75695 Bayley Pl · Jacksonville, FL 32097

$447,390

3 bd · 2.0 ba · 2,116 sqft · Land · 125 Days on market

Built 2026 $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
• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Schools +6.0/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.4/10.0

Listing remarks MLS

This beautifully designed one-story home in Tributary offers three bedrooms, two full baths and an enclosed flex space. The versatile layout provides options for a study, playroom or home office. The open living areas create a seamless flow between the kitchen, dining and family spaces. This design supports both everyday living and entertaining with ease. A large sliding glass door extends the dining area to a covered lanai, bringing in natural light and creating a connection to outdoor living. The kitchen features a center island, designer vent hood, gas cooktop, built in microwave and oven, white cabinetry and quartz countertops. The Owner's Retreat offers a comfortable and private space designed for relaxation. Each area of the home is thoughtfully arranged to support both comfort and functionality. Residents enjoy access to community amenities including a fitness center, trails and recreational spaces. This home delivers a balanced lifestyle with style, convenience and a connected community setting. Contact the David Weekley Homes at Tributary Team to learn more about this new home for sale in Yulee, FL!

Key facts

• Open-concept
• Enclosed flex space
• Designer vent hood

Tags

• OPEN-CONCEPT
• ENCLOSED FLEX SPACE
• COVERED LANAI
• INDOOR-OUTDOOR LIVING
• SPACIOUS CENTER ISLAND
• DESIGNER VENT HOOD

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $150; CDD fee applies

Exterior

• Parking: 2-car garage with garage door opener
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public sewer; Cable available
• Home design: Single-family residence; One-story
• Construction: Fiber cement and frame construction; Shingle roof
• Exterior features: Front porch; Rear porch; Sprinklers in front and rear; County road frontage; Community pool (not private)

Interior

• Kitchen: Dishwasher; Gas cooktop; Microwave; Plumbed for ice maker; Tankless water heater
• Bedrooms: 3 bedrooms (all on the first floor)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen island; Primary bathroom with shower (no tub); Primary bedroom on the main floor; Split bedroom plan; Walk-in closet(s)
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $447k.

Deal economics

• At list price, monthly cash flow is $-852 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (33.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (42.9% below list).
• Recommended offer: $256k (42.9% 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 125 days — a 12% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 3 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 (42.9% 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 125 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. 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: 0.57% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.17%
• DSCR: 0.64
• GRM: 14.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 2.88% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.51×
• Total profit: $188,963
• Equity at exit: $403,044

10-year hold

• IRR: 17.2%
• Equity multiple: 5.78×
• Total profit: $598,345
• Equity at exit: $869,180

Cash invested: $125,269 (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): −$2,346
• Tax from tax record: −$326 /mo · $3,916/yr
• Insurance: −$186
• HOA: −$13
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-852

Break-even live

Break-even rent $3,635

Max offer price $296,801

Occupancy floor —

Sensitivity live

Price	-10% $-599	-5% $-726	+0% $-852	+5% $-979	+10% $-1,106
Rent	-10% $-1,054	-5% $-953	+0% $-852	+5% $-751	+10% $-651
Rate	-1.0pp $-627	-0.5pp $-739	base $-852	+0.5pp $-968	+1.0pp $-1,086

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: $111,848
• Closing costs: $13,422
• 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	12d	1	0.99mi
75094 Glenspring Way Yulee, FL	3.0	2.0	2055	$2,500	$1.22	25d	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	25d	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	25d	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	25d	1	1.41mi
70305 Winding River Dr Yulee, FL	4.0	3.0	2042	$2,500	$1.22	25d	1	1.50mi

HOA detail

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

Listing history 18 events

1. 2026-06-21
   days on market $447,390 Active 125 DOM
2. 2026-06-18
   days on market $447,390 Active 122 DOM
3. 2026-06-17
   days on market $447,390 Active 121 DOM
4. 2026-06-16
   days on market $447,390 Active 120 DOM
5. 2026-06-15
   days on market $447,390 Active 119 DOM
6. 2026-06-13
   days on market $447,390 Active 117 DOM
7. 2026-06-13
   days on market $447,390 Active 116 DOM
8. 2026-06-09
   days on market $447,390 Active 113 DOM
9. 2026-06-08
   days on market $447,390 Active 112 DOM
10. 2026-06-07
    pricedays on market $447,390 Active 111 DOM
11. 2026-06-05
    days on market $443,390 Active 108 DOM
12. 2026-06-03
    days on market $443,390 Active 107 DOM
13. 2026-06-02
    days on market $443,390 Active 106 DOM
14. 2026-06-01
    days on market $443,390 Active 105 DOM
15. 2026-05-31
    days on market $443,390 Active 104 DOM
16. 2026-03-12
    listed $443,390 Active 1125-char remark

    Show marketing remark (1125 chars)

    This beautifully designed one-story home in Tributary offers three bedrooms, two full baths and an enclosed flex space. The versatile layout provides options for a study, playroom or home office. The open living areas create a seamless flow between the kitchen, dining and family spaces. This design supports both everyday living and entertaining with ease. A large sliding glass door extends the dining area to a covered lanai, bringing in natural light and creating a connection to outdoor living. The kitchen features a center island, designer vent hood, gas cooktop, built in microwave and oven, white cabinetry and quartz countertops. The Owner's Retreat offers a comfortable and private space designed for relaxation. Each area of the home is thoughtfully arranged to support both comfort and functionality. Residents enjoy access to community amenities including a fitness center, trails and recreational spaces. This home delivers a balanced lifestyle with style, convenience and a connected community setting. Contact the David Weekley Homes at Tributary Team to learn more about this new home for sale in Yulee, FL!

17. 2026-02-16
    listed $443,390 Active
18. 2026-02-13
    listed $443,390 Active 997-char remark

    Show marketing remark (997 chars)

    Beautiful open-concept single-story home offering 3 bedrooms, 2 full bathrooms, and a versatile enclosed flex space—perfect for a study, playroom, den, or home office. The thoughtfully designed layout creates seamless flow between living, dining, and kitchen areas, ideal for both everyday living and entertaining. A large sliding glass door extends the dining area to the covered lanai, creating effortless indoor-outdoor living and bringing in abundant natural light. The kitchen is a true centerpiece, featuring a spacious center island with views of the backyard, a designer vent hood, gas cooktop, built-in microwave and oven, elegant white cabinetry, and stunning quartz countertops. Located in the highly desirable Tributary community, residents enjoy a vibrant neighborhood atmosphere with resort-style amenities, a fitness center, future kayak launch, regional park, scenic walking trails, and so much more. Experience comfort, style, and community all in one exceptional home.

ⓘ 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: $3,916 · $326/mo
• Projected year-2 tax: $3,916 · $326/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Taxation est. · year 1

• Rental income: $30,675
• − Mortgage interest: −$25,061
• − Property taxes: −$3,916
• − Insurance: −$2,237
• − Repairs & maintenance: −$2,454
• − Management: −$2,454
• − HOA: −$156
• − Depreciation: −$13,015
• Taxable loss: −$18,617
• Est. tax savings @ 24.0%: +$4,468
• After-tax cash flow: $-5,761/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

3 events — show timeline

• 2026-03-12 Listed $443,390 Zillow
• 2026-02-16 Listed $443,390 realMLS
• 2026-02-13 Listed $443,390 AINCAR

Property tax history

+1570.5%/yr

Latest (2025): $3,916 · +1570.5% YoY. Source: county tax records.