1104 Wildlight Ave · Yulee, FL 32097

$380,350

3 bd · 2.0 ba · 1,903 sqft · Townhouse · 152 Days on market

Built 2026 $417/mo HOA · 15% 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
• Schools +6.0/10.0
• Cash flow +5.2/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Step into modern living in this spacious new construction home in Wildlight in Yulee, FL. This 1,919 square foot design features three bedrooms, two baths and a two car garage. The open layout is ideal for entertaining, with luxury vinyl plank flooring throughout the main living areas for a stylish and durable finish. The chef inspired kitchen includes quartz countertops, sleek cabinetry and ample space for cooking and gathering. Each space is thoughtfully designed to support both comfort and functionality. This home offers a balanced blend of elegance, practicality and everyday livability. Contact the David Weekley Homes at Wildlight Team to learn more about this new home for sale in Yulee, FL!

Key facts

• $417 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association with annual fee and monthly assessment; Annual association fee; Monthly association fee; 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: Townhouse; Two levels; Residential use
• Construction: Fiber cement and frame construction; Shingle roof
• Exterior features: Front porch; Rear porch; Sprinklers in front; Sprinklers in rear; Community pool (not private)

Interior

• Kitchen: Dishwasher; Gas cooktop; Microwave; Plumbed for ice maker; Tankless water heater
• Bedrooms: 3 bedrooms (some located on the second level)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen island; Primary bathroom has a shower (no tub); Walk-in closet(s)
• Laundry & utility: Plumbed for washer/dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $380k.

Deal economics

• At list price, monthly cash flow is $-866 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (33.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (27.5% below list).
• Recommended offer: $255k (33.0% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 36% 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 $41k of equity ($3k loan paydown + $38k 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 ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($335k) 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 $254,978 (33.0% 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 152 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.73% ✗
• Cap rate: 3.56%
• Cash-on-cash: -9.76%
• DSCR: 0.57
• GRM: 11.5

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: 17.4%
• Equity multiple: 2.43×
• Total profit: $151,931
• Equity at exit: $342,649

10-year hold

• IRR: 16.4%
• Equity multiple: 5.61×
• Total profit: $490,729
• Equity at exit: $738,936

Cash invested: $106,498 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,758 high
• Mortgage (P&I): −$1,995
• Tax est. 1.5%: −$475 /mo · $5,705/yr
• Insurance: −$158
• HOA: −$417
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-866

Break-even live

Break-even rent $3,855

Max offer price $254,978

Occupancy floor —

Sensitivity live

Price	-10% $-604	-5% $-735	+0% $-866	+5% $-998	+10% $-1,129
Rent	-10% $-1,084	-5% $-975	+0% $-866	+5% $-757	+10% $-649
Rate	-1.0pp $-675	-0.5pp $-770	base $-866	+0.5pp $-965	+1.0pp $-1,065

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: $95,088
• Closing costs: $11,410
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	4d	45	0.16mi
549 Wildlight Ave Yulee, FL	1.0–3.0	1.0–2.0	988	$2,245	$2.27	4d	32	0.40mi
504 Blue Daze St Yulee, FL	3.0	2.5	2038	$2,595	$1.27	25d	1	0.65mi
722 Cool Breeze Way Yulee, FL	2.0	2.0	1541	$3,100	$2.01	23d	1	0.88mi
719 Cool Breeze Way Yulee, FL	3.0	2.0	1575	$2,995	$1.90	14d	1	0.91mi
213 Daydream Ave Yulee, FL	3.0	2.5	1876	$2,950	$1.57	25d	1	0.92mi

HOA detail

• Monthly dues: $417 · $5,004/yr

Listing history 18 events

1. 2026-06-21
   days on market $380,350 Active 152 DOM
2. 2026-06-18
   days on market $380,350 Active 149 DOM
3. 2026-06-17
   days on market $380,350 Active 148 DOM
4. 2026-06-16
   days on market $380,350 Active 147 DOM
5. 2026-06-15
   days on market $380,350 Active 146 DOM
6. 2026-06-13
   days on market $380,350 Active 144 DOM
7. 2026-06-13
   pricedays on market $380,350 Active 143 DOM
8. 2026-06-09
   days on market $380,010 Active 140 DOM
9. 2026-06-08
   days on market $380,010 Active 139 DOM
10. 2026-06-07
    days on market $380,010 Active 138 DOM
11. 2026-06-05
    days on market $380,010 Active 135 DOM
12. 2026-06-03
    days on market $380,010 Active 134 DOM
13. 2026-06-02
    days on market $380,010 Active 133 DOM
14. 2026-06-01
    days on market $380,010 Active 132 DOM
15. 2026-05-31
    days on market $380,010 Active 131 DOM
16. 2026-02-13
    listed $380,010 Active 704-char remark

    Show marketing remark (704 chars)

    Step into modern living in this spacious new construction home in Wildlight in Yulee, FL. This 1,919 square foot design features three bedrooms, two baths and a two car garage. The open layout is ideal for entertaining, with luxury vinyl plank flooring throughout the main living areas for a stylish and durable finish. The chef inspired kitchen includes quartz countertops, sleek cabinetry and ample space for cooking and gathering. Each space is thoughtfully designed to support both comfort and functionality. This home offers a balanced blend of elegance, practicality and everyday livability. Contact the David Weekley Homes at Wildlight Team to learn more about this new home for sale in Yulee, FL!

17. 2026-01-20
    listed $380,010 Active 577-char remark

    Show marketing remark (577 chars)

    Spacious New Construction Home – 3BR/2BA with Loft Step into modern living with this 1,903 sq. ft. home featuring 3 bedrooms, 2 bathrooms, and a 2-car garage. The open-concept design is perfect for entertaining, highlighted by luxury vinyl plank flooring in the main living areas for a stylish and durable finish. The chef-inspired kitchen boasts quartz countertops, sleek cabinetry, and plenty of space for culinary creativity.   This home offers the perfect combination of elegance, functionality, and space—don’t miss your chance to make it yours!

18. 2026-01-20
    listed $380,010 Active

    Show marketing remark (577 chars)

    Spacious New Construction Home – 3BR/2BA with Loft Step into modern living with this 1,903 sq. ft. home featuring 3 bedrooms, 2 bathrooms, and a 2-car garage. The open-concept design is perfect for entertaining, highlighted by luxury vinyl plank flooring in the main living areas for a stylish and durable finish. The chef-inspired kitchen boasts quartz countertops, sleek cabinetry, and plenty of space for culinary creativity.   This home offers the perfect combination of elegance, functionality, and space—don’t miss your chance to make it yours!

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

Taxation est. · year 1

• Rental income: $33,100
• − Mortgage interest: −$21,306
• − Property taxes: −$5,705
• − Insurance: −$1,902
• − Repairs & maintenance: −$2,648
• − Management: −$2,648
• − HOA: −$5,004
• − Depreciation: −$11,065
• Taxable loss: −$17,177
• Est. tax savings @ 24.0%: +$4,122
• After-tax cash flow: $-6,275/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

• 2026-02-13 Listed $380,010 Zillow
• 2026-01-20 Listed $380,010 realMLS
• 2026-01-20 Listed $380,010 AINCAR