236 Westerly Dr · Yulee, FL 32097

$423,500

4 bd · 2.0 ba · 1,775 sqft · SingleFamily · 38 Days on market

Built 2026 Est $424k · at est. $106/mo HOA · 4% 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 +7.6/15.0
• Cash flow +6.3/30.0
• Schools +6.0/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Discover the stunning Highgate floor plan featuring our Coastal Elevation and beautiful water views. This open-concept home offers 4 bedrooms and 2 bathrooms, with Luxury Vinyl Plank flooring throughout the main living areas. The kitchen is upgraded with a KitchenAid appliance package, 42-inch white upper cabinets, quartz countertops, a white tile backsplash, and an oversized center island. The spacious gathering room and café flow seamlessly to the extended covered lanai, creating the ideal indoor-outdoor living experience. Additional upgrades include a smart home package, an enhanced owner's bath, upgraded 8-foot interior doors, gas line stub-out, water softener pre-plumbing, and numerous designer finishes throughout. Residents of Wildlight enjoy access to exceptional community amenities, including Waterbug Park, a dog park, sports courts, kayak launch, Coin Toss Park, scenic walking trails, and even more exciting additions planned for the future. Schedule your private showing today!

Key facts

• Highgate floor plan
• Coastal elevation
• Water views

Tags

• HIGHGATE FLOOR PLAN
• COASTAL ELEVATION
• WATER VIEWS
• LUXURY VINYL PLANK FLOORING
• KITCHENAID APPLIANCE PACKAGE
• 42 INCH WHITE UPPER CABINETS

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Association amenities include children's pool, park, playground, and trash service; Community has a CDD fee

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Public sewer; Water available; Sewer connected; Electricity connected; Natural gas available and connected; Cable available; Water-smart landscaping; Low-flow fixtures; Efficient hot water distribution
• Home design: Single-family residence; One-level home
• Construction: Fiber cement and frame construction; Shingle roof
• Exterior features: Covered patio/porch; Front porch; Rear porch; Pond on the property; Sprinklers front and rear; City street frontage; Asphalt road surface

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Electric cooling
• Interior features: Eat-in kitchen; Kitchen island; Open floorplan; Pantry; Primary bathroom with shower (no tub); Smart home features; Smart thermostat; Walk-in closets
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $424k.

Deal economics

• At list price, monthly cash flow is $-761 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (26.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (32.1% below list).
• Recommended offer: $288k (32.1% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 3.3% in Yulee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents rising (+2.9%/yr); 601 active listings in the ZIP; 5 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 37% 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 $45k of equity ($3k loan paydown + $42k 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 ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($411k) 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 $287,532 (32.1% 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 38 days. Have you received any prior offers? Is the seller open to a 32% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.70%
• DSCR: 0.66
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $424,225
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Redbud Ln	0.61mi	3/2.5 (-1)	1,740 (-2%)	1mo	$416,000	$239	60
109 Redbud Ln	0.62mi	3/2.5 (-1)	1,754 (-1%)	11mo	$410,000	$234	53
575 Buttonwood Loop	0.60mi	3/2.0 (-1)	1,627 (-8%)	9mo	$380,000	$234	46
785 Del Webb Pkwy	0.61mi	3/2.0 (-1)	1,581 (-11%)	8mo	$490,040	$310	42
706 Loblolly Ln	0.71mi	3/2.0 (-1)	1,873 (+6%)	15mo	$430,000	$230	40
1404 Del Webb Pkwy	0.67mi	3/2.5 (-1)	1,989 (+12%)	4mo	$659,990	$332	38
684 Palmetto Pl	0.75mi	3/2.0 (-1)	1,631 (-8%)	20mo	$399,000	$245	30

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: 18.8%
• Equity multiple: 2.53×
• Total profit: $181,929
• Equity at exit: $381,522

10-year hold

• IRR: 17.4%
• Equity multiple: 5.84×
• Total profit: $573,393
• Equity at exit: $822,767

