97500 Albatross Dr · Yulee, FL 32097

$335,000

5 bd · 3.0 ba · 2,595 sqft · SingleFamily public records · 81 Days on market

Built 2018 6,534 sqft lot Est $535k · 37% under $8/mo HOA ↓ 26% since listing

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Why this score? — see what drove the C 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 +15.0/15.0
• Cash flow +11.3/30.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• DSCR +3.3/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Stunning home. Built in 2018, this 5-bedroom, 3-bathroom, 2,595 sq?ft residence offers a bright, open floor plan perfect for family living and entertaining. Features include a spacious kitchen, large living areas, and a serene backyard. Located with convenient access to shopping, dining, and I?95, this home combines comfort, style, and location. Enjoy all the amenities of a planned community including sidewalks, parks, and community upkeep. Don't miss this opportunity?

Key facts

• Open floor plan
• Generous island
• Walk-in closet

Tags

• HERON ISLES COMMUNITY
• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• GENEROUS ISLAND
• ABUNDANT CABINET SPACE
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $100; Not a senior community

Exterior

• Parking: Attached garage; 1-car garage
• Utilities: Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; Residential use
• Exterior features: Lot is approximately 0.15 acres; No private pool

Interior

• Kitchen: Includes dishwasher, electric oven, microwave, refrigerator
• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Dishwasher; Electric oven; Electric water heater; Microwave; Refrigerator
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (19.5% below list).
• Recommended offer: $270k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.2% 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.
• Market conditions: Rents rising (+2.9%/yr); 601 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 953 units permitted in Nassau County in 2024 (24 in 5+ unit buildings).
• This rent runs 35% 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 $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $60k (15%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $269,516 (19.5% 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 81 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. 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: 0.80% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $534,570
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96072 Breezeway Ct	0.46mi	4/3.0 (-1)	2,494 (-4%)	8mo	$490,000	$196	60
96016 Gray Heron Ct	0.18mi	4/2.5 (-1)	2,260 (-13%)	7mo	$364,900	$161	57
96034 Breezeway Ct	0.50mi	4/3.0 (-1)	2,493 (-4%)	12mo	$485,000	$195	55
96075 Sail Wind Way	0.61mi	4/3.5 (-1)	2,693 (+4%)	7mo	$612,550	$227	53
96076 Pirates Bluff Rd	0.57mi	4/3.0 (-1)	2,333 (-10%)	1mo	$469,900	$201	51
96064 Pirates Bluff Rd	0.56mi	5/4.0	2,900 (+12%)	1mo	$600,000	$207	50
96020 Tidal Bay Ct	0.36mi	4/2.5 (-1)	2,244 (-14%)	4mo	$310,000	$138	50
96074 Sail Wind Way	0.66mi	4/3.0 (-1)	2,455 (-5%)	16mo	$687,000	$280	42
96214 Captains Pointe Rd	0.74mi	4/4.5 (-1)	2,642 (+2%)	12mo	$700,000	$265	42
96063 Breezeway Ct	0.50mi	4/3.0 (-1)	2,301 (-11%)	17mo	$475,000	$206	39

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: 23.1%
• Equity multiple: 2.86×
• Total profit: $174,157
• Equity at exit: $301,795

10-year hold

• IRR: 20.6%
• Equity multiple: 6.53×
• Total profit: $518,482
• Equity at exit: $650,831

Cash invested: $93,800 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,695 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$350 /mo · $4,200/yr
• Insurance: −$140
• HOA: −$8
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-125

Break-even live

Break-even rent $2,854

Max offer price $312,890

Occupancy floor 100%

Sensitivity live

Price	-10% $64	-5% $-30	+0% $-125	+5% $-220	+10% $-315
Rent	-10% $-338	-5% $-232	+0% $-125	+5% $-19	+10% $88
Rate	-1.0pp $44	-0.5pp $-40	base $-125	+0.5pp $-212	+1.0pp $-300

