75457 Banyan Way · Yulee, FL 32097

$424,900

3 bd · 2.0 ba · 2,101 sqft · SingleFamily · 98 Days on market

Built 2025 6,098 sqft lot Est $420k · at est. $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 +7.0/15.0
• Schools +6.0/10.0
• Cash flow +5.2/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Beautiful sight lines greet you upon entering the Cartesian. You will see straight through your huge picture windows in the family room into your private backyard. The large foyer and hallway will surprise you with how with how open and free flowing the Cartesian truly is. Two secondary bedrooms share a full bathroom designed with white cabinets, quartz countertops, and tile to the ceiling above the tub. Wood look tile is run from the entry throughout the main spaces and your flex room. Design your own formal dining, home office, or teen hangout with the versatile study space complete with french doors. The expansive kitchen island overlooks the bright and sunny family and dining rooms. Tons of countertop prep space will have your inner chef or baker rejoicing and ready to make delicious magic. Cool neutral tones give the right amount of contrast and allow you to add your own style with pops of color and textures.

Key facts

• Quartz countertops
• Wooded backyard
• Water softener

Tags

• DEDICATED STUDY
• QUARTZ COUNTERTOPS
• GAS RANGE STOVE
• WOODED BACKYARD
• WATER SOFTENER
• WASHER AND DRYER INCLUDED

Property features AI

Finance

• HOA & community: Association with $150 annual fee; CDD fee assessed ($2,915)

Exterior

• Parking: 2-car garage; Other parking features
• Utilities: Public sewer; Cable connected; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single Family Residence; Used as a single family home
• Exterior features: Lot approximately 0.14 acres; Other

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: 3 total rooms; Other exterior features noted

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-961 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (39.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (40.1% below list).
• Recommended offer: $255k (40.1% 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.
• Market conditions: Rents rising (+2.9%/yr); 596 active listings in the ZIP; 11 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 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 $45k of equity ($3k loan paydown + $42k 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 ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $254,603 (40.1% 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 98 days. Have you received any prior offers? Is the seller open to a 40% 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: 0.60% ✗
• Cap rate: 3.58%
• Cash-on-cash: -9.69%
• DSCR: 0.57
• GRM: 13.9

CMA / ARV

• ARV (on-the-fly): $420,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75735 Bayley Pl	0.29mi	3/2.0	2,116 (+1%)	2mo	$422,400	$200	84
75631 Bayley Pl	0.35mi	3/2.0	2,116 (+1%)	2mo	$409,350	$193	81
75743 Bayley Pl	0.28mi	3/2.0	1,970 (-6%)	3mo	$406,138	$206	74
75276 Pondside Ln	0.51mi	3/2.0	2,126 (+1%)	2mo	$390,000	$183	72
75737 Walking Path Ln	0.39mi	3/2.0	1,961 (-7%)	3mo	$487,730	$249	68
75767 Spoonbill Ln	0.32mi	4/3.0 (+1)	2,006 (-4%)	2mo	$412,500	$206	67
75713 Walking Path Ln	0.40mi	4/3.0 (+1)	2,173 (+3%)	3mo	$435,000	$200	64
75705 Walking Path Ln	0.40mi	4/3.0 (+1)	2,226 (+6%)	1mo	$459,980	$207	61
75598 Banyan Way	0.11mi	4/3.0 (+1)	2,390 (+14%)	2mo	$469,290	$196	61
75547 Cloverwood Ct	0.32mi	3/2.5	2,370 (+13%)	3mo	$430,000	$181	59
75315 Plumbago	0.30mi	4/2.0 (+1)	1,811 (-14%)	1mo	$387,500	$214	57
75791 Bayley Pl	0.26mi	4/3.0 (+1)	2,390 (+14%)	2mo	$461,780	$193	55

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: 17.5%
• Equity multiple: 2.43×
• Total profit: $169,976
• Equity at exit: $382,784

10-year hold

• IRR: 16.4%
• Equity multiple: 5.61×
• Total profit: $548,171
• Equity at exit: $825,487

Cash invested: $118,972 (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: 13.9×

Monthly cashflow live

• Estimated rent: $2,546 high
• Mortgage (P&I): −$2,228
• Tax from tax record: −$554 /mo · $6,646/yr
• Insurance: −$177
• HOA: −$13
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-961

Break-even live

Break-even rent $3,762

Max offer price $255,185

Occupancy floor —

Sensitivity live

Price	-10% $-720	-5% $-840	+0% $-961	+5% $-1,081	+10% $-1,201
Rent	-10% $-1,162	-5% $-1,061	+0% $-961	+5% $-860	+10% $-760
Rate	-1.0pp $-747	-0.5pp $-853	base $-961	+0.5pp $-1,071	+1.0pp $-1,183

