75353 Fox Cross Ave · Jacksonville, FL 32097

$465,000

4 bd · 2.5 ba · 2,640 sqft · SingleFamily · 45 Days on market

Built 2024 5,662 sqft lot Est $480k · at est. $13/mo HOA

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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 +8.9/15.0
• Schools +6.0/10.0
• Cash flow +5.2/30.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Spacious and accommodating, the two-story Moonstone features an open-concept main floor and four charming bedrooms upstairs. Just off the entryway, you'll find a secluded study with a nearby powder room. Toward the back of the home, a great room flows into an inviting kitchen with a center island and adjacent dining room. Upstairs, a loft offers a versatile common area, and a sprawling owner's suite includes an attached bath and walk-in closet. You'll love the professionally curated finishes!

Key facts

• Open-concept design
• First-floor office
• White cabinetry

Tags

• OPEN-CONCEPT DESIGN
• FIRST-FLOOR OFFICE
• WHITE CABINETRY
• WHITE QUARTZ COUNTERTOPS
• GAS RANGE
• HERRINGBONE TILE BACKSPLASH

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $150; Association amenities include clubhouse, fitness center, park, pickleball, and playground; CDD fee applies ($2,726)

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; Two stories
• Construction: Fiber cement exterior; Shingle roof
• Exterior features: Covered rear porch; Fenced yard; Community pool (not private)

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Entrance foyer; Kitchen island; Open floor plan; Pantry; Primary bathroom with shower (no tub); Walk-in closets
• Laundry & utility: Laundry on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $465k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (42.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (36.9% below list).
• Recommended offer: $266k (42.7% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 38% 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 $50k of equity ($3k loan paydown + $46k 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 ~$80k 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 ($451k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $266,374 (42.7% 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 43% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.63% ✗
• Cap rate: 3.56%
• Cash-on-cash: -9.75%
• DSCR: 0.57
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $480,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75556 Canterwood Dr	0.16mi	5/3.0 (+1)	2,640 (0%)	1mo	$465,000	$176	85
75197 Pondside Ln	0.42mi	4/3.0	2,660 (+1%)	0mo	$485,000	$182	77
75844 Walking Path Ln	0.44mi	4/3.0	2,656 (+1%)	2mo	$459,000	$173	75
75639 Bayley Pl	0.42mi	4/3.5	2,772 (+5%)	0mo	$434,140	$157	68
75751 Bayley Pl	0.42mi	4/3.5	2,772 (+5%)	1mo	$474,606	$171	67
75077 Pondside Ln	0.60mi	4/3.0	2,659 (+1%)	2mo	$480,000	$181	67
75687 Bayley Pl	0.43mi	4/3.5	2,772 (+5%)	1mo	$449,230	$162	67
75598 Banyan Way	0.32mi	4/3.0	2,390 (-10%)	2mo	$469,290	$196	66
75457 Driftwood Ct	0.49mi	4/3.0	2,825 (+7%)	1mo	$588,900	$208	63
75791 Bayley Pl	0.42mi	4/3.0	2,390 (-10%)	2mo	$461,780	$193	61
75577 Driftwood Ct	0.66mi	4/3.0	2,825 (+7%)	0mo	$557,583	$197	55
75263 Weathersford Pl	0.59mi	4/3.0	2,288 (-13%)	1mo	$440,000	$192	47

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: 17.0%
• Equity multiple: 2.39×
• Total profit: $181,470
• Equity at exit: $418,909

10-year hold

• IRR: 16.1%
• Equity multiple: 5.53×
• Total profit: $590,368
• Equity at exit: $903,393

Cash invested: $130,200 (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: 601
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,934 high
• Mortgage (P&I): −$2,439
• Tax from tax record: −$731 /mo · $8,768/yr
• Insurance: −$194
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$13
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $-1,124

Break-even live

Break-even rent $4,357

Max offer price $266,374

Occupancy floor —

Sensitivity live

Price	-10% $-861	-5% $-993	+0% $-1,124	+5% $-1,256	+10% $-1,388
Rent	-10% $-1,356	-5% $-1,240	+0% $-1,124	+5% $-1,008	+10% $-893
Rate	-1.0pp $-890	-0.5pp $-1,006	base $-1,124	+0.5pp $-1,245	+1.0pp $-1,367

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75470 Sunberry Dr Yulee, FL	5.0	4.0	2903	$3,150	$1.09	21d	1	0.47mi
75094 Fern Creek Dr Yulee, FL	4.0	2.0	2193	$2,495	$1.14	4d	1	1.04mi
65013 Lagoon Forest Dr Yulee, FL	4.0	2.5	2245	$2,800	$1.25	12d	1	1.14mi
75094 Glenspring Way Yulee, FL	3.0	2.0	2055	$2,500	$1.22	25d	1	1.15mi
75047 Brookwood Dr Yulee, FL	5.0	3.0	3300	$3,405	$1.03	6d	1	1.23mi
75215 Fern Creek Dr Yulee, FL	4.0	2.5	2898	$2,900	$1.00	16d	1	1.28mi
75008 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,300	$1.24	25d	1	1.29mi
76195 Deerwood Dr Yulee, FL	4.0	2.5	2757	$2,475	$0.90	25d	1	1.31mi
75075 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,399	$1.29	6d	1	1.39mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 22 events