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
84143 Swallowtail Dr Yulee, FL	4.0	4.0	2875	$2,500	$0.87	8d	1	0.48mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 17 events

1. 2026-06-01
   status $335,000 Pending 81 DOM
2. 2026-05-31
   days on market $335,000 Active 81 DOM
3. 2026-05-16
   price $335,000
4. 2026-05-07
   price $342,000
5. 2026-05-05
   price $355,000
6. 2026-04-24
   price $365,000
7. 2026-04-08
   price $385,000
8. 2026-03-11
   listed $395,000 Active
9. 2026-02-18
   historical 473-char remark

   Show marketing remark (473 chars)

   Stunning home. Built in 2018, this 5-bedroom, 3-bathroom, 2,595 sq?ft residence offers a bright, open floor plan perfect for family living and entertaining. Features include a spacious kitchen, large living areas, and a serene backyard. Located with convenient access to shopping, dining, and I?95, this home combines comfort, style, and location. Enjoy all the amenities of a planned community including sidewalks, parks, and community upkeep. Don't miss this opportunity?

10. 2026-02-02
    price $410,000 473-char remark

    Show marketing remark (473 chars)

    Stunning home. Built in 2018, this 5-bedroom, 3-bathroom, 2,595 sq?ft residence offers a bright, open floor plan perfect for family living and entertaining. Features include a spacious kitchen, large living areas, and a serene backyard. Located with convenient access to shopping, dining, and I?95, this home combines comfort, style, and location. Enjoy all the amenities of a planned community including sidewalks, parks, and community upkeep. Don't miss this opportunity?

11. 2026-01-26
    price $415,000 473-char remark

    Show marketing remark (473 chars)

    Stunning home. Built in 2018, this 5-bedroom, 3-bathroom, 2,595 sq?ft residence offers a bright, open floor plan perfect for family living and entertaining. Features include a spacious kitchen, large living areas, and a serene backyard. Located with convenient access to shopping, dining, and I?95, this home combines comfort, style, and location. Enjoy all the amenities of a planned community including sidewalks, parks, and community upkeep. Don't miss this opportunity?

12. 2026-01-19
    price $420,000 473-char remark

    Show marketing remark (473 chars)

    Stunning home. Built in 2018, this 5-bedroom, 3-bathroom, 2,595 sq?ft residence offers a bright, open floor plan perfect for family living and entertaining. Features include a spacious kitchen, large living areas, and a serene backyard. Located with convenient access to shopping, dining, and I?95, this home combines comfort, style, and location. Enjoy all the amenities of a planned community including sidewalks, parks, and community upkeep. Don't miss this opportunity?

13. 2026-01-12
    price $430,000 473-char remark

    Show marketing remark (473 chars)

    Stunning home. Built in 2018, this 5-bedroom, 3-bathroom, 2,595 sq?ft residence offers a bright, open floor plan perfect for family living and entertaining. Features include a spacious kitchen, large living areas, and a serene backyard. Located with convenient access to shopping, dining, and I?95, this home combines comfort, style, and location. Enjoy all the amenities of a planned community including sidewalks, parks, and community upkeep. Don't miss this opportunity?

14. 2026-01-02
    listed $440,000 Active 473-char remark

    Show marketing remark (473 chars)

    Stunning home. Built in 2018, this 5-bedroom, 3-bathroom, 2,595 sq?ft residence offers a bright, open floor plan perfect for family living and entertaining. Features include a spacious kitchen, large living areas, and a serene backyard. Located with convenient access to shopping, dining, and I?95, this home combines comfort, style, and location. Enjoy all the amenities of a planned community including sidewalks, parks, and community upkeep. Don't miss this opportunity?

