75008 Pondside Ln · Yulee, FL 32097

$415,000

3 bd · 3.0 ba · 2,006 sqft · SingleFamily · 45 Days on market

Built 2024 8,712 sqft lot Est $395k · 5% over $135/mo HOA · 6% of rent

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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
• ARV discount +5.2/15.0
• Cash flow +3.6/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Live where convenience meets COASTAL CHARM! Ideally located just minutes from I-95 & only 30 minutes to historic downtown Fernandina Beach & the pristine shores of Amelia Island, this home offers the perfect balance of accessibility & relaxed Florida living. Welcome to this better-than-new 2024 home in the gated, 55+ community of Lakeside at Tributary, perfectly positioned on a premium corner lot with a charming peekaboo pond view; offering the ideal blend of privacy, style, and modern living! This thoughtfully designed 3 bdrm, 3 full bth + flex room home spans 2,006 sq ft & features a highly desirable layout where every bedroom has access to a full bathroom; perfect for guests, families, or multi-generational living. Step inside to discover wood-look tile flooring throughout the main living areas, plush carpet in the bdrms, and plantation blinds throughout for a polished, move-in-ready feel. The open-concept design is filled with natural light, highlighted by a 3-panel sliding glass door that creates seamless indoor-outdoor flow. The primary suite is a true retreat, complete with two spacious walk-in closets, a double sink vanity, & a large tiled walk-in shower. Secondary bathrooms are equally well-appointed, featuring walk-in shower in the second bath & a tub with tiled shower in the front bath. Linen and coat closets add additional storage. Relax & unwind on the screened lanai, featuring vinyl windows, brick pavers, and outdoor ceiling fan. Enjoy peaceful outdoor living with a subtle, serene pond view. Additional highlights include a whole-home water softener system and gutters for added convenience. This gated community offers a prime location with desirable amenities including access to 2 separate pools.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Community pool (not private); Property currently used as single-family residential; Senior community
• HOA & community: Community association with clubhouse; Community spa/hot tub; Jogging path; Pickleball court; Quarterly association fee ($404); Association covers security; CDD fee applies ($2,173)

Exterior

• Parking: Attached garage with 2 spaces
• Security: Security gate; Security included in association services
• Utilities: Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence
• Construction: Fiber cement exterior
• Exterior features: Corner lot; Front and rear sprinklers; Covered rear porch; Screened porch; Shingle roof; Security gate; Asphalt road access

Interior

• Kitchen: Dishwasher; Electric cooktop and range; Microwave; Refrigerator; Kitchen island; Pantry; Breakfast bar
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Ceiling fans; Entrance foyer; Guest suite; His and hers closets; Kitchen island; Open floorplan; Pantry; Primary bathroom with shower (no tub); Split bedroom layout; Walk-in closets
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater; Owned water softener

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (52.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (43.3% below list).
• Recommended offer: $197k (52.4% below list) — sets the bar for cash-flow.

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: 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; 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 $44k 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 ~$71k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($403k) 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 $197,486 (52.4% 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 45 days. Have you received any prior offers? Is the seller open to a 52% 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: 0.57% ✗
• Cap rate: 2.73%
• Cash-on-cash: -12.72%
• DSCR: 0.43
• GRM: 14.7

CMA / ARV

• ARV (on-the-fly): $395,182
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75837 Pondside Ln	0.14mi	3/3.0	2,006 (0%)	2mo	$420,000	$209	91
75586 Pondside Ln	0.15mi	3/3.0	2,006 (0%)	7mo	$360,000	$179	87
75570 Pondside Ln	0.17mi	3/3.0	2,006 (0%)	8mo	$355,000	$177	86
75599 Pondside Ln	0.13mi	3/3.0	2,006 (0%)	11mo	$395,000	$197	85
75730 Pondside Ln	0.03mi	3/2.0	1,737 (-13%)	6mo	$375,000	$216	67
75276 Pondside Ln	0.38mi	3/2.0	2,126 (+6%)	2mo	$390,000	$183	67
75013 Pondside Ln	0.03mi	4/2.5 (+1)	2,295 (+14%)	3mo	$378,000	$165	65
75263 Weathersford Pl	0.19mi	4/3.0 (+1)	2,288 (+14%)	1mo	$440,000	$192	62
75767 Spoonbill Ln	0.73mi	4/3.0 (+1)	2,006 (0%)	2mo	$412,500	$206	59
75315 Plumbago	0.57mi	4/2.0 (+1)	1,811 (-10%)	1mo	$387,500	$214	48
75538 Cloverwood Ct	0.64mi	3/2.0	2,126 (+6%)	10mo	$424,900	$200	47
75643 Sunberry Dr	0.69mi	4/3.0 (+1)	2,298 (+15%)	8mo	$430,000	$187	32

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: 15.4%
• Equity multiple: 2.27×
• Total profit: $147,487
• Equity at exit: $373,865

10-year hold

• IRR: 15.0%
• Equity multiple: 5.27×
• Total profit: $495,766
• Equity at exit: $806,254

Cash invested: $116,200 (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: 14.7×

Monthly cashflow live

• Estimated rent: $2,355 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$608 /mo · $7,291/yr
• Insurance: −$173
• HOA: −$135
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-1,231

