671 Jubilee Cir · Yulee, FL 32097

$434,000

3 bd · 2.0 ba · 1,590 sqft · SingleFamily · 201 Days on market

Built 2022 4,791 sqft lot Est $405k · 7% over $328/mo HOA · 12% of rent ↓ 4% 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
• Cash flow +4.7/30.0
• ARV discount +4.3/15.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Stunning 3-Bed, 2-Bath Home in Premier Del Webb 55+ Community. Discover luxury living in this beautifully upgraded home, situated on a desirable corner lot with serene pond and fountain views. Just a short walk from the resort-style amenity center, this residence blends elegance, comfort, and active-adult convenience. Inside, you’ll find LVP flooring throughout, 10-foot ceilings, and 8-foot doors, creating an open and inviting ambiance. The gourmet kitchen features 42-inch cabinets, quartz countertops, a large island, and stainless-steel appliances, ideal for everyday living and entertaining. The home includes refined panel molding accents, including Wainscoting in the entry hallway, adding a sophisticated custom touch. Outdoor living shines with a screen-covered lanai and uncovered paver grilling patio, perfect for dining and relaxation. Additional exterior upgrades include a sealed paver driveway, walkway, lanai, and patio. The epoxy-coated garage floor provides durability and a clean, polished look, while the included water softener adds everyday comfort and convenience. Located in a top Del Webb community, residents enjoy access to a clubhouse, fitness center, pool, and a vibrant social calendar. This home offers resort-style living at its finest—beautifully upgraded, move-in ready, and designed for exceptional comfort and style.

Key facts

• Fountain views
• Gourmet kitchen
• Pond views

Tags

• CORNER LOT
• POND VIEWS
• FOUNTAIN VIEWS
• RESORT-STYLE AMENITY CENTER
• LVP FLOORING
• GOURMET KITCHEN

Property features AI

Finance

• HOA & community: Homeowners association present; HOA amenities include cable TV, clubhouse, gated entry, jogging path, park, pickleball, playground, security; Association fees reported (semi‑annual and monthly amounts noted); CDD fee applies

Exterior

• Parking: 2-car garage with garage door opener; Gated community/drive
• Security: Gated community; Community security features
• Utilities: Public sewer; Water available and connected; Electricity available and connected; Cable available and connected
• Home design: Single family residence; One story; Entry level: 1; East-facing
• Construction: Tile roof; Other construction materials
• Exterior features: Patio with screened area; Security gate; Community pool (not private); Corner lot; City street frontage; Asphalt road surface

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Entrance foyer; Open floor plan; Total of 10 rooms
• Laundry & utility: Unfurnished (no built-in laundry equipment listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $434k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (44.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (34.6% below list).
• Recommended offer: $243k (44.0% 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; 7 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 $46k of equity ($3k loan paydown + $43k 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 ~$75k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($382k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,879 (44.0% 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 201 days. Have you received any prior offers? Is the seller open to a 44% 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: 0.65% ✗
• Cap rate: 3.30%
• Cash-on-cash: -10.68%
• DSCR: 0.52
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $405,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
564 Jubilee Cir	0.08mi	3/2.0	1,542 (-3%)	1mo	$320,000	$208	91
479 Jubilee Cir	0.08mi	2/2.0 (-1)	1,542 (-3%)	1mo	$371,000	$241	86
173 Eureka Ct	0.06mi	2/2.0 (-1)	1,542 (-3%)	7mo	$368,000	$239	81
638 Ecliptic Loop	0.42mi	2/2.0 (-1)	1,600 (+1%)	3mo	$464,440	$290	72
636 Del Webb Pkwy	0.34mi	2/2.0 (-1)	1,529 (-4%)	2mo	$364,090	$238	71
531 Goodwill Ct	0.24mi	2/2.0 (-1)	1,490 (-6%)	5mo	$379,445	$255	70
769 Del Webb Pkwy	0.50mi	2/2.0 (-1)	1,581 (-1%)	2mo	$476,916	$302	69
301 Ecliptic Loop	0.35mi	2/2.0 (-1)	1,529 (-4%)	7mo	$365,000	$239	67
787 Ecliptic Loop	0.55mi	2/2.0 (-1)	1,581 (-1%)	3mo	$464,040	$294	66
493 Continuum Loop	0.24mi	2/2.0 (-1)	1,812 (+14%)	2mo	$492,000	$272	59
668 Palmetto Pl	0.74mi	3/2.0	1,627 (+2%)	6mo	$368,000	$226	56
777 Del Webb Pkwy	0.50mi	3/2.0	1,405 (-12%)	4mo	$472,040	$336	54

