436 Jubilee Cir · Yulee, FL 32097

$345,000

2 bd · 2.0 ba · 1,542 sqft · SingleFamily · 5 Days on market

Built 2024 4,504 sqft lot Est $447k · 23% under $502/mo HOA · 19% of rent ↓ 9% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• Cash flow +4.4/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Enjoy the best of Florida's 55+ resort living in this beautifully furnished 2-bedroom, 2-bath villa with a flex room in Del Webb Wildlight. Set on a private, landscaped homesite, this open-concept home features a bright great room, dining area, and gourmet kitchen with upgraded countertops and stylish backsplash. The spacious primary suite offers a spa-like bath, and bidirectional sliding doors open to a screened lanai for relaxing outdoor living. Villa ownership provides true low-maintenance convenience with exterior washing, roof replacement, painting, landscaping, and termite protection included. Residents enjoy access to The Horizon Club with resort-style pools, fitness center, pickleball and tennis courts, bar and grill, walking trails, and social events. Ideally located near I-95, JAX airport, and minutes from Amelia Island's beaches, golf, and historic downtown, this home offers easy coastal living with opportunities to stay active and connected.

Key facts

• Large center island
• Upgraded countertops
• Stylish backsplash

Tags

• OPEN-CONCEPT LAYOUT
• GOURMET KITCHEN
• UPGRADED COUNTERTOPS
• STYLISH BACKSPLASH
• LARGE CENTER ISLAND
• PRIVATE PRIMARY SUITE

Property features AI

Finance

• Other: Community amenities include clubhouse, fitness center, jogging path, playground, tennis courts, pickleball, and barbecue areas
• Financial info: CDD fee amount $950.02
• HOA & community: Homeowners association with monthly fee; Monthly association fee of $502; Association fee includes grounds maintenance; CDD fee applicable

Exterior

• Parking: 2-car garage with garage door opener
• Security: 24-hour security; Gated community with guard; Security gate; Carbon monoxide detectors
• Utilities: Public sewer; Water available; Electricity available; Cable available
• Home design: Single family residence; One-story
• Construction: Fiber cement siding; Shingle roof
• Exterior features: Rear screened porch; Community pool and spa; Concrete road access

Interior

• Kitchen: Dishwasher; Disposal; Gas cooktop; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen island; Open floorplan; Pantry; Primary bathroom with shower (no tub); Walk-in closets
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-903 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (46.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (24.8% below list).
• Recommended offer: $185k (46.2% below list) — sets the bar for cash-flow.

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); 601 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $37k 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 ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $185,464 (46.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 3.15%
• Cash-on-cash: -11.22%
• DSCR: 0.50
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $447,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
479 Jubilee Cir	0.05mi	2/2.0	1,542 (0%)	1mo	$371,000	$241	97
564 Jubilee Cir	0.10mi	3/2.0 (+1)	1,542 (0%)	1mo	$320,000	$208	90
636 Del Webb Pkwy	0.26mi	2/2.0	1,529 (-1%)	2mo	$364,090	$238	85
769 Del Webb Pkwy	0.41mi	2/2.0	1,581 (+2%)	2mo	$476,916	$302	75
638 Ecliptic Loop	0.37mi	2/2.0	1,600 (+4%)	3mo	$464,440	$290	74
787 Ecliptic Loop	0.49mi	2/2.0	1,581 (+2%)	3mo	$464,040	$294	71
688 Continuum Loop	0.24mi	2/2.0	1,348 (-13%)	1mo	$425,000	$315	67
401 Tranquil Trail Cir	0.34mi	2/2.0	1,343 (-13%)	1mo	$379,410	$283	62
444 Tranquil Trail Cir	0.31mi	2/2.0	1,343 (-13%)	4mo	$442,040	$329	60
777 Del Webb Pkwy	0.41mi	3/2.0 (+1)	1,405 (-9%)	4mo	$472,040	$336	58
230 Julep St	0.64mi	3/2.0 (+1)	1,491 (-3%)	3mo	$325,000	$218	58
632 Palmetto Pl	0.66mi	3/2.0 (+1)	1,727 (+12%)	3mo	$405,000	$235	42

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: 16.4%
• Equity multiple: 2.35×
• Total profit: $130,453
• Equity at exit: $310,803

10-year hold

• IRR: 15.7%
• Equity multiple: 5.45×
• Total profit: $429,537
• Equity at exit: $670,259

Cash invested: $96,600 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,595 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$498 /mo · $5,980/yr
• Insurance: −$144
• HOA: −$502
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-903

Break-even live

Break-even rent $3,738

Max offer price $185,464

Occupancy floor —

Sensitivity live

Price	-10% $-708	-5% $-805	+0% $-903	+5% $-1,001	+10% $-1,098
Rent	-10% $-1,108	-5% $-1,006	+0% $-903	+5% $-801	+10% $-698
Rate	-1.0pp $-729	-0.5pp $-815	base $-903	+0.5pp $-992	+1.0pp $-1,083

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
722 Cool Breeze Way Yulee, FL	2.0	2.0	1541	$3,100	$2.01	23d	1	0.33mi
719 Cool Breeze Way Yulee, FL	3.0	2.0	1575	$2,995	$1.90	13d	1	0.35mi
504 Blue Daze St Yulee, FL	3.0	2.5	2038	$2,595	$1.27	25d	1	0.69mi
213 Daydream Ave Yulee, FL	3.0	2.5	1876	$2,950	$1.57	25d	1	0.73mi
125 Daydream Ave Yulee, FL	1.0–2.0	1.0–2.0	897	$2,049	$2.28	3d	11	0.89mi
305 Whitby Dr Yulee, FL	1.0–3.0	1.0–2.5	1279	$2,292	$1.79	3d	45	0.90mi
549 Wildlight Ave Yulee, FL	1.0–3.0	1.0–2.0	988	$1,897	$1.92	3d	32	1.11mi

HOA detail

• Monthly dues: $502 · $6,024/yr
• Likely covers: landscapingpoolgym

Listing history 6 events

1. 2026-06-21
   days on market $345,000 Active 5 DOM
2. 2026-06-18
   days on market $345,000 Active 2 DOM
3. 2026-06-16
   days on marketlisting id $345,000 Active 1 DOM
4. 2026-06-15
   days on market $345,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $345,000 Active 1 DOM

ⓘ 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: $5,980 · $498/mo
• Projected year-2 tax: $5,980 · $498/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 5/10 Major
• 🌡 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 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,142
• − Mortgage interest: −$19,325
• − Property taxes: −$5,980
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,491
• − Management: −$2,491
• − HOA: −$6,024
• − Depreciation: −$10,036
• Taxable loss: −$16,931
• Est. tax savings @ 24.0%: +$4,063
• After-tax cash flow: $-6,774/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: 979,034
• 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

-9.2% since first listed

7 events — show timeline

• 2026-06-11 Listed $345,000 realMLS
• 2026-02-28 Listing Removed — realMLS
• 2026-01-29 Listed $372,000 AINCAR
• 2025-10-06 Price Changed $372,000 realMLS
• 2025-10-06 Price Changed $372,000 AINCAR
• 2025-08-14 Listed $380,000 AINCAR
• 2025-08-14 Listed $380,000 realMLS

Property tax history

+70.7%/yr

Latest (2025): $5,980 · +185.6% YoY. Source: county tax records.