76674 Timbercreek Blvd · Yulee, FL 32097

$305,000

3 bd · 2.0 ba · 1,558 sqft · SingleFamily public records · 127 Days on market

Built 2013 7,405 sqft lot Est $301k · 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).

• Cash flow +10.6/30.0
• Appreciation +10.0/10.0
• ARV discount +6.9/15.0
• Schools +6.0/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• DSCR +3.1/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This nice pond-front 3-bedroom home in Timber Creek awaits its new owner! This home has a split bedroom plan, and the master suite has a very large master closet with freshly painted walls. The main living area has an open floor plan with the kitchen overlooking the dining area and large family room. Timber Creek has a lot of amenities including a pool, clubhouse, basketball courts, soccer fields, and playground. The home is in an 'A' rated school district and zoned for the new Wildlight elementary school. This home is close to I95 and a short drive to Amelia Island Beaches & the Jacksonville airport! No CDD fees! Schedule your showing today!

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association with semi-annual fee; Association amenities include basketball court, clubhouse and playground; Association fee collected semi-annually

Exterior

• Parking: Attached garage with automatic door opener; 2-car garage
• Utilities: Public sewer; Cable available
• Home design: Single-family residence; One story
• Construction: Frame, stucco and vinyl siding construction; Shingle roof
• Exterior features: Community pool (not private)

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Breakfast bar; Entrance foyer; Pantry; Primary bathroom with tub and shower; Walk-in closets; Fireplace (other type)
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (19.7% below list).
• Recommended offer: $245k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.4% in Yulee — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 11 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 $33k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,987 (19.7% 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 127 days. Have you received any prior offers? Is the seller open to a 20% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.80% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.12%
• DSCR: 0.91
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $300,694
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76384 Deerwood Dr	0.25mi	3/2.0	1,574 (+1%)	8mo	$275,000	$175	80
75047 Ravenwood Dr	0.29mi	3/2.0	1,630 (+5%)	1mo	$309,900	$190	78
77408 Cobblestone Dr	0.09mi	3/2.0	1,728 (+11%)	5mo	$334,000	$193	73
76185 Deerwood Dr	0.32mi	3/2.0	1,632 (+5%)	6mo	$280,000	$172	72
76383 Timbercreek Blvd	0.39mi	3/2.0	1,591 (+2%)	8mo	$295,000	$185	71
65688 Edgewater Dr	0.34mi	3/2.0	1,701 (+9%)	6mo	$355,000	$209	64
76044 Deerwood Dr	0.46mi	3/2.0	1,596 (+2%)	12mo	$332,000	$208	64
65394 River Glen Pkwy	0.58mi	3/2.0	1,711 (+10%)	1mo	$348,000	$203	56
78151 Duckwood Trl	0.13mi	4/2.0 (+1)	1,790 (+15%)	10mo	$322,900	$180	56
75078 Glenspring Way	0.40mi	3/2.0	1,764 (+13%)	6mo	$350,000	$198	54
70013 Misty Lake Ct	0.59mi	4/2.0 (+1)	1,705 (+9%)	2mo	$329,000	$193	50
70163 Roseapple Ct	0.65mi	3/2.0	1,711 (+10%)	12mo	$339,000	$198	43

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: 22.7%
• Equity multiple: 2.83×
• Total profit: $156,225
• Equity at exit: $274,768

10-year hold

• IRR: 20.3%
• Equity multiple: 6.47×
• Total profit: $467,068
• Equity at exit: $592,548

Cash invested: $85,400 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,450 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$315 /mo · $3,778/yr
• Insurance: −$127
• HOA: −$45
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-151

