1072 Wildlight Ave · Yulee, FL 32097

$397,025

3 bd · 2.0 ba · 1,631 sqft · Townhouse · 70 Days on market

Built 2026 $417/mo HOA · 15% of rent

---

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
• Schools +6.0/10.0
• Cash flow +4.6/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Introducing an innovative one-story townhome in the highly sought-after Westerly Park at Wildlight in Yulee-located within Florida's top-rated school systems. This rare single-story design offers the convenience of townhome living with the feel of a single-family home, all within a natural gas community and a true no exterior maintenance lifestyle. Residents enjoy access to Wildlight's exceptional amenities, including family sized and lap pools, parks, playgrounds, and scenic walking trails. This beautifully designed 1,631 sq. ft. home features 3 bedrooms, 2 bathrooms, and an oversized 2-car garage. The gourmet kitchen is perfection, showcasing creamy white cabinetry, an elegant Emser® backsplash, quartz countertops, matte black Moen® faucets, and a spacious island with sink and pendant lighting. A wall oven and microwave combination, along with a drop-in cooktop and pot drawers, provide both style and functionality. The open-concept layout is enhanced by luxury vinyl plank flooring throughout the main living areas and primary bedroom, with Shaw® carpet in the secondary bedrooms and tile flooring in the owners bathroom. The owner's retreat offers a tray ceiling, double vanity, and a luxurious super shower with an Emser tile surround-creating a spa-like retreat. Additional highlights include 9-foot ceilings, 8-foot interior doors with Kwikset satin nickel hardware, an 8-foot Therma-Tru® front door with rain glass insert, whole home blinds, and upgraded vanity lightin

Key facts

• Lap pools
• Gourmet kitchen
• One story townhome

Tags

• ONE STORY TOWNHOME
• NATURAL GAS COMMUNITY
• NO EXTERIOR MAINTENANCE
• LAP POOLS
• SCENIC WALKING TRAILS
• GOURMET KITCHEN

Property features AI

Finance

• HOA & community: Homeowners association with annual and monthly fees; Annual association fee; Monthly association fee; Association covers insurance, grounds maintenance, structure maintenance, and trash; Community amenities include basketball court, tennis courts, pickleball, playground, park, dog park, and sidewalks; CDD fee applies

Exterior

• Parking: 2-car garage with garage door opener
• Security: Smoke detector(s); Carbon monoxide detector(s); Firewall(s)
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Natural gas connected; Cable available
• Home design: Townhouse; One story; Property attached
• Construction: Frame construction; Shingle roof
• Exterior features: Community pool (not private); Smoke and carbon monoxide detectors; Firewalls

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric oven; Gas cooktop; Microwave; Plumbed for ice maker; Tankless water heater
• Bedrooms: 3 bedrooms (all on the first floor)
• Flooring: Luxury vinyl plank (LVP); Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning (electric); Electric heating
• Interior features: Open floorplan; Kitchen island; Pantry; Primary bathroom with shower (no tub); Primary bedroom on main level; Smart thermostat; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: In-unit laundry; Washer hookup; Electric and gas dryer hookups; Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $397k.

Deal economics

• At list price, monthly cash flow is $-999 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (36.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (31.1% below list).
• Recommended offer: $252k (36.4% 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); 596 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 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 $42k of equity ($3k loan paydown + $40k 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 ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($373k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $252,449 (36.4% 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 70 days. Have you received any prior offers? Is the seller open to a 36% 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: 0.69% ✗
• Cap rate: 3.27%
• Cash-on-cash: -10.79%
• DSCR: 0.52
• GRM: 12.1

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: 16.7%
• Equity multiple: 2.37×
• Total profit: $152,563
• Equity at exit: $357,672

10-year hold

• IRR: 15.9%
• Equity multiple: 5.49×
• Total profit: $499,240
• Equity at exit: $771,332

Cash invested: $111,167 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,736 high
• Mortgage (P&I): −$2,082
• Tax est. 1.5%: −$496 /mo · $5,955/yr
• Insurance: −$165
• HOA: −$417
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $-999

Break-even live

Break-even rent $4,001

Max offer price $252,449

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: $99,256
• Closing costs: $11,911
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Whitby Dr Yulee, FL	1.0–3.0	1.0–2.5	1279	$2,815	$2.20	2d	45	0.16mi
549 Wildlight Ave Yulee, FL	1.0–3.0	1.0–2.0	988	$2,245	$2.27	2d	32	0.40mi
504 Blue Daze St Yulee, FL	3.0	2.5	2038	$2,595	$1.27	23d	1	0.65mi
722 Cool Breeze Way Yulee, FL	2.0	2.0	1541	$3,100	$2.01	21d	1	0.88mi
719 Cool Breeze Way Yulee, FL	3.0	2.0	1575	$2,995	$1.90	12d	1	0.91mi
213 Daydream Ave Yulee, FL	3.0	2.5	1876	$2,950	$1.57	23d	1	0.92mi
125 Daydream Ave Yulee, FL	1.0–2.0	1.0–2.0	897	$2,049	$2.28	2d	11	1.04mi