Cash invested: $118,580 (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: 12.3×

Monthly cashflow live

• Estimated rent: $2,875 high
• Mortgage (P&I): −$2,221
• Tax est. 1.5%: −$529 /mo · $6,352/yr
• Insurance: −$176
• HOA: −$106
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $-761

Break-even live

Break-even rent $3,839

Max offer price $313,352

Occupancy floor —

Sensitivity live

Price	-10% $-469	-5% $-615	+0% $-761	+5% $-908	+10% $-1,054
Rent	-10% $-988	-5% $-875	+0% $-761	+5% $-648	+10% $-534
Rate	-1.0pp $-548	-0.5pp $-653	base $-761	+0.5pp $-871	+1.0pp $-983

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: $105,875
• Closing costs: $12,705
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	3d	45	0.15mi
549 Wildlight Ave Yulee, FL	1.0–3.0	1.0–2.0	988	$2,245	$2.27	3d	32	0.31mi
504 Blue Daze St Yulee, FL	3.0	2.5	2038	$2,595	$1.27	25d	1	0.62mi
213 Daydream Ave Yulee, FL	3.0	2.5	1876	$2,950	$1.57	25d	1	0.89mi
719 Cool Breeze Way Yulee, FL	3.0	2.0	1575	$2,995	$1.90	13d	1	0.97mi

HOA detail

• Monthly dues: $106 · $1,272/yr
• Likely covers: watergas

Listing history 22 events

1. 2026-06-21
   days on market $423,500 Active 38 DOM
2. 2026-06-18
   days on market $423,500 Active 35 DOM
3. 2026-06-17
   days on market $423,500 Active 34 DOM
4. 2026-06-16
   days on market $423,500 Active 33 DOM
5. 2026-06-15
   days on market $423,500 Active 32 DOM
6. 2026-06-13
   days on market $423,500 Active 30 DOM
7. 2026-06-13
   days on market $423,500 Active 29 DOM
8. 2026-06-09
   days on market $423,500 Active 26 DOM
9. 2026-06-08
   days on market $423,500 Active 25 DOM
10. 2026-06-07
    days on market $423,500 Active 24 DOM
11. 2026-06-05
    days on market $423,500 Active 21 DOM
12. 2026-06-03
    days on market $423,500 Active 20 DOM
13. 2026-06-02
    days on market $423,500 Active 19 DOM
14. 2026-06-01
    days on market $423,500 Active 18 DOM
15. 2026-05-31
    days on market $423,500 Active 17 DOM
16. 2026-05-20
    price $423,500 1007-char remark

    Show marketing remark (1007 chars)

    Discover the stunning Highgate floor plan featuring our Coastal Elevation and beautiful water views. This open-concept home offers 4 bedrooms and 2 bathrooms, with Luxury Vinyl Plank flooring throughout the main living areas. The kitchen is upgraded with a KitchenAid appliance package, 42-inch white upper cabinets, quartz countertops, a white tile backsplash, and an oversized center island. The spacious gathering room and café flow seamlessly to the extended covered lanai, creating the ideal indoor-outdoor living experience. Additional upgrades include a smart home package, an enhanced owner's bath, upgraded 8-foot interior doors, gas line stub-out, water softener pre-plumbing, and numerous designer finishes throughout. Residents of Wildlight enjoy access to exceptional community amenities, including Waterbug Park, a dog park, sports courts, kayak launch, Coin Toss Park, scenic walking trails, and even more exciting additions planned for the future. Schedule your private showing today!