Break-even live

Break-even rent $2,641

Max offer price $278,333

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75075 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,399	$1.29	4d	1	0.19mi
75045 Morning Glen Ct Yulee, FL	3.0	2.0	1685	$2,310	$1.37	20d	1	0.23mi
75008 Morning Glen Ct Yulee, FL	4.0	2.0	1856	$2,300	$1.24	23d	1	0.31mi
70305 Winding River Dr Yulee, FL	4.0	3.0	2042	$2,500	$1.22	23d	1	0.35mi
75094 Glenspring Way Yulee, FL	3.0	2.0	2055	$2,500	$1.22	23d	1	0.41mi
65303 River Glen Pkwy Yulee, FL	4.0	2.0	2160	$2,400	$1.11	23d	1	0.46mi
75346 Bridgewater Dr Yulee, FL	3.0	2.0	1711	$2,300	$1.34	23d	1	0.48mi
65343 River Glen Pkwy Yulee, FL	3.0	2.0	1714	$2,195	$1.28	23d	1	0.49mi
75094 Fern Creek Dr Yulee, FL	4.0	2.0	2193	$2,495	$1.14	2d	1	0.57mi
65013 Lagoon Forest Dr Yulee, FL	4.0	2.5	2245	$2,800	$1.25	10d	1	0.69mi
74700 Mills Preserve Cir Yulee, FL	1.0–3.0	1.0–2.0	1127	$2,025	$1.80	23d	1	1.10mi

HOA detail

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

Listing history 29 events

1. 2026-06-18
   days on market $305,000 Active 127 DOM
2. 2026-06-17
   days on market $305,000 Active 126 DOM
3. 2026-06-16
   days on market $305,000 Active 125 DOM
4. 2026-06-15
   days on market $305,000 Active 124 DOM
5. 2026-06-13
   days on market $305,000 Active 122 DOM
6. 2026-06-13
   days on market $305,000 Active 121 DOM
7. 2026-06-10
   price $305,000 Active 118 DOM
8. 2026-06-09
   days on market $309,900 Active 118 DOM
9. 2026-06-08
   days on market $309,900 Active 117 DOM
10. 2026-06-07
    days on market $309,900 Active 116 DOM
11. 2026-06-05
    days on market $309,900 Active 113 DOM
12. 2026-06-03
    days on market $309,900 Active 112 DOM
13. 2026-06-02
    days on market $309,900 Active 111 DOM
14. 2026-06-01
    days on market $309,900 Active 110 DOM
15. 2026-05-31
    days on market $309,900 Active 109 DOM
16. 2026-04-21
    price $309,900
17. 2026-04-03
    price $320,000
18. 2026-03-18
    price $330,000
19. 2026-02-27
    price $335,000
20. 2026-02-01
    listed $340,000 Active
21. 2022-10-14
    soldstatus $300,000
22. 2022-10-13
    soldstatus $300,000 Sold 654-char remark

    Show marketing remark (656 chars)

    This nice pond-front 3-bedroom home in Timber Creek awaits its new owner! This home has a split bedroom plan, and the master suite has a very large master closet with freshly painted walls. The main living area has an open floor plan with the kitchen overlooking the dining area and large family room. Timber Creek has a lot of amenities including a pool, clubhouse, basketball courts, soccer fields, and playground. The home is in an 'A' rated school district and zoned for the new Wildlight elementary school. This home is close to I95 and a short drive to Amelia Island Beaches & the Jacksonville airport! No CDD fees! Schedule your showing today!

23. 2022-10-13
    soldstatus $300,000 Closed 656-char remark

    Show marketing remark (656 chars)

    This nice pond-front 3-bedroom home in Timber Creek awaits its new owner! This home has a split bedroom plan, and the master suite has a very large master closet with freshly painted walls. The main living area has an open floor plan with the kitchen overlooking the dining area and large family room. Timber Creek has a lot of amenities including a pool, clubhouse, basketball courts, soccer fields, and playground. The home is in an 'A' rated school district and zoned for the new Wildlight elementary school. This home is close to I95 and a short drive to Amelia Island Beaches & the Jacksonville airport! No CDD fees! Schedule your showing today!