HOA detail

• Monthly dues: $417 · $5,004/yr
• Likely covers: gaslandscapingexterior maint.pool

Listing history 18 events

1. 2026-06-18
   days on market $397,025 Active 70 DOM
2. 2026-06-17
   days on market $397,025 Active 69 DOM
3. 2026-06-16
   days on market $397,025 Active 68 DOM
4. 2026-06-15
   days on market $397,025 Active 67 DOM
5. 2026-06-13
   days on market $397,025 Active 65 DOM
6. 2026-06-13
   days on market $397,025 Active 64 DOM
7. 2026-06-10
   price $397,025 Active 61 DOM
8. 2026-06-09
   days on market $384,135 Active 61 DOM
9. 2026-06-08
   days on market $384,135 Active 60 DOM
10. 2026-06-07
    days on market $384,135 Active 59 DOM
11. 2026-06-05
    days on market $384,135 Active 56 DOM
12. 2026-06-03
    days on market $384,135 Active 55 DOM
13. 2026-06-02
    days on market $384,135 Active 54 DOM
14. 2026-06-01
    days on market $384,135 Active 53 DOM
15. 2026-05-31
    days on market $384,135 Active 52 DOM
16. 2026-05-09
    listed $384,135 Active 1506-char remark

    Show marketing remark (1506 chars)

    Introducing an innovative one-story townhome in the highly sought-after Westerly Park at Wildlight in Yulee-located within Florida's top-rated school systems. This rare single-story design offers the convenience of townhome living with the feel of a single-family home, all within a natural gas community and a true no exterior maintenance lifestyle. Residents enjoy access to Wildlight's exceptional amenities, including family sized and lap pools, parks, playgrounds, and scenic walking trails. This beautifully designed 1,631 sq. ft. home features 3 bedrooms, 2 bathrooms, and an oversized 2-car garage. The gourmet kitchen is perfection, showcasing creamy white cabinetry, an elegant Emser® backsplash, quartz countertops, matte black Moen® faucets, and a spacious island with sink and pendant lighting. A wall oven and microwave combination, along with a drop-in cooktop and pot drawers, provide both style and functionality. The open-concept layout is enhanced by luxury vinyl plank flooring throughout the main living areas and primary bedroom, with Shaw® carpet in the secondary bedrooms and tile flooring in the owners bathroom. The owner's retreat offers a tray ceiling, double vanity, and a luxurious super shower with an Emser tile surround-creating a spa-like retreat. Additional highlights include 9-foot ceilings, 8-foot interior doors with Kwikset satin nickel hardware, an 8-foot Therma-Tru® front door with rain glass insert, whole home blinds, and upgraded vanity lightin

17. 2026-04-14
    listed $384,135 Active 1742-char remark

    Show marketing remark (1742 chars)

    Introducing an innovative one-story townhome in the highly sought-after Westerly Park at Wildlight in Yulee—located within Florida’s top-rated school systems. This rare single-story design offers the convenience of townhome living with the feel of a single-family home, all within a natural gas community and a true no exterior maintenance lifestyle. Residents enjoy access to Wildlight’s exceptional amenities, including family sized and lap pools, parks, playgrounds, and scenic walking trails. This beautifully designed 1,631 sq. ft. home features 3 bedrooms, 2 bathrooms, and an oversized 2-car garage. The gourmet kitchen is perfection, showcasing creamy white cabinetry, an elegant Emser® backsplash, quartz countertops, matte black Moen® faucets, and a spacious island with sink and pendant lighting. A wall oven and microwave combination, along with a drop-in cooktop and pot drawers, provide both style and functionality. The open-concept layout is enhanced by luxury vinyl plank flooring throughout the main living areas and primary bedroom, with Shaw® carpet in the secondary bedrooms and tile flooring in the owners bathroom. The owner’s retreat offers a tray ceiling, double vanity, and a luxurious super shower with an Emser tile surround—creating a spa-like retreat. Additional highlights include 9-foot ceilings, 8-foot interior doors with Kwikset satin nickel hardware, an 8-foot Therma-Tru® front door with rain glass insert, whole home blinds, and upgraded vanity lighting. Blending innovation, comfort, and low-maintenance living, this home is a rare opportunity in one of Northeast Florida’s most vibrant master-planned communities. Schedule your private showing today!

18. 2026-04-09
    listed $384,135 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $32,835
• − Mortgage interest: −$22,240
• − Property taxes: −$5,955
• − Insurance: −$1,985
• − Repairs & maintenance: −$2,627
• − Management: −$2,627
• − HOA: −$5,004
• − Depreciation: −$11,550
• Taxable loss: −$19,153
• Est. tax savings @ 24.0%: +$4,597
• After-tax cash flow: $-7,393/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

+0.0% since first listed

3 events — show timeline

• 2026-05-09 Listed $384,135 Zillow
• 2026-04-14 Listed $384,135 AINCAR
• 2026-04-09 Listed $384,135 realMLS