294 Sawgrass Dr · Yulee, FL 32097

$685,000

4 bd · 2.0 ba · 2,319 sqft · SingleFamily · 63 Days on market

Built 2022 10,454 sqft lot Est $540k · 27% over $104/mo HOA · 3% of rent ↓ 3% since listing

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Why this score? — see what drove the F 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
• Cash flow +5.1/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0

Listing remarks

This beautiful RIVERSIDE HOME WITH POOL is located in the golf cart-friendly Wildlight community and sits on a premium preserve lot, offering a perfect blend of style, comfort, and functionality with a sparkling swimming pool and still plenty of yard space for additional outdoor activities. From the moment you enter, you'll notice elegant crown moulding throughout the foyer, family room, dining room, kitchen, and owner's suite, along with luxury vinyl flooring. The kitchen is thoughtfully designed with double wall ovens, a microwave drawer, wine cooler, soft-close drawers, farmhouse sink with huge island, breakfast bar and a stunning backsplash that extends to the ceiling. The open living s

Key facts

• 0.24 acre lot
• 3 garage spots
• Pool

Property features AI

Finance

• HOA & community: Community association with monthly fee; Association fee: $104 monthly; Association amenities include basketball court, children’s pool, dog park, jogging path, park, pickleball, playground, tennis courts, and trash service; CDD fee applicable

Exterior

• Parking: 3-car garage; On-street parking
• Security: Fire alarm
• Utilities: Public sewer; Water connected; Electricity available; Natural gas available; Cable available
• Home design: Single family residence; One story
• Construction: Shingle roof
• Exterior features: In-ground saltwater private pool; Covered, screened patio; Fenced yard; Fire alarm

Interior

• Kitchen: Dishwasher; Disposal; Double oven; Gas cooktop; Microwave; Refrigerator; Wine cooler; Water softener (owned)
• Bedrooms: 4 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Ceiling fans; His and hers closets; Kitchen island; Open floor plan; Pantry; Primary bath with tub and separate shower; Split bedroom layout; Vaulted ceilings; Walk-in closets; Wine cellar
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $685k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $406k (40.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $326k (52.5% below list).
• Recommended offer: $326k (52.5% below list) — sets the bar for 1% rule.

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; 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 42% 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 $73k of equity ($5k loan paydown + $68k 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 ~$118k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($644k) is reasonable based on typical stale-listing flexibility.

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 $325,522 (52.5% 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 63 days. Have you received any prior offers? Is the seller open to a 52% 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: 0.48% ✗
• Cap rate: 3.53%
• Cash-on-cash: -9.88%
• DSCR: 0.56
• GRM: 17.5

CMA / ARV

• ARV (on-the-fly): $540,327
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Sawgrass Dr	0.06mi	4/3.0	2,472 (+7%)	2mo	$610,000	$247	80
323 Sawgrass Dr	0.07mi	4/3.0	2,499 (+8%)	2mo	$529,900	$212	78
440 Slash Pine Pl	0.07mi	4/3.0	2,499 (+8%)	6mo	$535,000	$214	75
583 Buttonwood Loop	0.29mi	4/2.5	2,479 (+7%)	0mo	$450,000	$182	72
444 Slash Pine Pl	0.08mi	4/3.0	2,519 (+9%)	6mo	$550,000	$218	72
238 Ponder Cir	0.23mi	4/3.5	2,626 (+13%)	8mo	$663,000	$252	54
290 Continuum Loop	0.72mi	3/3.0 (-1)	2,393 (+3%)	2mo	$746,540	$312	50
334 Continuum Loop	0.67mi	3/3.0 (-1)	2,385 (+3%)	7mo	$612,100	$257	49
314 Continuum Loop	0.70mi	3/2.5 (-1)	2,183 (-6%)	4mo	$738,316	$338	47
545 Stillwater Ln	0.65mi	4/3.0	2,038 (-12%)	9mo	$397,000	$195	38
292 Hawthorn Pk Cir	0.72mi	3/3.0 (-1)	2,139 (-8%)	8mo	$498,000	$233	38
556 Stillwater Ln	0.67mi	4/3.0	2,038 (-12%)	9mo	$396,690	$195	37

