312 Salt Meadow Loop · Yulee, FL 32097

$478,000

4 bd · 2.0 ba · 2,073 sqft · SingleFamily · 138 Days on market

Built 2022 6,534 sqft lot Est $460k · at est. $102/mo HOA · 3% of rent ↓ 13% 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).

• Appreciation +10.0/10.0
• Schools +6.0/10.0
• ARV discount +5.8/15.0
• Cash flow +5.6/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.1/10.0

Listing remarks MLS

Set on a premium Wildlight lot overlooking a manicured grass park with sunset views, this beautifully designed single-story home offers timeless style and modern comfort. The light-filled open floor plan features a gourmet kitchen with stainless steel appliances and natural gas, flowing seamlessly into the dining and great room areas. Luxury vinyl plank (LVP) flooring spans the main living spaces and is complemented by plantation shutters throughout, a custom electric shade on the sliding glass door, and ceiling fans in every room. The primary suite serves as a private retreat with a spa-inspired bathroom featuring a spacious walk-in shower and double sink. The fenced backyard provides a peaceful setting for relaxing or entertaining, with space for a future pool, while the front porch is the perfect place to unwind and enjoy sunset views over the park. Additional upgrades include a water softerner, French drain, extended driveway, and security system, with access to Wildlight’s resort-style amenities and convenient proximity to I-95, Kings Bay, and Jacksonville International Airport.

Key facts

• Charming front porch
• Water softener
• Gourmet kitchen

Tags

• PREMIUM LOT
• GOURMET KITCHEN
• FENCED BACKYARD
• CHARMING FRONT PORCH
• CUSTOM ELECTRIC SLIDER SHADE
• WATER SOFTENER

Property features AI

Finance

• Other: Community sidewalks; Association pool (not private)
• HOA & community: Homeowners association with monthly fee (includes trash); Association amenities include clubhouse, barbecue area, dog park, jogging path, park, playground, trash service; CDD fee applicable

Exterior

• Parking: 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Natural gas connected; Cable available
• Home design: Single family residence; One story; Faces northwest
• Construction: Fiber cement exterior
• Exterior features: Covered front porch; Porch; Fenced backyard with vinyl fencing; Sprinklers front and rear; Shingle roof; Smoke detectors

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Gas cooktop; Microwave; Refrigerator; Water softener (owned)
• Bedrooms: 4 bedrooms (all on main level)
• Flooring: Carpet; Tile; Vinyl/LVP
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Ceiling fans; Kitchen island; Open floor plan; Primary bathroom has shower (no tub); Split bedroom layout; Walk-in closets
• Laundry & utility: Washer hookup (lower level/main level); Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $478k.

Deal economics

• At list price, monthly cash flow is $-988 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (36.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (36.4% below list).
• Recommended offer: $303k (36.5% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 39% 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 $51k of equity ($3k loan paydown + $48k 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 ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($421k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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.

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 $303,401 (36.5% 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 138 days. Have you received any prior offers? Is the seller open to a 37% 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: 0.64% ✗
• Cap rate: 3.81%
• Cash-on-cash: -8.86%
• DSCR: 0.61
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $460,206
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
561 Stillwater Ln	0.47mi	4/3.0	2,038 (-2%)	9mo	$396,190	$194	64
545 Stillwater Ln	0.48mi	4/3.0	2,038 (-2%)	9mo	$397,000	$195	64
556 Stillwater Ln	0.49mi	4/3.0	2,038 (-2%)	9mo	$396,690	$195	63
572 Stillwater Ln	0.48mi	4/3.0	2,038 (-2%)	10mo	$400,000	$196	63
250 Daydream Ave	0.39mi	3/2.0 (-1)	1,864 (-10%)	1mo	$413,325	$222	60
314 Continuum Loop	0.50mi	3/2.5 (-1)	2,183 (+5%)	4mo	$738,316	$338	57
292 Hawthorn Pk Cir	0.54mi	3/3.0 (-1)	2,139 (+3%)	8mo	$498,000	$233	54
1404 Del Webb Pkwy	0.69mi	3/2.5 (-1)	1,989 (-4%)	4mo	$659,990	$332	50
255 Julep St	0.36mi	3/2.0 (-1)	1,763 (-15%)	5mo	$435,000	$247	49
553 Stillwater Ln	0.47mi	3/2.5 (-1)	1,820 (-12%)	8mo	$390,990	$215	44
277 Continuum	0.52mi	3/2.0 (-1)	1,809 (-13%)	8mo	$519,730	$287	42
564 Stillwater Ln	0.49mi	3/2.5 (-1)	1,820 (-12%)	10mo	$385,000	$212	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: 18.0%
• Equity multiple: 2.47×
• Total profit: $197,115
• Equity at exit: $430,620

10-year hold

• IRR: 16.8%
• Equity multiple: 5.70×
• Total profit: $629,432
• Equity at exit: $928,649

Cash invested: $133,840 (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: 13.1×