24. 2022-09-19
    historical 656-char remark

    Show marketing remark (656 chars)

    This nice pond-front 3-bedroom home in Timber Creek awaits its new owner! This home has a split bedroom plan, and the master suite has a very large master closet with freshly painted walls. The main living area has an open floor plan with the kitchen overlooking the dining area and large family room. Timber Creek has a lot of amenities including a pool, clubhouse, basketball courts, soccer fields, and playground. The home is in an 'A' rated school district and zoned for the new Wildlight elementary school. This home is close to I95 and a short drive to Amelia Island Beaches & the Jacksonville airport! No CDD fees! Schedule your showing today!

25. 2022-09-16
    status Pending 654-char remark

    Show marketing remark (654 chars)

    This nice pond-front 3-bedroom home in Timber Creek awaits its new owner! This home has a split bedroom plan, and the master suite has a very large master closet with freshly painted walls. The main living area has an open floor plan with the kitchen overlooking the dining area and large family room. Timber Creek has a lot of amenities including a pool, clubhouse, basketball courts, soccer fields, and playground. The home is in an 'A' rated school district and zoned for the new Wildlight elementary school. This home is close to I95 and a short drive to Amelia Island Beaches & the Jacksonville airport! No CDD fees! Schedule your showing today!

26. 2022-09-14
    listed $305,000 Active 654-char remark

    Show marketing remark (656 chars)

    This nice pond-front 3-bedroom home in Timber Creek awaits its new owner! This home has a split bedroom plan, and the master suite has a very large master closet with freshly painted walls. The main living area has an open floor plan with the kitchen overlooking the dining area and large family room. Timber Creek has a lot of amenities including a pool, clubhouse, basketball courts, soccer fields, and playground. The home is in an 'A' rated school district and zoned for the new Wildlight elementary school. This home is close to I95 and a short drive to Amelia Island Beaches & the Jacksonville airport! No CDD fees! Schedule your showing today!

27. 2022-09-14
    listed $305,000 656-char remark

    Show marketing remark (656 chars)

    This nice pond-front 3-bedroom home in Timber Creek awaits its new owner! This home has a split bedroom plan, and the master suite has a very large master closet with freshly painted walls. The main living area has an open floor plan with the kitchen overlooking the dining area and large family room. Timber Creek has a lot of amenities including a pool, clubhouse, basketball courts, soccer fields, and playground. The home is in an 'A' rated school district and zoned for the new Wildlight elementary school. This home is close to I95 and a short drive to Amelia Island Beaches & the Jacksonville airport! No CDD fees! Schedule your showing today!

28. 2013-05-31
    soldstatus $148,763
29. 2012-12-30
    listed $148,763

ⓘ 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: $3,778 · $315/mo
• Projected year-2 tax: $3,778 · $315/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 22 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: $29,398
• − Mortgage interest: −$17,085
• − Property taxes: −$3,778
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − HOA: −$540
• − Depreciation: −$8,873
• Taxable loss: −$7,106
• Est. tax savings @ 24.0%: +$1,705
• After-tax cash flow: $-106/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

+108.3% since first listed

14 events — show timeline

• 2026-04-21 Price Changed $309,900 realMLS
• 2026-04-03 Price Changed $320,000 realMLS
• 2026-03-18 Price Changed $330,000 realMLS
• 2026-02-27 Price Changed $335,000 realMLS
• 2026-02-01 Listed $340,000 realMLS
• 2022-10-14 Sold (Public Records) $300,000 Public Records
• 2022-10-13 Sold (MLS) $300,000 AINCAR
• 2022-10-13 Sold (MLS) $300,000 realMLS
• 2022-09-19 Delisted — AINCAR
• 2022-09-16 Pending — realMLS
• 2022-09-14 Listed $305,000 AINCAR
• 2022-09-14 Listed $305,000 realMLS
• 2013-05-31 Sold (MLS) $148,763 AINCAR
• 2012-12-30 Listed $148,763 AINCAR

Property tax history

+10.7%/yr

Latest (2025): $3,778 · +1.6% YoY. Source: county tax records.