75671 Bayley Pl · Jacksonville, FL 32097

$449,200

3 bd · 2.0 ba · 2,116 sqft · SingleFamily · 31 Days on market

Built 2026 Est $432k · 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
• Schools +6.0/10.0
• ARV discount +5.7/15.0
• Cash flow +4.8/30.0
• Livability +4.2/5.0
• 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

Beautifully designed Cartesian floor plan featuring 3 bedrooms, 2 full bathrooms, and an enclosed study—perfect for a home office or flex space. The open-concept living area is enhanced by wood-look tile flooring, white cabinetry, and quartz countertops, creating a bright and timeless interior. The kitchen is a standout with a designer vent hood, gas cooktop, built-in microwave and oven, and thoughtful finishes ideal for both everyday living and entertaining. An 8-foot sliding glass door off the dining area opens to a spacious lanai, seamlessly blending indoor and outdoor living. The private owner’s suite features a tray ceiling and a spa-inspired bathroom retreat. Residents enjoy resort-style amenities, including a well-appointed fitness center, luxury pool, and a dedicated lifestyle director offering curated activities and events. A perfect blend of style, comfort, and community living—this home truly has it all.

Key facts

• Gas cooktop
• Designer vent hood
• Dedicated study

Tags

• DEDICATED STUDY
• OPEN-CONCEPT LIVING AREA
• DESIGNER VENT HOOD
• GAS COOKTOP
• BUILT-IN MICROWAVE
• EXPANSIVE SLIDING GLASS DOOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $449k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (35.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (43.1% below list).
• Recommended offer: $256k (43.1% below list) — sets the bar for 1% rule.

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); 601 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $48k of equity ($3k loan paydown + $45k 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 ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($436k) 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 $255,627 (43.1% 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 31 days. Have you received any prior offers? Is the seller open to a 43% 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: 3.36%
• Cash-on-cash: -10.47%
• DSCR: 0.53
• GRM: 14.6

CMA / ARV

• ARV (on-the-fly): $431,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75631 Bayley Pl	0.05mi	3/2.0	2,116 (0%)	2mo	$409,350	$193	96
75735 Bayley Pl	0.08mi	3/2.0	2,116 (0%)	2mo	$422,400	$200	95
75737 Walking Path Ln	0.06mi	3/2.0	1,961 (-7%)	3mo	$487,730	$249	82
75743 Bayley Pl	0.09mi	3/2.0	1,970 (-7%)	3mo	$406,138	$206	82
75713 Walking Path Ln	0.07mi	4/3.0 (+1)	2,173 (+3%)	3mo	$435,000	$200	81
75705 Walking Path Ln	0.08mi	4/3.0 (+1)	2,226 (+5%)	1mo	$459,980	$207	78
75791 Bayley Pl	0.15mi	4/3.0 (+1)	2,390 (+13%)	2mo	$461,780	$193	61
75190 Red Twig Way	0.51mi	4/3.0 (+1)	2,011 (-5%)	4mo	$410,000	$204	56
75598 Banyan Way	0.26mi	4/3.0 (+1)	2,390 (+13%)	2mo	$469,290	$196	56
75767 Spoonbill Ln	0.65mi	4/3.0 (+1)	2,006 (-5%)	2mo	$412,500	$206	50
75547 Cloverwood Ct	0.63mi	3/2.5	2,370 (+12%)	3mo	$430,000	$181	46
75315 Plumbago	0.53mi	4/2.0 (+1)	1,811 (-14%)	1mo	$387,500	$214	46

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: 16.9%
• Equity multiple: 2.39×
• Total profit: $174,461
• Equity at exit: $404,675

10-year hold

• IRR: 16.0%
• Equity multiple: 5.52×
• Total profit: $568,216
• Equity at exit: $872,697

Cash invested: $125,776 (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: 14.6×

Monthly cashflow live

• Estimated rent: $2,556 high
• Mortgage (P&I): −$2,356
• Tax est. 1.5%: −$562 /mo · $6,738/yr
• Insurance: −$187
• HOA: −$13
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-1,098

Break-even live

Break-even rent $3,946

Max offer price $290,337

Occupancy floor —

Sensitivity live

Price	-10% $-787	-5% $-943	+0% $-1,098	+5% $-1,253	+10% $-1,408
Rent	-10% $-1,300	-5% $-1,199	+0% $-1,098	+5% $-997	+10% $-896
Rate	-1.0pp $-872	-0.5pp $-984	base $-1,098	+0.5pp $-1,214	+1.0pp $-1,333