Monthly cashflow live

• Estimated rent: $3,041 high
• Mortgage (P&I): −$2,507
• Tax from tax record: −$583 /mo · $6,997/yr
• Insurance: −$199
• HOA: −$102
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $-988

Break-even live

Break-even rent $4,292

Max offer price $303,401

Occupancy floor —

Sensitivity live

Price	-10% $-718	-5% $-853	+0% $-988	+5% $-1,124	+10% $-1,259
Rent	-10% $-1,229	-5% $-1,108	+0% $-988	+5% $-868	+10% $-748
Rate	-1.0pp $-748	-0.5pp $-867	base $-988	+0.5pp $-1,112	+1.0pp $-1,238

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: $119,500
• Closing costs: $14,340
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Blue Daze St Yulee, FL	3.0	2.5	2038	$2,595	$1.27	25d	1	0.36mi
467 Blue Daze St Yulee, FL	5.0	3.0	2696	$3,450	$1.28	6d	1	0.38mi
213 Daydream Ave Yulee, FL	3.0	2.5	1876	$2,950	$1.57	25d	1	0.42mi
719 Cool Breeze Way Yulee, FL	3.0	2.0	1575	$2,995	$1.90	14d	1	0.55mi
305 Whitby Dr Yulee, FL	1.0–3.0	1.0–2.5	1279	$2,815	$2.20	4d	45	0.67mi

HOA detail

• Monthly dues: $102 · $1,224/yr
• Likely covers: watergaselectricpoolsecurity

Listing history 42 events

1. 2026-06-21
   days on market $478,000 Active 138 DOM
2. 2026-06-18
   days on market $478,000 Active 135 DOM
3. 2026-06-17
   days on market $478,000 Active 134 DOM
4. 2026-06-16
   days on market $478,000 Active 133 DOM
5. 2026-06-15
   days on market $478,000 Active 132 DOM
6. 2026-06-13
   days on market $478,000 Active 130 DOM
7. 2026-06-13
   days on market $478,000 Active 129 DOM
8. 2026-06-09
   days on market $478,000 Active 126 DOM
9. 2026-06-08
   days on market $478,000 Active 125 DOM
10. 2026-06-07
    days on market $478,000 Active 124 DOM
11. 2026-06-05
    days on market $478,000 Active 121 DOM
12. 2026-06-03
    days on market $478,000 Active 120 DOM
13. 2026-06-02
    days on market $478,000 Active 119 DOM
14. 2026-06-01
    days on market $478,000 Active 118 DOM
15. 2026-05-31
    days on market $478,000 Active 117 DOM
16. 2026-05-22
    price $478,000

    Show marketing remark (1106 chars)

    Set on a premium Wildlight lot overlooking a manicured grass park with sunset views, this beautifully designed single-story home offers timeless style and modern comfort. The light-filled open floor plan features a gourmet kitchen with stainless steel appliances and natural gas, flowing seamlessly into the dining and great room areas. Luxury vinyl plank (LVP) flooring spans the main living spaces and is complemented by plantation shutters throughout, a custom electric shade on the sliding glass door, and ceiling fans in every room. The primary suite serves as a private retreat with a spa-inspired bathroom featuring a spacious walk-in shower and double sink. The fenced backyard provides a peaceful setting for relaxing or entertaining, with space for a future pool, while the front porch is the perfect place to unwind and enjoy sunset views over the park. Additional upgrades include a water softerner, French drain, extended driveway, and security system, with access to Wildlight’s resort-style amenities and convenient proximity to I-95, Kings Bay, and Jacksonville International Airport.

17. 2026-05-22
    price $478,000 1106-char remark

    Show marketing remark (1106 chars)

    Set on a premium Wildlight lot overlooking a manicured grass park with sunset views, this beautifully designed single-story home offers timeless style and modern comfort. The light-filled open floor plan features a gourmet kitchen with stainless steel appliances and natural gas, flowing seamlessly into the dining and great room areas. Luxury vinyl plank (LVP) flooring spans the main living spaces and is complemented by plantation shutters throughout, a custom electric shade on the sliding glass door, and ceiling fans in every room. The primary suite serves as a private retreat with a spa-inspired bathroom featuring a spacious walk-in shower and double sink. The fenced backyard provides a peaceful setting for relaxing or entertaining, with space for a future pool, while the front porch is the perfect place to unwind and enjoy sunset views over the park. Additional upgrades include a water softerner, French drain, extended driveway, and security system, with access to Wildlight’s resort-style amenities and convenient proximity to I-95, Kings Bay, and Jacksonville International Airport.