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: 17.3%
• Equity multiple: 2.42×
• Total profit: $271,836
• Equity at exit: $617,102

10-year hold

• IRR: 16.3%
• Equity multiple: 5.58×
• Total profit: $878,160
• Equity at exit: $1,330,804

Cash invested: $191,800 (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: 17.5×

Monthly cashflow live

• Estimated rent: $3,255 high
• Mortgage (P&I): −$3,592
• Tax from tax record: −$168 /mo · $2,021/yr
• Insurance: −$285
• HOA: −$104
• Vacancy / Maint / Mgmt: −$684
• Net cashflow: $-1,578

Break-even live

Break-even rent $5,253

Max offer price $406,164

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: $171,250
• Closing costs: $20,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
351 Sawgrass Dr Yulee, FL	5.0	4.0	3332	$3,995	$1.20	23d	1	0.13mi
467 Blue Daze St Yulee, FL	5.0	3.0	2696	$3,450	$1.28	4d	1	0.17mi
504 Blue Daze St Yulee, FL	3.0	2.5	2038	$2,595	$1.27	23d	1	0.18mi
213 Daydream Ave Yulee, FL	3.0	2.5	1876	$2,950	$1.57	23d	1	0.22mi
305 Whitby Dr Yulee, FL	1.0–3.0	1.0–2.5	1279	$2,815	$2.20	2d	45	0.63mi
719 Cool Breeze Way Yulee, FL	3.0	2.0	1575	$2,995	$1.90	12d	1	0.76mi

HOA detail

• Monthly dues: $104 · $1,248/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-18
   days on market $685,000 Active 63 DOM
2. 2026-06-17
   days on market $685,000 Active 62 DOM
3. 2026-06-16
   days on market $685,000 Active 61 DOM
4. 2026-06-16
   price $685,000 Active 60 DOM
5. 2026-06-15
   days on market $690,000 Active 60 DOM
6. 2026-06-13
   days on market $690,000 Active 58 DOM
7. 2026-06-13
   days on market $690,000 Active 57 DOM
8. 2026-06-09
   days on market $690,000 Active 54 DOM
9. 2026-06-08
   pricedays on market $690,000 Active 53 DOM
10. 2026-06-07
    days on market $699,900 Active 52 DOM
11. 2026-06-05
    days on market $699,900 Active 49 DOM
12. 2026-06-03
    days on market $699,900 Active 48 DOM
13. 2026-06-02
    days on market $699,900 Active 47 DOM
14. 2026-06-01
    days on market $699,900 Active 46 DOM
15. 2026-05-31
    days on market $699,900 Active 45 DOM
16. 2026-05-07
    price $705,000
17. 2026-04-28
    price $715,000
18. 2026-04-16
    listed $725,000 Active

ⓘ 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: $2,021 · $168/mo
• Projected year-2 tax: $5,686 · $474/mo
• Expected delta: +$3,664/yr (+$305/mo · 181.3%)

ⓘ 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: $39,063
• − Mortgage interest: −$38,371
• − Property taxes: −$2,021
• − Insurance: −$3,425
• − Repairs & maintenance: −$3,125
• − Management: −$3,125
• − HOA: −$1,248
• − Depreciation: −$19,927
• Taxable loss: −$32,179
• Est. tax savings @ 24.0%: +$7,723
• After-tax cash flow: $-11,218/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

-2.8% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $705,000 realMLS
• 2026-04-28 Price Changed $715,000 realMLS
• 2026-04-16 Listed $725,000 realMLS

Property tax history

-4.1%/yr

Latest (2025): $2,021 · +3.0% YoY. Source: county tax records.