75610 Pondside Ln · Jacksonville, FL 32097

$375,000

3 bd · 2.0 ba · 1,737 sqft · SingleFamily · 128 Days on market

Built 2023 6,534 sqft lot Est $377k · at est. $47/mo HOA · 2% of rent ↓ 3% since listing

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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 +7.7/15.0
• Schools +6.0/10.0
• Cash flow +5.3/30.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Lakeview at Tributary - 55+ Gated Community | Low-Maintenance Living Welcome to effortless living in this beautifully maintained single-story home featuring a bright, open floor plan filled with natural light. The chef's kitchen stands out with a gas cooktop, tile backsplash, stainless steel appliances, a large island, and crisp white shaker-style cabinetry. The spacious owner's suite is privately tucked away at the back of the home and includes a walk-in closet and a luxurious bath with a dual showerhead system, spa-style rain shower, and private water closet. At the front, you'll find two additional bedrooms, a French door-enclosed den, and a two-car garage. Low-maintenance tile flooring runs through the main living areas, while the bedrooms feature plush wall-to-wall carpeting for comfort. Step outside to the covered, screened lanai overlooking a peaceful wetland view—no rear neighbors, just nature and privacy. Additional highlights include a water softener, gutters, tankless water heater, smart home features (Ring doorbell and thermostat), and a full sprinkler system. Residents of Lakeview at Tributary enjoy exceptional amenities including multiple clubhouses, fitness centers, a heated pool, pickleball and bocce ball courts, and a friendly, social neighborhood with frequent community events. Enjoy peaceful living in Nassau County's growing area, close to new shopping, dining, and conveniences, with easy access to major highways and just a short, stress-free drive to Jacksonville International Airport perfect for travel or visits from family and friends.

Key facts

• Gated community
• Gas cooktop
• Chef's kitchen

Tags

• GATED COMMUNITY
• LOW MAINTENANCE LIVING
• CHEF'S KITCHEN
• GAS COOKTOP
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Unfurnished; Senior community
• Financial info: Property is part of a community with HOA and CDD fees
• HOA & community: Homeowners association with clubhouse; Fitness center; Gated community; Pickleball courts; Quarterly association fee ($141); CDD fees applicable

Exterior

• Parking: Attached 2-car garage; Additional parking
• Security: Smoke detector(s)
• Utilities: Cable available and connected; Electricity connected; Natural gas connected
• Home design: Single family residence; One story; Entry level: 1
• Construction: Frame construction with composition siding; Shingle roof
• Exterior features: Covered rear porch; Screened porch; Smoke detectors; Wooded lot; Asphalt road access; Community pool (not private)

Interior

• Kitchen: Dishwasher; Disposal; Gas cooktop; Ice maker; Microwave; Refrigerator; Kitchen island; Pantry; Breakfast bar
• Bedrooms: 3 bedrooms (all on entry level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Heat pump, electric); Central electric air conditioning
• Interior features: Breakfast bar; Ceiling fans; Entrance foyer; Kitchen island; Open floor plan; Pantry; Primary bathroom with shower (no tub); Split-bedroom layout; Walk-in closets
• Laundry & utility: In-unit laundry; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-837 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (39.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (37.7% below list).
• Recommended offer: $227k (39.4% 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.
• Market conditions: Rents rising (+2.9%/yr); 601 active listings in the ZIP; solid renter incomes; 953 units permitted in Nassau County in 2024 (24 in 5+ unit buildings).
• This rent runs 30% 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 $40k of equity ($3k loan paydown + $38k 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 ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($330k) 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 $227,098 (39.4% 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 128 days. Have you received any prior offers? Is the seller open to a 39% 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: 0.62% ✗
• Cap rate: 3.61%
• Cash-on-cash: -9.57%
• DSCR: 0.57
• GRM: 13.4

CMA / ARV

• ARV (on-the-fly): $376,929
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75730 Pondside Ln	0.15mi	3/2.0	1,737 (0%)	6mo	$375,000	$216	88
75315 Plumbago	0.45mi	4/2.0 (+1)	1,811 (+4%)	1mo	$387,500	$214	66
75224 Plumbago Trce	0.49mi	3/2.0	1,753 (+1%)	18mo	$378,000	$216	61
75409 Fox Cross Ave	0.60mi	3/2.0	1,753 (+1%)	15mo	$408,000	$233	58
75449 Banyan Way	0.75mi	3/2.0	1,707 (-2%)	11mo	$390,000	$228	53
75345 Fox Cross Ave	0.53mi	3/3.0	1,800 (+4%)	20mo	$387,990	$216	48
75614 Blackbird Dr	0.61mi	3/2.0	1,864 (+7%)	16mo	$363,000	$195	46
75519 Canterwood Dr	0.66mi	3/2.0	1,844 (+6%)	18mo	$355,000	$193	44
75580 Canterwood Dr	0.68mi	3/2.0	1,610 (-7%)	21mo	$384,990	$239	39
75500 Canterwood Dr	0.70mi	3/2.0	1,600 (-8%)	20mo	$392,990	$246	38
75548 Canterwood Dr	0.69mi	4/3.0 (+1)	1,800 (+4%)	21mo	$402,990	$224	35
75465 Banyan Way	0.75mi	3/2.0	1,972 (+14%)	20mo	$428,100	$217	26

