495,000 Active
23. 2026-01-14
    listed $495,000 Active
24. 2021-03-24
    soldstatus $310,000
25. 2021-01-11
    soldstatus $310,000
26. 2020-08-17
    listed $322,000
27. 2018-04-30
    soldstatus $297,990
28. 2018-04-30
    soldstatus $297,990
29. 2018-03-23
    listed $299,990
30. 2018-03-20
    listed $299,990

ⓘ 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: $4,737 · $395/mo
• Projected year-2 tax: $4,737 · $395/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 10/10 Extreme 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,797
• − Mortgage interest: −$26,327
• − Property taxes: −$4,737
• − Insurance: −$2,350
• − Repairs & maintenance: −$2,464
• − Management: −$2,464
• − HOA: −$96
• − Depreciation: −$13,672
• Taxable loss: −$21,313
• Est. tax savings @ 24.0%: +$5,115
• After-tax cash flow: $-7,315/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

• Census place: Yulee, FL
• 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

+60.0% since first listed

16 events — show timeline

• 2026-04-25 Listed $479,990 AINCAR
• 2026-04-24 Listed $479,990 realMLS
• 2026-04-21 Listing Removed — realMLS
• 2026-04-10 Price Changed $479,990 AINCAR
• 2026-04-10 Price Changed $479,990 realMLS
• 2026-02-04 Price Changed $484,990 AINCAR
• 2026-02-04 Price Changed $484,990 realMLS
• 2026-01-14 Listed $495,000 realMLS
• 2026-01-14 Listed $495,000 AINCAR
• 2021-03-24 Sold (Public Records) $310,000 Public Records
• 2021-01-11 Sold (MLS) $310,000 realMLS
• 2020-08-17 Listed $322,000 realMLS
• 2018-04-30 Sold (MLS) $297,990 realMLS
• 2018-04-30 Sold (MLS) $297,990 AINCAR
• 2018-03-23 Listed $299,990 realMLS
• 2018-03-20 Listed $299,990 AINCAR

Property tax history

+23.1%/yr

Latest (2025): $4,737 · +1.1% YoY. Source: county tax records.