17. 2026-05-20
    price $423,500

    Show marketing remark (1007 chars)

    Discover the stunning Highgate floor plan featuring our Coastal Elevation and beautiful water views. This open-concept home offers 4 bedrooms and 2 bathrooms, with Luxury Vinyl Plank flooring throughout the main living areas. The kitchen is upgraded with a KitchenAid appliance package, 42-inch white upper cabinets, quartz countertops, a white tile backsplash, and an oversized center island. The spacious gathering room and café flow seamlessly to the extended covered lanai, creating the ideal indoor-outdoor living experience. Additional upgrades include a smart home package, an enhanced owner's bath, upgraded 8-foot interior doors, gas line stub-out, water softener pre-plumbing, and numerous designer finishes throughout. Residents of Wildlight enjoy access to exceptional community amenities, including Waterbug Park, a dog park, sports courts, kayak launch, Coin Toss Park, scenic walking trails, and even more exciting additions planned for the future. Schedule your private showing today!

18. 2026-05-14
    listed $429,000 Active 1007-char remark

    Show marketing remark (1007 chars)

    Discover the stunning Highgate floor plan featuring our Coastal Elevation and beautiful water views. This open-concept home offers 4 bedrooms and 2 bathrooms, with Luxury Vinyl Plank flooring throughout the main living areas. The kitchen is upgraded with a KitchenAid appliance package, 42-inch white upper cabinets, quartz countertops, a white tile backsplash, and an oversized center island. The spacious gathering room and café flow seamlessly to the extended covered lanai, creating the ideal indoor-outdoor living experience. Additional upgrades include a smart home package, an enhanced owner's bath, upgraded 8-foot interior doors, gas line stub-out, water softener pre-plumbing, and numerous designer finishes throughout. Residents of Wildlight enjoy access to exceptional community amenities, including Waterbug Park, a dog park, sports courts, kayak launch, Coin Toss Park, scenic walking trails, and even more exciting additions planned for the future. Schedule your private showing today!

19. 2026-05-14
    listed $429,000 Active

    Show marketing remark (1007 chars)

    Discover the stunning Highgate floor plan featuring our Coastal Elevation and beautiful water views. This open-concept home offers 4 bedrooms and 2 bathrooms, with Luxury Vinyl Plank flooring throughout the main living areas. The kitchen is upgraded with a KitchenAid appliance package, 42-inch white upper cabinets, quartz countertops, a white tile backsplash, and an oversized center island. The spacious gathering room and café flow seamlessly to the extended covered lanai, creating the ideal indoor-outdoor living experience. Additional upgrades include a smart home package, an enhanced owner's bath, upgraded 8-foot interior doors, gas line stub-out, water softener pre-plumbing, and numerous designer finishes throughout. Residents of Wildlight enjoy access to exceptional community amenities, including Waterbug Park, a dog park, sports courts, kayak launch, Coin Toss Park, scenic walking trails, and even more exciting additions planned for the future. Schedule your private showing today!

20. 2026-05-10
    price $423,500 83-char remark

    Show marketing remark (83 chars)

    Highgate single level, 4-bedroom home on the pond and near the community amenities!

21. 2026-04-29
    price $429,000 83-char remark

    Show marketing remark (83 chars)

    Highgate single level, 4-bedroom home on the pond and near the community amenities!

22. 2026-04-26
    listed $424,000 Active 83-char remark

    Show marketing remark (83 chars)

    Highgate single level, 4-bedroom home on the pond and near the community amenities!

ⓘ 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: $34,504
• − Mortgage interest: −$23,723
• − Property taxes: −$6,352
• − Insurance: −$2,118
• − Repairs & maintenance: −$2,760
• − Management: −$2,760
• − HOA: −$1,272
• − Depreciation: −$12,320
• Taxable loss: −$16,801
• Est. tax savings @ 24.0%: +$4,032
• After-tax cash flow: $-5,102/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

-0.1% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $423,500 AINCAR
• 2026-05-20 Price Changed $423,500 realMLS
• 2026-05-14 Listed $429,000 realMLS
• 2026-05-14 Listed $429,000 AINCAR
• 2026-05-10 Price Changed $423,500 Zillow
• 2026-04-29 Price Changed $429,000 Zillow
• 2026-04-26 Listed $424,000 Zillow