Break-even live

Break-even rent $3,914

Max offer price $197,486

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $135 · $1,620/yr
• Likely covers: waterpoolsecurity

Listing history 17 events

1. 2026-06-18
   days on market $415,000 Active 45 DOM
2. 2026-06-17
   days on market $415,000 Active 44 DOM
3. 2026-06-16
   days on market $415,000 Active 43 DOM
4. 2026-06-15
   days on market $415,000 Active 42 DOM
5. 2026-06-13
   days on market $415,000 Active 40 DOM
6. 2026-06-13
   days on market $415,000 Active 39 DOM
7. 2026-06-09
   days on market $415,000 Active 36 DOM
8. 2026-06-08
   days on market $415,000 Active 35 DOM
9. 2026-06-07
   days on market $415,000 Active 34 DOM
10. 2026-06-05
    days on market $415,000 Active 31 DOM
11. 2026-06-03
    days on market $415,000 Active 30 DOM
12. 2026-06-02
    days on market $415,000 Active 29 DOM
13. 2026-06-01
    days on market $415,000 Active 28 DOM
14. 2026-05-31
    days on market $415,000 Active 27 DOM
15. 2026-05-04
    listed $415,000 Active

    Show marketing remark (1779 chars)

    Live where convenience meets COASTAL CHARM! Ideally located just minutes from I-95 & only 30 minutes to historic downtown Fernandina Beach & the pristine shores of Amelia Island, this home offers the perfect balance of accessibility & relaxed Florida living. Welcome to this better-than-new 2024 home in the gated, 55+ community of Lakeside at Tributary, perfectly positioned on a premium corner lot with a charming peekaboo pond view; offering the ideal blend of privacy, style, and modern living! This thoughtfully designed 3 bdrm, 3 full bth + flex room home spans 2,006 sq ft & features a highly desirable layout where every bedroom has access to a full bathroom; perfect for guests, families, or multi-generational living. Step inside to discover wood-look tile flooring throughout the main living areas, plush carpet in the bdrms, and plantation blinds throughout for a polished, move-in-ready feel. The open-concept design is filled with natural light, highlighted by a 3-panel sliding glass door that creates seamless indoor-outdoor flow. The primary suite is a true retreat, complete with two spacious walk-in closets, a double sink vanity, & a large tiled walk-in shower. Secondary bathrooms are equally well-appointed, featuring walk-in shower in the second bath & a tub with tiled shower in the front bath. Linen and coat closets add additional storage. Relax & unwind on the screened lanai, featuring vinyl windows, brick pavers, and outdoor ceiling fan. Enjoy peaceful outdoor living with a subtle, serene pond view. Additional highlights include a whole-home water softener system and gutters for added convenience. This gated community offers a prime location with desirable amenities including access to 2 separate pools.

16. 2026-05-04
    listed $415,000 Active 1779-char remark

    Show marketing remark (1779 chars)

    Live where convenience meets COASTAL CHARM! Ideally located just minutes from I-95 & only 30 minutes to historic downtown Fernandina Beach & the pristine shores of Amelia Island, this home offers the perfect balance of accessibility & relaxed Florida living. Welcome to this better-than-new 2024 home in the gated, 55+ community of Lakeside at Tributary, perfectly positioned on a premium corner lot with a charming peekaboo pond view; offering the ideal blend of privacy, style, and modern living! This thoughtfully designed 3 bdrm, 3 full bth + flex room home spans 2,006 sq ft & features a highly desirable layout where every bedroom has access to a full bathroom; perfect for guests, families, or multi-generational living. Step inside to discover wood-look tile flooring throughout the main living areas, plush carpet in the bdrms, and plantation blinds throughout for a polished, move-in-ready feel. The open-concept design is filled with natural light, highlighted by a 3-panel sliding glass door that creates seamless indoor-outdoor flow. The primary suite is a true retreat, complete with two spacious walk-in closets, a double sink vanity, & a large tiled walk-in shower. Secondary bathrooms are equally well-appointed, featuring walk-in shower in the second bath & a tub with tiled shower in the front bath. Linen and coat closets add additional storage. Relax & unwind on the screened lanai, featuring vinyl windows, brick pavers, and outdoor ceiling fan. Enjoy peaceful outdoor living with a subtle, serene pond view. Additional highlights include a whole-home water softener system and gutters for added convenience. This gated community offers a prime location with desirable amenities including access to 2 separate pools.

17. 2023-11-21
    soldstatus $1,712,000

ⓘ 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: $7,291 · $608/mo
• Projected year-2 tax: $7,291 · $608/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: $28,261
• − Mortgage interest: −$23,246
• − Property taxes: −$7,291
• − Insurance: −$2,075
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − HOA: −$1,620
• − Depreciation: −$12,073
• Taxable loss: −$22,566
• Est. tax savings @ 24.0%: +$5,416
• After-tax cash flow: $-9,360/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

-75.8% since first listed

3 events — show timeline

• 2026-05-04 Listed $415,000 AINCAR
• 2026-05-04 Listed $415,000 realMLS
• 2023-11-21 Sold (Public Records) $1,712,000 Public Records

Property tax history

+442.9%/yr

Latest (2025): $7,291 · +128.6% YoY. Source: county tax records.