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: 2.44×
• Total profit: $150,720
• Equity at exit: $337,830

10-year hold

• IRR: 16.5%
• Equity multiple: 5.62×
• Total profit: $485,391
• Equity at exit: $728,543

Cash invested: $105,000 (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: 13.4×

Monthly cashflow live

• Estimated rent: $2,335 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$512 /mo · $6,146/yr
• Insurance: −$156
• HOA: −$47
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-837

Break-even live

Break-even rent $3,395

Max offer price $227,098

Occupancy floor —

Sensitivity live

Price	-10% $-625	-5% $-731	+0% $-837	+5% $-943	+10% $-1,050
Rent	-10% $-1,022	-5% $-929	+0% $-837	+5% $-745	+10% $-653
Rate	-1.0pp $-648	-0.5pp $-742	base $-837	+0.5pp $-934	+1.0pp $-1,033

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $47 · $564/yr
• Likely covers: watergaspoolgymsecurity

Listing history 22 events

1. 2026-06-21
   days on market $375,000 Active 128 DOM
2. 2026-06-18
   days on market $375,000 Active 125 DOM
3. 2026-06-17
   days on market $375,000 Active 124 DOM
4. 2026-06-16
   days on market $375,000 Active 123 DOM
5. 2026-06-15
   days on market $375,000 Active 122 DOM
6. 2026-06-13
   days on market $375,000 Active 120 DOM
7. 2026-06-13
   days on market $375,000 Active 119 DOM
8. 2026-06-09
   days on market $375,000 Active 116 DOM
9. 2026-06-08
   days on market $375,000 Active 115 DOM
10. 2026-06-07
    days on market $375,000 Active 114 DOM
11. 2026-06-05
    days on market $375,000 Active 111 DOM
12. 2026-06-03
    days on market $375,000 Active 110 DOM
13. 2026-06-02
    days on market $375,000 Active 109 DOM
14. 2026-06-01
    days on market $375,000 Active 108 DOM
15. 2026-05-31
    days on market $375,000 Active 107 DOM
16. 2026-04-17
    price $375,000
17. 2026-04-17
    price $378,500
18. 2026-02-13
    listed $379,000 Active
19. 2026-01-12
    historical 1603-char remark

    Show marketing remark (1603 chars)

    Lakeview at Tributary - 55+ Gated Community | Low-Maintenance Living Welcome to effortless living in this beautifully maintained single-story home featuring a bright, open floor plan filled with natural light. The chef's kitchen stands out with a gas cooktop, tile backsplash, stainless steel appliances, a large island, and crisp white shaker-style cabinetry. The spacious owner's suite is privately tucked away at the back of the home and includes a walk-in closet and a luxurious bath with a dual showerhead system, spa-style rain shower, and private water closet. At the front, you'll find two additional bedrooms, a French door-enclosed den, and a two-car garage. Low-maintenance tile flooring runs through the main living areas, while the bedrooms feature plush wall-to-wall carpeting for comfort. Step outside to the covered, screened lanai overlooking a peaceful wetland view—no rear neighbors, just nature and privacy. Additional highlights include a water softener, gutters, tankless water heater, smart home features (Ring doorbell and thermostat), and a full sprinkler system. Residents of Lakeview at Tributary enjoy exceptional amenities including multiple clubhouses, fitness centers, a heated pool, pickleball and bocce ball courts, and a friendly, social neighborhood with frequent community events. Enjoy peaceful living in Nassau County's growing area, close to new shopping, dining, and conveniences, with easy access to major highways and just a short, stress-free drive to Jacksonville International Airport perfect for travel or visits from family and friends.