15. 2025-12-30
    historical 984-char remark

    Show marketing remark (984 chars)

    Motivated Seller! Don't miss this incredible opportunity to own a spacious and beautifully maintained 5-bedroom, 3-bath home in the desirable Heron Isles community. Built in 2018, this open-concept floor plan offers nearly 2,600 sq ft of comfortable living space with modern finishes throughout. The light-filled kitchen features stainless steel appliances, a large island, and plenty of storage — perfect for family gatherings or entertaining. The inviting master suite includes a walk-in closet and a private ensuite bath, while the additional bedrooms offer flexibility for guests, an office, or a playroom. Enjoy relaxing evenings on the covered patio overlooking the backyard, or take advantage of the community's convenient Yulee location — close to shopping, restaurants, beaches, and top-rated Nassau County schools. Low HOA fees and a family-friendly neighborhood make this home a true gem. Seller is highly motivated — bring all reasonable offers!

16. 2025-12-02
    price $400,000 984-char remark

    Show marketing remark (984 chars)

    Motivated Seller! Don't miss this incredible opportunity to own a spacious and beautifully maintained 5-bedroom, 3-bath home in the desirable Heron Isles community. Built in 2018, this open-concept floor plan offers nearly 2,600 sq ft of comfortable living space with modern finishes throughout. The light-filled kitchen features stainless steel appliances, a large island, and plenty of storage — perfect for family gatherings or entertaining. The inviting master suite includes a walk-in closet and a private ensuite bath, while the additional bedrooms offer flexibility for guests, an office, or a playroom. Enjoy relaxing evenings on the covered patio overlooking the backyard, or take advantage of the community's convenient Yulee location — close to shopping, restaurants, beaches, and top-rated Nassau County schools. Low HOA fees and a family-friendly neighborhood make this home a true gem. Seller is highly motivated — bring all reasonable offers!

17. 2025-11-20
    listed $450,000 Active 984-char remark

    Show marketing remark (984 chars)

    Motivated Seller! Don't miss this incredible opportunity to own a spacious and beautifully maintained 5-bedroom, 3-bath home in the desirable Heron Isles community. Built in 2018, this open-concept floor plan offers nearly 2,600 sq ft of comfortable living space with modern finishes throughout. The light-filled kitchen features stainless steel appliances, a large island, and plenty of storage — perfect for family gatherings or entertaining. The inviting master suite includes a walk-in closet and a private ensuite bath, while the additional bedrooms offer flexibility for guests, an office, or a playroom. Enjoy relaxing evenings on the covered patio overlooking the backyard, or take advantage of the community's convenient Yulee location — close to shopping, restaurants, beaches, and top-rated Nassau County schools. Low HOA fees and a family-friendly neighborhood make this home a true gem. Seller is highly motivated — bring all reasonable offers!

ⓘ 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: $4,200 · $350/mo
• Projected year-2 tax: $4,200 · $350/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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 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: $32,342
• − Mortgage interest: −$18,765
• − Property taxes: −$4,200
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,587
• − Management: −$2,587
• − HOA: −$96
• − Depreciation: −$9,745
• Taxable loss: −$7,314
• Est. tax savings @ 24.0%: +$1,755
• After-tax cash flow: $253/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

-25.6% since first listed

15 events — show timeline

• 2026-05-16 Price Changed $335,000 realMLS
• 2026-05-07 Price Changed $342,000 realMLS
• 2026-05-05 Price Changed $355,000 realMLS
• 2026-04-24 Price Changed $365,000 realMLS
• 2026-04-08 Price Changed $385,000 realMLS
• 2026-03-11 Listed $395,000 realMLS
• 2026-02-18 Listing Removed — realMLS
• 2026-02-02 Price Changed $410,000 realMLS
• 2026-01-26 Price Changed $415,000 realMLS
• 2026-01-19 Price Changed $420,000 realMLS
• 2026-01-12 Price Changed $430,000 realMLS
• 2026-01-02 Listed $440,000 realMLS
• 2025-12-30 Listing Removed — realMLS
• 2025-12-02 Price Changed $400,000 realMLS
• 2025-11-20 Listed $450,000 realMLS

Property tax history

+21.5%/yr

Latest (2025): $4,200 · +1.1% YoY. Source: county tax records.