1. 2026-06-21
   days on market $465,000 Active 45 DOM
2. 2026-06-18
   days on market $465,000 Active 42 DOM
3. 2026-06-17
   days on market $465,000 Active 41 DOM
4. 2026-06-16
   days on market $465,000 Active 40 DOM
5. 2026-06-15
   days on market $465,000 Active 39 DOM
6. 2026-06-13
   days on market $465,000 Active 37 DOM
7. 2026-06-13
   days on market $465,000 Active 36 DOM
8. 2026-06-10
   price $465,000 Active 33 DOM
9. 2026-06-09
   days on market $475,000 Active 33 DOM
10. 2026-06-08
    days on market $475,000 Active 32 DOM
11. 2026-06-07
    days on market $475,000 Active 31 DOM
12. 2026-06-05
    days on market $475,000 Active 28 DOM
13. 2026-06-03
    days on market $475,000 Active 27 DOM
14. 2026-06-02
    days on market $475,000 Active 26 DOM
15. 2026-06-01
    days on market $475,000 Active 25 DOM
16. 2026-05-31
    days on market $475,000 Active 24 DOM
17. 2026-05-22
    price $475,000
18. 2026-05-07
    listed $480,000 Active
19. 2024-04-19
    soldstatus $438,710 Closed 497-char remark

    Show marketing remark (497 chars)

    Spacious and accommodating, the two-story Moonstone features an open-concept main floor and four charming bedrooms upstairs. Just off the entryway, you'll find a secluded study with a nearby powder room. Toward the back of the home, a great room flows into an inviting kitchen with a center island and adjacent dining room. Upstairs, a loft offers a versatile common area, and a sprawling owner's suite includes an attached bath and walk-in closet. You'll love the professionally curated finishes!

20. 2024-02-26
    status Pending 497-char remark

    Show marketing remark (497 chars)

    Spacious and accommodating, the two-story Moonstone features an open-concept main floor and four charming bedrooms upstairs. Just off the entryway, you'll find a secluded study with a nearby powder room. Toward the back of the home, a great room flows into an inviting kitchen with a center island and adjacent dining room. Upstairs, a loft offers a versatile common area, and a sprawling owner's suite includes an attached bath and walk-in closet. You'll love the professionally curated finishes!

21. 2024-02-15
    price $438,710 497-char remark

    Show marketing remark (497 chars)

    Spacious and accommodating, the two-story Moonstone features an open-concept main floor and four charming bedrooms upstairs. Just off the entryway, you'll find a secluded study with a nearby powder room. Toward the back of the home, a great room flows into an inviting kitchen with a center island and adjacent dining room. Upstairs, a loft offers a versatile common area, and a sprawling owner's suite includes an attached bath and walk-in closet. You'll love the professionally curated finishes!

22. 2024-02-07
    listed $434,166 Active 497-char remark

    Show marketing remark (497 chars)

    Spacious and accommodating, the two-story Moonstone features an open-concept main floor and four charming bedrooms upstairs. Just off the entryway, you'll find a secluded study with a nearby powder room. Toward the back of the home, a great room flows into an inviting kitchen with a center island and adjacent dining room. Upstairs, a loft offers a versatile common area, and a sprawling owner's suite includes an attached bath and walk-in closet. You'll love the professionally curated finishes!

ⓘ 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: $8,768 · $731/mo
• Projected year-2 tax: $8,768 · $731/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $35,211
• − Mortgage interest: −$26,047
• − Property taxes: −$8,768
• − Insurance: −$3,122
• − Repairs & maintenance: −$2,817
• − Management: −$2,817
• − HOA: −$156
• − Depreciation: −$13,527
• Taxable loss: −$22,044
• Est. tax savings @ 24.0%: +$5,291
• After-tax cash flow: $-8,202/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

+9.4% since first listed

6 events — show timeline

• 2026-05-22 Price Changed $475,000 realMLS
• 2026-05-07 Listed $480,000 realMLS
• 2024-04-19 Sold (MLS) $438,710 realMLS
• 2024-02-26 Pending — realMLS
• 2024-02-15 Price Changed $438,710 realMLS
• 2024-02-07 Listed $434,166 realMLS

Property tax history

+33.3%/yr

Latest (2025): $8,768 · +134.3% YoY. Source: county tax records.