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: $106,225
• Closing costs: $12,747
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	2d	1	0.85mi
65013 Lagoon Forest Dr Yulee, FL	4.0	2.5	2245	$2,800	$1.25	11d	1	0.95mi
75094 Glenspring Way Yulee, FL	3.0	2.0	2055	$2,500	$1.22	24d	1	0.96mi
75215 Fern Creek Dr Yulee, FL	4.0	2.5	2898	$2,900	$1.00	15d	1	1.09mi
75008 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,300	$1.24	24d	1	1.11mi
75045 Morning Glen Ct Yulee, FL	3.0	2.0	1685	$2,310	$1.37	20d	1	1.13mi
76195 Deerwood Dr Yulee, FL	4.0	2.5	2757	$2,475	$0.90	24d	1	1.16mi
75075 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,399	$1.29	5d	1	1.21mi
75346 Bridgewater Dr Yulee, FL	3.0	2.0	1711	$2,300	$1.34	24d	1	1.28mi
70305 Winding River Dr Yulee, FL	4.0	3.0	2042	$2,500	$1.22	24d	1	1.39mi
65303 River Glen Pkwy Yulee, FL	4.0	2.0	2160	$2,400	$1.11	24d	1	1.47mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 18 events

1. 2026-06-09
   days on market $424,900 Active 98 DOM
2. 2026-06-08
   days on market $424,900 Active 97 DOM
3. 2026-06-07
   days on market $424,900 Active 96 DOM
4. 2026-06-05
   days on market $424,900 Active 93 DOM
5. 2026-06-03
   days on market $424,900 Active 92 DOM
6. 2026-06-02
   days on market $424,900 Active 91 DOM
7. 2026-06-01
   days on market $424,900 Active 90 DOM
8. 2026-05-31
   days on market $424,900 Active 89 DOM
9. 2026-04-10
   price $424,900
10. 2026-03-03
    listed $429,900 Active
11. 2024-12-10
    soldstatus $414,470 927-char remark

    Show marketing remark (927 chars)

    Beautiful sight lines greet you upon entering the Cartesian. You will see straight through your huge picture windows in the family room into your private backyard. The large foyer and hallway will surprise you with how with how open and free flowing the Cartesian truly is. Two secondary bedrooms share a full bathroom designed with white cabinets, quartz countertops, and tile to the ceiling above the tub. Wood look tile is run from the entry throughout the main spaces and your flex room. Design your own formal dining, home office, or teen hangout with the versatile study space complete with french doors. The expansive kitchen island overlooks the bright and sunny family and dining rooms. Tons of countertop prep space will have your inner chef or baker rejoicing and ready to make delicious magic. Cool neutral tones give the right amount of contrast and allow you to add your own style with pops of color and textures.

12. 2024-12-09
    soldstatus $414,470 Closed 1290-char remark

    Show marketing remark (1290 chars)

    Beautiful sight lines greet you upon entering the Cartesian. You will see straight through your huge picture windows in the family room into your private backyard. The large foyer and hallway will surprise you with how with how open and free flowing the Cartesian truly is. Two secondary bedrooms share a full bathroom designed with white cabinets, quartz countertops, and tile to the ceiling above the tub. Wood look tile is run from the entry throughout the main spaces and your flex room. Design your own formal dining, home office, or teen hangout with the versatile study space complete with french doors. The expansive kitchen island overlooks the bright and sunny family and dining rooms. Tons of countertop prep space will have your inner chef or baker rejoicing and ready to make delicious magic. Cool neutral tones give the right amount of contrast and allow you to add your own style with pops of color and textures. The owner's retreat is full of natural light and beatiful views of your private backyard and nature. This is a great place to relax and refresh after a long day. The super shower is sure to impress and the double vanity provides ample space for all your beauty needs. A walk in closet and linen closet gives you multiple storage options in your new private oasis

13. 2024-11-20
    status Pending 1290-char remark

    Show marketing remark (1290 chars)

    Beautiful sight lines greet you upon entering the Cartesian. You will see straight through your huge picture windows in the family room into your private backyard. The large foyer and hallway will surprise you with how with how open and free flowing the Cartesian truly is. Two secondary bedrooms share a full bathroom designed with white cabinets, quartz countertops, and tile to the ceiling above the tub. Wood look tile is run from the entry throughout the main spaces and your flex room. Design your own formal dining, home office, or teen hangout with the versatile study space complete with french doors. The expansive kitchen island overlooks the bright and sunny family and dining rooms. Tons of countertop prep space will have your inner chef or baker rejoicing and ready to make delicious magic. Cool neutral tones give the right amount of contrast and allow you to add your own style with pops of color and textures. The owner's retreat is full of natural light and beatiful views of your private backyard and nature. This is a great place to relax and refresh after a long day. The super shower is sure to impress and the double vanity provides ample space for all your beauty needs. A walk in closet and linen closet gives you multiple storage options in your new private oasis

14. 2024-09-30
    price $414,470 1290-char remark

    Show marketing remark (1290 chars)

