96102 Windsor Dr · Yulee, FL 32097

$529,500

4 bd · 3.0 ba · 2,463 sqft · SingleFamily public records · 49 Days on market

Built 2008 10,018 sqft lot Est $596k · 11% under $60/mo HOA · 2% of rent ↓ 52% since listing

---

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).

• ARV discount +12.5/15.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• Cash flow +5.9/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.3/10.0

Listing remarks MLS

Beautifully updated and move-in ready, this exceptional home offers refined coastal living in a prime location. Thoughtfully enhanced with attention to every detail, with over $100K of custom grade improvements inside and out, nothing has been overlooked. White picket-fenced back and side yards, paver driveway and walkway, new architectural roof, and thoughtful landscaping add to the home's impressive curb appeal. The spacious screened-in lanai leads you out to a private and maintenance-free back yard with newly installed high-end artificial grass and a stone retaining wall. Enjoy the tranquility, listen to the songbirds, and watch for herons and owls that frequent the spring-fed tidal creek. Inside, the chef's kitchen features a beautiful tile backsplash, an oversized island, quartz countertops, custom pantry storage, and smart under-cabinet lighting, designed for effortless entertaining and everyday living. Premium carpentry includes 4" plantation shutters throughout, custom closets, and bamboo hardwood flooring. A premium, variable-speed, brand-new Trane HVAC system, Wi-Fi-enabled garage door opener, smart irrigation control, whole-house water filter, and a salt-free softener enhance comfort and efficiency. The spacious primary suite offers a relaxing retreat with quartz dual vanities, a soaking tub, a separate shower, and an oversized walk-in custom closet system. Additional highlights include whole-home hurricane shutters and thoughtfully designed storage throughout. Blending modern upgrades with timeless style and low-maintenance outdoor living, this beautifully appointed residence delivers a welcoming, high-end lifestyle in one of the area's most desirable neighborhoods with a low HOA and a private kayak dock.

Key facts

• White picket fence
• Screened lanai
• Paver drive

Tags

• CUSTOM UPGRADES
• WHITE PICKET FENCE
• PAVER DRIVE
• NEW ARCHITECTURAL ROOF
• LUSH LANDSCAPING
• SCREENED LANAI

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $724; Community sidewalks; Not a senior community

Exterior

• Parking: Attached garage with garage door opener; 2-car garage
• Security: Owned security system; Smoke detectors
• Utilities: Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One story
• Construction: Frame, stone, and stucco construction
• Exterior features: Front porch; Rear screened porch; Back yard fencing (vinyl and other); Shed(s) on property; Shingle roof; Private paved road frontage

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Water softener (owned)
• Bedrooms: 4 bedrooms
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast nook; Ceiling fans; Eat-in kitchen; Entrance foyer; Jack-and-Jill bathroom; Kitchen island; Open floorplan; Pantry; Primary bathroom with tub and separate shower; Walk-in closets
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $530k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $349k (34.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (44.1% below list).
• Recommended offer: $296k (44.1% below list) — sets the bar for 1% rule.

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: Yulee Primary School (658 students, 51% 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 42% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 596 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $57k of equity ($4k loan paydown + $53k 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 ~$91k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($514k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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.
• Current owner paid $290k; list at $530k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $296,243 (44.1% 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 49 days. Have you received any prior offers? Is the seller open to a 44% 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: 0.56% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.29%
• DSCR: 0.63
• GRM: 14.9

CMA / ARV

• ARV (on-the-fly): $596,046
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96218 Windsor Dr	0.12mi	4/2.5	2,670 (+8%)	4mo	$574,900	$215	75
96127 Ashford Ct	0.08mi	5/3.0 (+1)	2,556 (+4%)	22mo	$470,000	$184	67
93482 Sandown Dr	0.72mi	3/2.5 (-1)	2,445 (-1%)	9mo	$600,000	$245	51
93433 Sandown Dr	0.74mi	3/2.5 (-1)	2,443 (-1%)	9mo	$616,099	$252	49
93065 Sandown Dr	0.57mi	4/3.5	2,715 (+10%)	22mo	$657,500	$242	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: 18.4%
• Equity multiple: 2.50×
• Total profit: $222,647
• Equity at exit: $477,016

10-year hold

• IRR: 17.1%
• Equity multiple: 5.76×
• Total profit: $705,970
• Equity at exit: $1,028,702

Cash invested: $148,260 (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: 14.9×

Monthly cashflow live

• Estimated rent: $2,962 medium
• Mortgage (P&I): −$2,777
• Tax from tax record: −$307 /mo · $3,687/yr
• Insurance: −$221
• HOA: −$60
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $-1,024

Break-even live

Break-even rent $4,259

Max offer price $348,552

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: $132,375
• Closing costs: $15,885
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33410 Sunny Parke Cir Fernandina Beach, FL	3.0	2.0	1897	$3,250	$1.71	20d	1	1.06mi
96013 Waters Ct Fernandina Beach, FL	3.0	2.0	1628	$2,395	$1.47	4d	1	1.23mi
32330 Sunny Parke Dr Fernandina Beach, FL	4.0	3.0	2356	$2,750	$1.17	24d	1	1.34mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: waterinternetlandscaping