20. 2026-01-07
    price $379,000 1603-char remark

    Show marketing remark (1603 chars)

    Lakeview at Tributary - 55+ Gated Community | Low-Maintenance Living Welcome to effortless living in this beautifully maintained single-story home featuring a bright, open floor plan filled with natural light. The chef's kitchen stands out with a gas cooktop, tile backsplash, stainless steel appliances, a large island, and crisp white shaker-style cabinetry. The spacious owner's suite is privately tucked away at the back of the home and includes a walk-in closet and a luxurious bath with a dual showerhead system, spa-style rain shower, and private water closet. At the front, you'll find two additional bedrooms, a French door-enclosed den, and a two-car garage. Low-maintenance tile flooring runs through the main living areas, while the bedrooms feature plush wall-to-wall carpeting for comfort. Step outside to the covered, screened lanai overlooking a peaceful wetland view—no rear neighbors, just nature and privacy. Additional highlights include a water softener, gutters, tankless water heater, smart home features (Ring doorbell and thermostat), and a full sprinkler system. Residents of Lakeview at Tributary enjoy exceptional amenities including multiple clubhouses, fitness centers, a heated pool, pickleball and bocce ball courts, and a friendly, social neighborhood with frequent community events. Enjoy peaceful living in Nassau County's growing area, close to new shopping, dining, and conveniences, with easy access to major highways and just a short, stress-free drive to Jacksonville International Airport perfect for travel or visits from family and friends.

21. 2025-11-15
    price $380,000 1603-char remark

    Show marketing remark (1603 chars)

    Lakeview at Tributary - 55+ Gated Community | Low-Maintenance Living Welcome to effortless living in this beautifully maintained single-story home featuring a bright, open floor plan filled with natural light. The chef's kitchen stands out with a gas cooktop, tile backsplash, stainless steel appliances, a large island, and crisp white shaker-style cabinetry. The spacious owner's suite is privately tucked away at the back of the home and includes a walk-in closet and a luxurious bath with a dual showerhead system, spa-style rain shower, and private water closet. At the front, you'll find two additional bedrooms, a French door-enclosed den, and a two-car garage. Low-maintenance tile flooring runs through the main living areas, while the bedrooms feature plush wall-to-wall carpeting for comfort. Step outside to the covered, screened lanai overlooking a peaceful wetland view—no rear neighbors, just nature and privacy. Additional highlights include a water softener, gutters, tankless water heater, smart home features (Ring doorbell and thermostat), and a full sprinkler system. Residents of Lakeview at Tributary enjoy exceptional amenities including multiple clubhouses, fitness centers, a heated pool, pickleball and bocce ball courts, and a friendly, social neighborhood with frequent community events. Enjoy peaceful living in Nassau County's growing area, close to new shopping, dining, and conveniences, with easy access to major highways and just a short, stress-free drive to Jacksonville International Airport perfect for travel or visits from family and friends.

22. 2025-10-09
    listed $385,000 Active 1603-char remark

    Show marketing remark (1603 chars)

    Lakeview at Tributary - 55+ Gated Community | Low-Maintenance Living Welcome to effortless living in this beautifully maintained single-story home featuring a bright, open floor plan filled with natural light. The chef's kitchen stands out with a gas cooktop, tile backsplash, stainless steel appliances, a large island, and crisp white shaker-style cabinetry. The spacious owner's suite is privately tucked away at the back of the home and includes a walk-in closet and a luxurious bath with a dual showerhead system, spa-style rain shower, and private water closet. At the front, you'll find two additional bedrooms, a French door-enclosed den, and a two-car garage. Low-maintenance tile flooring runs through the main living areas, while the bedrooms feature plush wall-to-wall carpeting for comfort. Step outside to the covered, screened lanai overlooking a peaceful wetland view—no rear neighbors, just nature and privacy. Additional highlights include a water softener, gutters, tankless water heater, smart home features (Ring doorbell and thermostat), and a full sprinkler system. Residents of Lakeview at Tributary enjoy exceptional amenities including multiple clubhouses, fitness centers, a heated pool, pickleball and bocce ball courts, and a friendly, social neighborhood with frequent community events. Enjoy peaceful living in Nassau County's growing area, close to new shopping, dining, and conveniences, with easy access to major highways and just a short, stress-free drive to Jacksonville International Airport perfect for travel or visits from family and friends.

ⓘ 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: $6,146 · $512/mo
• Projected year-2 tax: $6,146 · $512/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: $28,021
• − Mortgage interest: −$21,006
• − Property taxes: −$6,146
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − HOA: −$564
• − Depreciation: −$10,909
• Taxable loss: −$16,962
• Est. tax savings @ 24.0%: +$4,071
• After-tax cash flow: $-5,976/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

-2.6% since first listed

7 events — show timeline

• 2026-04-17 Price Changed $375,000 realMLS
• 2026-04-17 Price Changed $378,500 realMLS
• 2026-02-13 Listed $379,000 realMLS
• 2026-01-12 Listing Removed — realMLS
• 2026-01-07 Price Changed $379,000 realMLS
• 2025-11-15 Price Changed $380,000 realMLS
• 2025-10-09 Listed $385,000 realMLS

Property tax history

+398.4%/yr

Latest (2025): $6,146 · +0.4% YoY. Source: county tax records.