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: $112,300
• Closing costs: $13,476
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	3d	1	0.97mi
65013 Lagoon Forest Dr Yulee, FL	4.0	2.5	2245	$2,800	$1.25	11d	1	0.99mi
75094 Glenspring Way Yulee, FL	3.0	2.0	2055	$2,500	$1.22	24d	1	1.11mi
75215 Fern Creek Dr Yulee, FL	4.0	2.5	2898	$2,900	$1.00	15d	1	1.18mi
75008 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,300	$1.24	24d	1	1.25mi
75045 Morning Glen Ct Yulee, FL	3.0	2.0	1685	$2,310	$1.37	21d	1	1.30mi
75346 Bridgewater Dr Yulee, FL	3.0	2.0	1711	$2,300	$1.34	24d	1	1.35mi
75075 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,399	$1.29	5d	1	1.37mi
76195 Deerwood Dr Yulee, FL	4.0	2.5	2757	$2,475	$0.90	24d	1	1.41mi
70305 Winding River Dr Yulee, FL	4.0	3.0	2042	$2,500	$1.22	24d	1	1.50mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: gaspoolgym

Listing history 4 events

1. 2026-03-13
   status Pending 946-char remark

   Show marketing remark (946 chars)

   Beautifully designed Cartesian floor plan featuring 3 bedrooms, 2 full bathrooms, and an enclosed study—perfect for a home office or flex space. The open-concept living area is enhanced by wood-look tile flooring, white cabinetry, and quartz countertops, creating a bright and timeless interior. The kitchen is a standout with a designer vent hood, gas cooktop, built-in microwave and oven, and thoughtful finishes ideal for both everyday living and entertaining. An 8-foot sliding glass door off the dining area opens to a spacious lanai, seamlessly blending indoor and outdoor living. The private owner’s suite features a tray ceiling and a spa-inspired bathroom retreat. Residents enjoy resort-style amenities, including a well-appointed fitness center, luxury pool, and a dedicated lifestyle director offering curated activities and events. A perfect blend of style, comfort, and community living—this home truly has it all.

2. 2026-03-13
   status Pending

   Show marketing remark (946 chars)

   Beautifully designed Cartesian floor plan featuring 3 bedrooms, 2 full bathrooms, and an enclosed study—perfect for a home office or flex space. The open-concept living area is enhanced by wood-look tile flooring, white cabinetry, and quartz countertops, creating a bright and timeless interior. The kitchen is a standout with a designer vent hood, gas cooktop, built-in microwave and oven, and thoughtful finishes ideal for both everyday living and entertaining. An 8-foot sliding glass door off the dining area opens to a spacious lanai, seamlessly blending indoor and outdoor living. The private owner’s suite features a tray ceiling and a spa-inspired bathroom retreat. Residents enjoy resort-style amenities, including a well-appointed fitness center, luxury pool, and a dedicated lifestyle director offering curated activities and events. A perfect blend of style, comfort, and community living—this home truly has it all.

3. 2026-02-11
   listed $449,200 Active 946-char remark

   Show marketing remark (946 chars)

   Beautifully designed Cartesian floor plan featuring 3 bedrooms, 2 full bathrooms, and an enclosed study—perfect for a home office or flex space. The open-concept living area is enhanced by wood-look tile flooring, white cabinetry, and quartz countertops, creating a bright and timeless interior. The kitchen is a standout with a designer vent hood, gas cooktop, built-in microwave and oven, and thoughtful finishes ideal for both everyday living and entertaining. An 8-foot sliding glass door off the dining area opens to a spacious lanai, seamlessly blending indoor and outdoor living. The private owner’s suite features a tray ceiling and a spa-inspired bathroom retreat. Residents enjoy resort-style amenities, including a well-appointed fitness center, luxury pool, and a dedicated lifestyle director offering curated activities and events. A perfect blend of style, comfort, and community living—this home truly has it all.

4. 2026-02-10
   listed $449,200 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,675
• − Mortgage interest: −$25,162
• − Property taxes: −$6,738
• − Insurance: −$2,246
• − Repairs & maintenance: −$2,454
• − Management: −$2,454
• − HOA: −$156
• − Depreciation: −$13,068
• Taxable loss: −$21,603
• Est. tax savings @ 24.0%: +$5,185
• After-tax cash flow: $-7,990/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: 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

+0.0% since first listed

4 events — show timeline

• 2026-03-13 Pending — AINCAR
• 2026-03-13 Pending — realMLS
• 2026-02-11 Listed $449,200 AINCAR
• 2026-02-10 Listed $449,200 realMLS