Listing history 21 events

1. 2026-06-05
   statusdays on market $529,500 Pending 49 DOM
2. 2026-06-03
   days on market $529,500 Active 48 DOM
3. 2026-06-02
   days on market $529,500 Active 47 DOM
4. 2026-06-01
   days on market $529,500 Active 46 DOM
5. 2026-05-31
   days on market $529,500 Active 45 DOM
6. 2026-05-02
   status Pending 1751-char remark

   Show marketing remark (1751 chars)

   Beautifully updated and move-in ready, this exceptional home offers refined coastal living in a prime location. Thoughtfully enhanced with attention to every detail, with over $100K of custom grade improvements inside and out, nothing has been overlooked. White picket-fenced back and side yards, paver driveway and walkway, new architectural roof, and thoughtful landscaping add to the home's impressive curb appeal. The spacious screened-in lanai leads you out to a private and maintenance-free back yard with newly installed high-end artificial grass and a stone retaining wall. Enjoy the tranquility, listen to the songbirds, and watch for herons and owls that frequent the spring-fed tidal creek. Inside, the chef's kitchen features a beautiful tile backsplash, an oversized island, quartz countertops, custom pantry storage, and smart under-cabinet lighting, designed for effortless entertaining and everyday living. Premium carpentry includes 4" plantation shutters throughout, custom closets, and bamboo hardwood flooring. A premium, variable-speed, brand-new Trane HVAC system, Wi-Fi-enabled garage door opener, smart irrigation control, whole-house water filter, and a salt-free softener enhance comfort and efficiency. The spacious primary suite offers a relaxing retreat with quartz dual vanities, a soaking tub, a separate shower, and an oversized walk-in custom closet system. Additional highlights include whole-home hurricane shutters and thoughtfully designed storage throughout. Blending modern upgrades with timeless style and low-maintenance outdoor living, this beautifully appointed residence delivers a welcoming, high-end lifestyle in one of the area's most desirable neighborhoods with a low HOA and a private kayak dock.

7. 2026-04-27
   price $529,500
8. 2026-04-26
   price $529,500 1751-char remark

   Show marketing remark (1751 chars)

   Beautifully updated and move-in ready, this exceptional home offers refined coastal living in a prime location. Thoughtfully enhanced with attention to every detail, with over $100K of custom grade improvements inside and out, nothing has been overlooked. White picket-fenced back and side yards, paver driveway and walkway, new architectural roof, and thoughtful landscaping add to the home's impressive curb appeal. The spacious screened-in lanai leads you out to a private and maintenance-free back yard with newly installed high-end artificial grass and a stone retaining wall. Enjoy the tranquility, listen to the songbirds, and watch for herons and owls that frequent the spring-fed tidal creek. Inside, the chef's kitchen features a beautiful tile backsplash, an oversized island, quartz countertops, custom pantry storage, and smart under-cabinet lighting, designed for effortless entertaining and everyday living. Premium carpentry includes 4" plantation shutters throughout, custom closets, and bamboo hardwood flooring. A premium, variable-speed, brand-new Trane HVAC system, Wi-Fi-enabled garage door opener, smart irrigation control, whole-house water filter, and a salt-free softener enhance comfort and efficiency. The spacious primary suite offers a relaxing retreat with quartz dual vanities, a soaking tub, a separate shower, and an oversized walk-in custom closet system. Additional highlights include whole-home hurricane shutters and thoughtfully designed storage throughout. Blending modern upgrades with timeless style and low-maintenance outdoor living, this beautifully appointed residence delivers a welcoming, high-end lifestyle in one of the area's most desirable neighborhoods with a low HOA and a private kayak dock.

9. 2026-04-16
   listed $549,000 Active
10. 2026-04-10
    listed $549,000 Active 1751-char remark

    Show marketing remark (1751 chars)

    Beautifully updated and move-in ready, this exceptional home offers refined coastal living in a prime location. Thoughtfully enhanced with attention to every detail, with over $100K of custom grade improvements inside and out, nothing has been overlooked. White picket-fenced back and side yards, paver driveway and walkway, new architectural roof, and thoughtful landscaping add to the home's impressive curb appeal. The spacious screened-in lanai leads you out to a private and maintenance-free back yard with newly installed high-end artificial grass and a stone retaining wall. Enjoy the tranquility, listen to the songbirds, and watch for herons and owls that frequent the spring-fed tidal creek. Inside, the chef's kitchen features a beautiful tile backsplash, an oversized island, quartz countertops, custom pantry storage, and smart under-cabinet lighting, designed for effortless entertaining and everyday living. Premium carpentry includes 4" plantation shutters throughout, custom closets, and bamboo hardwood flooring. A premium, variable-speed, brand-new Trane HVAC system, Wi-Fi-enabled garage door opener, smart irrigation control, whole-house water filter, and a salt-free softener enhance comfort and efficiency. The spacious primary suite offers a relaxing retreat with quartz dual vanities, a soaking tub, a separate shower, and an oversized walk-in custom closet system. Additional highlights include whole-home hurricane shutters and thoughtfully designed storage throughout. Blending modern upgrades with timeless style and low-maintenance outdoor living, this beautifully appointed residence delivers a welcoming, high-end lifestyle in one of the area's most desirable neighborhoods with a low HOA and a private kayak dock.