    Beautiful sight lines greet you upon entering the Cartesian. You will see straight through your huge picture windows in the family room into your private backyard. The large foyer and hallway will surprise you with how with how open and free flowing the Cartesian truly is. Two secondary bedrooms share a full bathroom designed with white cabinets, quartz countertops, and tile to the ceiling above the tub. Wood look tile is run from the entry throughout the main spaces and your flex room. Design your own formal dining, home office, or teen hangout with the versatile study space complete with french doors. The expansive kitchen island overlooks the bright and sunny family and dining rooms. Tons of countertop prep space will have your inner chef or baker rejoicing and ready to make delicious magic. Cool neutral tones give the right amount of contrast and allow you to add your own style with pops of color and textures. The owner's retreat is full of natural light and beatiful views of your private backyard and nature. This is a great place to relax and refresh after a long day. The super shower is sure to impress and the double vanity provides ample space for all your beauty needs. A walk in closet and linen closet gives you multiple storage options in your new private oasis

15. 2024-03-21
    price $429,470 1290-char remark

    Show marketing remark (1290 chars)

    Beautiful sight lines greet you upon entering the Cartesian. You will see straight through your huge picture windows in the family room into your private backyard. The large foyer and hallway will surprise you with how with how open and free flowing the Cartesian truly is. Two secondary bedrooms share a full bathroom designed with white cabinets, quartz countertops, and tile to the ceiling above the tub. Wood look tile is run from the entry throughout the main spaces and your flex room. Design your own formal dining, home office, or teen hangout with the versatile study space complete with french doors. The expansive kitchen island overlooks the bright and sunny family and dining rooms. Tons of countertop prep space will have your inner chef or baker rejoicing and ready to make delicious magic. Cool neutral tones give the right amount of contrast and allow you to add your own style with pops of color and textures. The owner's retreat is full of natural light and beatiful views of your private backyard and nature. This is a great place to relax and refresh after a long day. The super shower is sure to impress and the double vanity provides ample space for all your beauty needs. A walk in closet and linen closet gives you multiple storage options in your new private oasis

16. 2024-02-27
    listed $428,980 927-char remark

    Show marketing remark (1290 chars)

    Beautiful sight lines greet you upon entering the Cartesian. You will see straight through your huge picture windows in the family room into your private backyard. The large foyer and hallway will surprise you with how with how open and free flowing the Cartesian truly is. Two secondary bedrooms share a full bathroom designed with white cabinets, quartz countertops, and tile to the ceiling above the tub. Wood look tile is run from the entry throughout the main spaces and your flex room. Design your own formal dining, home office, or teen hangout with the versatile study space complete with french doors. The expansive kitchen island overlooks the bright and sunny family and dining rooms. Tons of countertop prep space will have your inner chef or baker rejoicing and ready to make delicious magic. Cool neutral tones give the right amount of contrast and allow you to add your own style with pops of color and textures. The owner's retreat is full of natural light and beatiful views of your private backyard and nature. This is a great place to relax and refresh after a long day. The super shower is sure to impress and the double vanity provides ample space for all your beauty needs. A walk in closet and linen closet gives you multiple storage options in your new private oasis

17. 2024-02-27
    listed $428,980 Active 1290-char remark

    Show marketing remark (1290 chars)

    Beautiful sight lines greet you upon entering the Cartesian. You will see straight through your huge picture windows in the family room into your private backyard. The large foyer and hallway will surprise you with how with how open and free flowing the Cartesian truly is. Two secondary bedrooms share a full bathroom designed with white cabinets, quartz countertops, and tile to the ceiling above the tub. Wood look tile is run from the entry throughout the main spaces and your flex room. Design your own formal dining, home office, or teen hangout with the versatile study space complete with french doors. The expansive kitchen island overlooks the bright and sunny family and dining rooms. Tons of countertop prep space will have your inner chef or baker rejoicing and ready to make delicious magic. Cool neutral tones give the right amount of contrast and allow you to add your own style with pops of color and textures. The owner's retreat is full of natural light and beatiful views of your private backyard and nature. This is a great place to relax and refresh after a long day. The super shower is sure to impress and the double vanity provides ample space for all your beauty needs. A walk in closet and linen closet gives you multiple storage options in your new private oasis

18. 2024-01-10
    soldstatus $2,220,000

ⓘ 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: $6,646 · $554/mo
• Projected year-2 tax: $6,646 · $554/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: $30,552
• − Mortgage interest: −$23,801
• − Property taxes: −$6,646
• − Insurance: −$2,124
• − Repairs & maintenance: −$2,444
• − Management: −$2,444
• − HOA: −$156
• − Depreciation: −$12,361
• Taxable loss: −$19,424
• Est. tax savings @ 24.0%: +$4,662
• After-tax cash flow: $-6,867/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

-80.9% since first listed

10 events — show timeline

• 2026-04-10 Price Changed $424,900 realMLS
• 2026-03-03 Listed $429,900 realMLS
• 2024-12-10 Sold (MLS) $414,470 AINCAR
• 2024-12-09 Sold (MLS) $414,470 realMLS
• 2024-11-20 Pending — realMLS
• 2024-09-30 Price Changed $414,470 realMLS
• 2024-03-21 Price Changed $429,470 realMLS
• 2024-02-27 Listed $428,980 realMLS
• 2024-02-27 Listed $428,980 AINCAR
• 2024-01-10 Sold (Public Records) $2,220,000 Public Records

Property tax history

+53.7%/yr

Latest (2025): $6,646 · +53.7% YoY. Source: county tax records.