18. 2026-02-03
    listed $498,000 Active

    Show marketing remark (1106 chars)

    Set on a premium Wildlight lot overlooking a manicured grass park with sunset views, this beautifully designed single-story home offers timeless style and modern comfort. The light-filled open floor plan features a gourmet kitchen with stainless steel appliances and natural gas, flowing seamlessly into the dining and great room areas. Luxury vinyl plank (LVP) flooring spans the main living spaces and is complemented by plantation shutters throughout, a custom electric shade on the sliding glass door, and ceiling fans in every room. The primary suite serves as a private retreat with a spa-inspired bathroom featuring a spacious walk-in shower and double sink. The fenced backyard provides a peaceful setting for relaxing or entertaining, with space for a future pool, while the front porch is the perfect place to unwind and enjoy sunset views over the park. Additional upgrades include a water softerner, French drain, extended driveway, and security system, with access to Wildlight’s resort-style amenities and convenient proximity to I-95, Kings Bay, and Jacksonville International Airport.

19. 2026-02-03
    listed $498,000 Active 1106-char remark

    Show marketing remark (1106 chars)

    Set on a premium Wildlight lot overlooking a manicured grass park with sunset views, this beautifully designed single-story home offers timeless style and modern comfort. The light-filled open floor plan features a gourmet kitchen with stainless steel appliances and natural gas, flowing seamlessly into the dining and great room areas. Luxury vinyl plank (LVP) flooring spans the main living spaces and is complemented by plantation shutters throughout, a custom electric shade on the sliding glass door, and ceiling fans in every room. The primary suite serves as a private retreat with a spa-inspired bathroom featuring a spacious walk-in shower and double sink. The fenced backyard provides a peaceful setting for relaxing or entertaining, with space for a future pool, while the front porch is the perfect place to unwind and enjoy sunset views over the park. Additional upgrades include a water softerner, French drain, extended driveway, and security system, with access to Wildlight’s resort-style amenities and convenient proximity to I-95, Kings Bay, and Jacksonville International Airport.

20. 2024-12-20
    status Active
21. 2024-11-13
    price $525,000
22. 2024-10-06
    listed $535,000 Active
23. 2022-07-01
    soldstatus $547,300 Sold
24. 2022-07-01
    soldstatus $547,300 Closed
25. 2022-06-15
    historical
26. 2022-04-21
    status Pending
27. 2022-04-14
    price $552,300
28. 2022-04-08
    price $546,300
29. 2022-03-25
    price $547,300
30. 2022-03-25
    price $549,990
31. 2022-03-23
    price $552,300
32. 2022-03-09
    price $542,300
33. 2022-03-04
    price $541,000
34. 2022-02-24
    price $526,000
35. 2022-02-18
    price $521,000
36. 2022-02-10
    price $511,000
37. 2022-01-18
    price $471,000
38. 2022-01-13
    price $466,000
39. 2022-01-13
    price $471,000
40. 2022-01-12
    price $466,000
41. 2021-12-20
    listed $461,650 Active
42. 2021-12-16
    listed $552,300

ⓘ 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: $6,997 · $583/mo
• Projected year-2 tax: $6,997 · $583/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 ≥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: $36,495
• − Mortgage interest: −$26,775
• − Property taxes: −$6,997
• − Insurance: −$2,390
• − Repairs & maintenance: −$2,920
• − Management: −$2,920
• − HOA: −$1,224
• − Depreciation: −$13,905
• Taxable loss: −$20,636
• Est. tax savings @ 24.0%: +$4,953
• After-tax cash flow: $-6,908/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

-13.5% since first listed

27 events — show timeline

• 2026-05-22 Price Changed $478,000 realMLS
• 2026-05-22 Price Changed $478,000 AINCAR
• 2026-02-03 Listed $498,000 AINCAR
• 2026-02-03 Listed $498,000 realMLS
• 2024-12-20 Relisted — AINCAR
• 2024-11-13 Price Changed $525,000 AINCAR
• 2024-10-06 Listed $535,000 AINCAR
• 2022-07-01 Sold (MLS) $547,300 AINCAR
• 2022-07-01 Sold (MLS) $547,300 realMLS
• 2022-06-15 Delisted — AINCAR
• 2022-04-21 Pending — realMLS
• 2022-04-14 Price Changed $552,300 realMLS
• 2022-04-08 Price Changed $546,300 realMLS
• 2022-03-25 Price Changed $547,300 realMLS
• 2022-03-25 Price Changed $549,990 realMLS
• 2022-03-23 Price Changed $552,300 realMLS
• 2022-03-09 Price Changed $542,300 realMLS
• 2022-03-04 Price Changed $541,000 realMLS
• 2022-02-24 Price Changed $526,000 realMLS
• 2022-02-18 Price Changed $521,000 realMLS
• 2022-02-10 Price Changed $511,000 realMLS
• 2022-01-18 Price Changed $471,000 realMLS
• 2022-01-13 Price Changed $466,000 realMLS
• 2022-01-13 Price Changed $471,000 realMLS
• 2022-01-12 Price Changed $466,000 realMLS
• 2021-12-20 Listed $461,650 realMLS
• 2021-12-16 Listed $552,300 AINCAR

Property tax history

+37.0%/yr

Latest (2025): $6,997 · +1.6% YoY. Source: county tax records.