11. 2018-08-02
    soldstatus $290,100
12. 2018-07-30
    soldstatus $290,000 737-char remark

    Show marketing remark (737 chars)

    OPEN HOUSE SAT. JUNE 16TH 11AM-2PM! Elegant Executive style Home ready for a new family.Large Open floor plan with Large Equipped Kitchen, Formal Dining Room and Breakfast Cafe area. Master Suite with private door to Lanai, Master Bath with large walk in shower, Garden Tub, large closet.Split Bedroom arrangement. Quiet, private home in popular subdivision of Marshes of Lanceford. Small,unique subdivision convenient to everything! You will love the floor plan of this well cared for, one owner home! Sit on your private Lania and enjoy your morning coffee with nature at your back door. Community dock for you to enjoy the water. Home has pavers for driveway and walkway to this Beauty. See this home today so you will not miss out!

13. 2018-07-30
    soldstatus $290,000

    Show marketing remark (737 chars)

    OPEN HOUSE SAT. JUNE 16TH 11AM-2PM! Elegant Executive style Home ready for a new family.Large Open floor plan with Large Equipped Kitchen, Formal Dining Room and Breakfast Cafe area. Master Suite with private door to Lanai, Master Bath with large walk in shower, Garden Tub, large closet.Split Bedroom arrangement. Quiet, private home in popular subdivision of Marshes of Lanceford. Small,unique subdivision convenient to everything! You will love the floor plan of this well cared for, one owner home! Sit on your private Lania and enjoy your morning coffee with nature at your back door. Community dock for you to enjoy the water. Home has pavers for driveway and walkway to this Beauty. See this home today so you will not miss out!

14. 2018-03-12
    listed $324,900
15. 2018-02-05
    listed $299,900
16. 2018-01-05
    listed $299,900 737-char remark

    Show marketing remark (737 chars)

    OPEN HOUSE SAT. JUNE 16TH 11AM-2PM! Elegant Executive style Home ready for a new family.Large Open floor plan with Large Equipped Kitchen, Formal Dining Room and Breakfast Cafe area. Master Suite with private door to Lanai, Master Bath with large walk in shower, Garden Tub, large closet.Split Bedroom arrangement. Quiet, private home in popular subdivision of Marshes of Lanceford. Small,unique subdivision convenient to everything! You will love the floor plan of this well cared for, one owner home! Sit on your private Lania and enjoy your morning coffee with nature at your back door. Community dock for you to enjoy the water. Home has pavers for driveway and walkway to this Beauty. See this home today so you will not miss out!

17. 2009-02-05
    soldstatus $235,000
18. 2009-02-05
    soldstatus $235,000
19. 2008-08-13
    listed $249,990
20. 2008-08-13
    listed $249,990
21. 2007-06-29
    soldstatus $1,102,400

ⓘ 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: $3,687 · $307/mo
• Projected year-2 tax: $4,395 · $366/mo
• Expected delta: +$708/yr (+$59/mo · 19.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,549
• − Mortgage interest: −$29,660
• − Property taxes: −$3,687
• − Insurance: −$2,648
• − Repairs & maintenance: −$2,844
• − Management: −$2,844
• − HOA: −$720
• − Depreciation: −$15,404
• Taxable loss: −$22,257
• Est. tax savings @ 24.0%: +$5,342
• After-tax cash flow: $-6,950/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

• Census place: Yulee, FL
• 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

-52.0% since first listed

16 events — show timeline

• 2026-05-02 Pending — AINCAR
• 2026-04-27 Price Changed $529,500 realMLS
• 2026-04-26 Price Changed $529,500 AINCAR
• 2026-04-16 Listed $549,000 realMLS
• 2026-04-10 Listed $549,000 AINCAR
• 2018-08-02 Sold (Public Records) $290,100 Public Records
• 2018-07-30 Sold (MLS) $290,000 AINCAR
• 2018-07-30 Sold (MLS) $290,000 realMLS
• 2018-03-12 Listed $324,900 AINCAR
• 2018-02-05 Listed $299,900 AINCAR
• 2018-01-05 Listed $299,900 realMLS
• 2009-02-05 Sold (MLS) $235,000 AINCAR
• 2009-02-05 Sold (MLS) $235,000 realMLS
• 2008-08-13 Listed $249,990 AINCAR
• 2008-08-13 Listed $249,990 realMLS
• 2007-06-29 Sold (Public Records) $1,102,400 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,687 · +1.4% YoY. Source: county tax records.