76097 Tideview Ln · Jacksonville, FL 32097

$345,000

3 bd · 2.0 ba · 2,234 sqft · SingleFamily public records · 1 Days on market

Built 2005 0.28 ac lot Est $362k · at est. $45/mo HOA · 2% 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 +9.6/15.0
• Cash flow +8.1/30.0
• Schools +6.0/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.2/10.0

Listing remarks MLS

A lovely four-bedroom, two-bath home in sought after Timber Creek. .. It features a large island kitchen, perfect for cooking and entertaining. You'll also find a separate formal living & dining room combo area and a large family room. .. The backyard is fenced in, giving you plenty of privacy from your covered back porch that has been extended for larger entertaining area. The community offers great amenities including a pool, basketball court, soccer field, playground, and clubhouse. .. It's a fantastic place for you to start your next chapter. Great proximity to shopping, shops and restaurants. Fresh paint to the exterior will be completed very soon.

Key facts

• 0.28 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $45; Community amenities include basketball court and playground

Exterior

• Parking: 2-car garage; Additional parking
• Utilities: Public sewer; Water available; Electricity available; Cable available
• Home design: Single-family residence; One level; Property attached
• Construction: No construction details provided
• Exterior features: Fenced backyard; Asphalt road access; Community pool (not private)

Interior

• Kitchen: Convection oven; Double oven; Electric cooktop / Electric range; Microwave; Dishwasher; Disposal; Refrigerator; Water softener (owned)
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast nook; Primary bathroom with tub and separate shower; Walk-in closets
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-334 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (27.0% below list).
• Recommended offer: $252k (27.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.0% in Jacksonville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 596 active listings in the ZIP; 12 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 32% 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 $37k of equity ($2k loan paydown + $34k 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 ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 19y 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 $251,969 (27.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.15%
• DSCR: 0.82
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $361,908
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76083 Tideview Ln	0.02mi	4/2.0 (+1)	2,265 (+1%)	7mo	$315,000	$139	86
75156 Brookwood Dr	0.22mi	3/2.0	2,308 (+3%)	2mo	$399,000	$173	83
76134 Tideview Ln	0.05mi	3/2.5	2,499 (+12%)	2mo	$359,900	$144	74
77347 Cobblestone Dr	0.39mi	3/2.5	2,163 (-3%)	6mo	$350,000	$162	69
76564 Long Leaf Loop	0.21mi	3/2.0	1,900 (-15%)	12mo	$319,000	$168	56
65025 River Glen Pkwy	0.59mi	4/2.5 (+1)	2,261 (+1%)	12mo	$400,000	$177	54
65045 River Glen Pkwy	0.57mi	4/3.0 (+1)	2,339 (+5%)	6mo	$359,000	$153	52
77170 Cobblestone Dr	0.55mi	4/3.0 (+1)	2,416 (+8%)	4mo	$365,000	$151	48
83399 Purple Martin Dr	0.70mi	3/2.0	1,923 (-14%)	2mo	$405,000	$211	42
65095 River Glen Pkwy	0.69mi	4/2.5 (+1)	2,334 (+4%)	14mo	$375,000	$161	42
75043 Glenspring Way	0.69mi	4/3.0 (+1)	2,051 (-8%)	10mo	$375,000	$183	36
76866 Timbercreek Blvd	0.71mi	4/2.0 (+1)	1,978 (-12%)	8mo	$315,000	$159	36

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: 21.3%
• Equity multiple: 2.72×
• Total profit: $166,321
• Equity at exit: $310,803

10-year hold

• IRR: 19.2%
• Equity multiple: 6.24×
• Total profit: $505,907
• Equity at exit: $670,259

Cash invested: $96,600 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,520 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$327 /mo · $3,919/yr
• Insurance: −$144
• HOA: −$45
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-334

Break-even live

Break-even rent $2,942

Max offer price $285,999

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76195 Deerwood Dr Yulee, FL	4.0	2.5	2757	$2,475	$0.90	23d	1	0.19mi
75045 Morning Glen Ct Yulee, FL	3.0	2.0	1685	$2,310	$1.37	20d	1	0.56mi
75075 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,399	$1.29	4d	1	0.58mi
75094 Glenspring Way Yulee, FL	3.0	2.0	2055	$2,500	$1.22	23d	1	0.64mi
75008 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,300	$1.24	23d	1	0.64mi
75094 Fern Creek Dr Yulee, FL	4.0	2.0	2193	$2,495	$1.14	1d	1	0.76mi
75215 Fern Creek Dr Yulee, FL	4.0	2.5	2898	$2,900	$1.00	14d	1	0.81mi
70305 Winding River Dr Yulee, FL	4.0	3.0	2042	$2,500	$1.22	23d	1	0.82mi
75346 Bridgewater Dr Yulee, FL	3.0	2.0	1711	$2,300	$1.34	23d	1	0.90mi
65303 River Glen Pkwy Yulee, FL	4.0	2.0	2160	$2,400	$1.11	23d	1	0.93mi
65013 Lagoon Forest Dr Yulee, FL	4.0	2.5	2245	$2,800	$1.25	10d	1	0.96mi
65343 River Glen Pkwy Yulee, FL	3.0	2.0	1714	$2,195	$1.28	23d	1	0.97mi

HOA detail

• Monthly dues: $45 · $540/yr
• Likely covers: pool

Listing history 3 events

1. 2026-06-07
   status $345,000 Pending 1 DOM
2. 2026-06-05
   remarks 699-char remark
3. 2026-06-05
   listed $345,000 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: $3,919 · $327/mo
• Projected year-2 tax: $3,919 · $327/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: $30,236
• − Mortgage interest: −$19,325
• − Property taxes: −$3,919
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,419
• − Management: −$2,419
• − HOA: −$540
• − Depreciation: −$10,036
• Taxable loss: −$10,147
• Est. tax savings @ 24.0%: +$2,435
• After-tax cash flow: $-1,573/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

+51.4% since first listed

14 events — show timeline

• 2026-06-06 Pending — realMLS
• 2026-06-04 Listed $345,000 realMLS
• 2024-11-18 Sold (Public Records) $350,000 Public Records
• 2024-11-08 Sold (MLS) $350,000 AINCAR
• 2024-10-16 Pending — AINCAR
• 2024-09-24 Listed $340,000 AINCAR
• 2024-09-24 Listed $340,000 realMLS
• 2016-04-01 Sold (Public Records) $166,900 Public Records
• 2016-03-30 Sold (MLS) $166,900 realMLS
• 2016-03-30 Sold (MLS) $166,900 AINCAR
• 2015-04-18 Listed $166,900 realMLS
• 2015-04-10 Listed $166,900 AINCAR
• 2009-05-09 Listing Removed — realMLS
• 2007-02-07 Listed $227,900 realMLS

Property tax history

+8.4%/yr

Latest (2025): $3,919 · +59.6% YoY. Source: county tax records.