75470 Sunberry Dr · Jacksonville, FL 32097

$557,400

5 bd · 4.0 ba · 2,903 sqft · SingleFamily · 178 Days on market

Built 2022 7,405 sqft lot Est $496k · 12% over $13/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 +4.7/30.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

ENTERED FOR COMP PURPOSES ONLY. NEW CONSTRUCTION

Key facts

• 7,405 sq ft lot
• 3 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $150; Association amenities include clubhouse, dog park, fitness center, jogging path, maintained grounds, pickleball, and playground; CDD fee applies

Exterior

• Parking: 3-car garage with garage door opener
• Utilities: Public sewer; Water connected; Sewer connected; Cable available; Natural gas available
• Home design: Single-family residence; Residential use
• Construction: Frame construction; Tile roof
• Exterior features: Screened patio/porch; Asphalt road access; Neighborhood sidewalks; Community pool (association; not private)

Interior

• Kitchen: Convection oven; Gas cooktop; Electric oven; Dishwasher (ENERGY STAR); Disposal; Microwave; Ice maker; Refrigerator (ENERGY STAR)
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; Ceiling fans; His-and-hers closets; Kitchen island; Open floor plan; Pantry; Primary bathroom with separate tub and shower; Primary bathroom with shower (no tub); Primary bedroom on main level; Smart thermostat; Walk-in closets; Wood-burning fireplace
• Laundry & utility: Washer hookup; Dryer (ENERGY STAR) and gas dryer hookup; Laundry sink; Lower-level laundry; Electric water heater; Gas water heater; Tankless water heater; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $557k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $312k (44.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $319k (42.8% below list).
• Recommended offer: $312k (44.1% below list) — sets the bar for cash-flow.

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); 601 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 41% 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 $60k of equity ($4k loan paydown + $56k 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 ~$96k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($491k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask is 17595% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $311,663 (44.1% 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. It's been on market 178 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: 0.57% ✗
• Cap rate: 3.30%
• Cash-on-cash: -10.70%
• DSCR: 0.52
• GRM: 14.6

CMA / ARV

• ARV (on-the-fly): $496,413
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75556 Canterwood Dr	0.41mi	5/3.0	2,640 (-9%)	1mo	$465,000	$176	61
75783 Bayley Pl	0.60mi	5/3.5	2,754 (-5%)	3mo	$460,000	$167	58
75751 Bayley Pl	0.63mi	4/3.5 (-1)	2,772 (-4%)	1mo	$474,606	$171	56
76045 Estuary Way	0.69mi	4/4.0 (-1)	3,016 (+4%)	4mo	$546,985	$181	53
75606 Banyan Way	0.45mi	4/3.0 (-1)	2,664 (-8%)	4mo	$449,000	$169	53
75687 Bayley Pl	0.69mi	4/3.5 (-1)	2,772 (-4%)	1mo	$449,230	$162	52
75639 Bayley Pl	0.72mi	4/3.5 (-1)	2,772 (-4%)	0mo	$434,140	$157	51
75197 Pondside Ln	0.63mi	4/3.0 (-1)	2,660 (-8%)	0mo	$485,000	$182	47
75844 Walking Path Ln	0.64mi	4/3.0 (-1)	2,656 (-8%)	2mo	$459,000	$173	45
76005 Estuary Way	0.64mi	4/3.5 (-1)	2,609 (-10%)	4mo	$426,300	$163	43
76037 Estuary Way	0.68mi	4/3.5 (-1)	2,609 (-10%)	2mo	$435,606	$167	42
76013 Estuary Way	0.65mi	4/3.0 (-1)	2,571 (-11%)	4mo	$465,000	$181	38

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: 16.8%
• Equity multiple: 2.38×
• Total profit: $214,677
• Equity at exit: $502,150

10-year hold

• IRR: 15.9%
• Equity multiple: 5.49×
• Total profit: $701,249
• Equity at exit: $1,082,906

Cash invested: $156,072 (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: 14.6×

Monthly cashflow live

• Estimated rent: $3,188 high
• Mortgage (P&I): −$2,923
• Tax from tax record: −$741 /mo · $8,898/yr
• Insurance: −$232
• HOA: −$13
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $-1,391

Break-even live

Break-even rent $4,949

Max offer price $311,663

Occupancy floor —

Sensitivity live

Price	-10% $-1,076	-5% $-1,233	+0% $-1,391	+5% $-1,549	+10% $-1,707
Rent	-10% $-1,643	-5% $-1,517	+0% $-1,391	+5% $-1,265	+10% $-1,139
Rate	-1.0pp $-1,110	-0.5pp $-1,249	base $-1,391	+0.5pp $-1,535	+1.0pp $-1,682

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: $139,350
• Closing costs: $16,722
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75470 Sunberry Dr Yulee, FL	5.0	4.0	2903	$3,150	$1.09	20d	1	0.04mi
75094 Fern Creek Dr Yulee, FL	4.0	2.0	2193	$2,495	$1.14	3d	1	0.71mi
75047 Brookwood Dr Yulee, FL	5.0	3.0	3300	$3,405	$1.03	5d	1	0.81mi
65013 Lagoon Forest Dr Yulee, FL	4.0	2.5	2245	$2,800	$1.25	12d	1	0.86mi
76195 Deerwood Dr Yulee, FL	4.0	2.5	2757	$2,475	$0.90	25d	1	0.87mi
75215 Fern Creek Dr Yulee, FL	4.0	2.5	2898	$2,900	$1.00	15d	1	0.95mi
70305 Winding River Dr Yulee, FL	4.0	3.0	2042	$2,500	$1.22	25d	1	1.21mi
65303 River Glen Pkwy Yulee, FL	4.0	2.0	2160	$2,400	$1.11	25d	1	1.30mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 9 events

1. 2026-05-31
   days on market $557,400 Active 178 DOM
2. 2026-04-23
   price $557,400
3. 2026-04-03
   listed $3,150
4. 2026-02-25
   price $562,400
5. 2026-01-20
   price $569,900
6. 2025-12-04
   listed $575,900 Active
7. 2022-03-31
   soldstatus $516,173 49-char remark

   Show marketing remark (49 chars)

   ENTERED FOR COMP PURPOSES ONLY. NEW CONSTRUCTION

8. 2021-04-21
   soldstatus $1,151,948
9. 2021-02-08
   listed $516,173 49-char remark

   Show marketing remark (49 chars)

   ENTERED FOR COMP PURPOSES ONLY. NEW CONSTRUCTION

ⓘ 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: $8,898 · $741/mo
• Projected year-2 tax: $8,898 · $741/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 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: $38,259
• − Mortgage interest: −$31,223
• − Property taxes: −$8,898
• − Insurance: −$2,787
• − Repairs & maintenance: −$3,061
• − Management: −$3,061
• − HOA: −$156
• − Depreciation: −$16,215
• Taxable loss: −$27,141
• Est. tax savings @ 24.0%: +$6,514
• After-tax cash flow: $-10,179/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

+8.0% since first listed

8 events — show timeline

• 2026-04-23 Price Changed $557,400 realMLS
• 2026-04-03 Listed for Rent $3,150 NEFLMLS
• 2026-02-25 Price Changed $562,400 realMLS
• 2026-01-20 Price Changed $569,900 realMLS
• 2025-12-04 Listed $575,900 realMLS
• 2022-03-31 Sold (MLS) $516,173 realMLS
• 2021-04-21 Sold (Public Records) $1,151,948 Public Records
• 2021-02-08 Listed $516,173 realMLS

Property tax history

+27.5%/yr

Latest (2025): $8,898 · +0.9% YoY. Source: county tax records.