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: 16.8%
• Equity multiple: 2.38×
• Total profit: $167,362
• Equity at exit: $390,982

10-year hold

• IRR: 16.0%
• Equity multiple: 5.50×
• Total profit: $546,834
• Equity at exit: $843,167

Cash invested: $121,520 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,840 high
• Mortgage (P&I): −$2,276
• Tax from tax record: −$541 /mo · $6,489/yr
• Insurance: −$181
• HOA: −$328
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $-1,082

Break-even live

Break-even rent $4,210

Max offer price $242,879

Occupancy floor —

Sensitivity live

Price	-10% $-836	-5% $-959	+0% $-1,082	+5% $-1,205	+10% $-1,328
Rent	-10% $-1,306	-5% $-1,194	+0% $-1,082	+5% $-970	+10% $-858
Rate	-1.0pp $-863	-0.5pp $-972	base $-1,082	+0.5pp $-1,194	+1.0pp $-1,309

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: $108,500
• Closing costs: $13,020
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
722 Cool Breeze Way Yulee, FL	2.0	2.0	1541	$3,100	$2.01	22d	1	0.29mi
719 Cool Breeze Way Yulee, FL	3.0	2.0	1575	$2,995	$1.90	13d	1	0.30mi
504 Blue Daze St Yulee, FL	3.0	2.5	2038	$2,595	$1.27	25d	1	0.77mi
213 Daydream Ave Yulee, FL	3.0	2.5	1876	$2,950	$1.57	25d	1	0.82mi
305 Whitby Dr Yulee, FL	1.0–3.0	1.0–2.5	1279	$2,815	$2.20	3d	45	0.95mi
125 Daydream Ave Yulee, FL	1.0–2.0	1.0–2.0	897	$2,049	$2.28	3d	11	0.98mi
549 Wildlight Ave Yulee, FL	1.0–3.0	1.0–2.0	988	$2,245	$2.27	3d	32	1.17mi

HOA detail

• Monthly dues: $328 · $3,936/yr
• Likely covers: waterpoolgym

Listing history 28 events

1. 2026-06-21
   days on market $434,000 Active 201 DOM
2. 2026-06-18
   days on market $434,000 Active 198 DOM
3. 2026-06-17
   days on market $434,000 Active 197 DOM
4. 2026-06-16
   days on market $434,000 Active 196 DOM
5. 2026-06-15
   days on market $434,000 Active 195 DOM
6. 2026-06-13
   days on market $434,000 Active 193 DOM
7. 2026-06-13
   days on market $434,000 Active 192 DOM
8. 2026-06-09
   days on market $434,000 Active 189 DOM
9. 2026-06-08
   days on market $434,000 Active 188 DOM
10. 2026-06-07
    days on market $434,000 Active 187 DOM
11. 2026-06-05
    days on market $434,000 Active 184 DOM
12. 2026-06-03
    days on market $434,000 Active 183 DOM
13. 2026-06-02
    days on market $434,000 Active 182 DOM
14. 2026-06-01
    days on market $434,000 Active 181 DOM
15. 2026-05-31
    days on market $434,000 Active 180 DOM
16. 2025-12-02
    price $449,000
17. 2025-11-20
    listed $449,000 Active 1367-char remark

    Show marketing remark (1367 chars)

    Stunning 3-Bed, 2-Bath Home in Premier Del Webb 55+ Community. Discover luxury living in this beautifully upgraded home, situated on a desirable corner lot with serene pond and fountain views. Just a short walk from the resort-style amenity center, this residence blends elegance, comfort, and active-adult convenience. Inside, you’ll find LVP flooring throughout, 10-foot ceilings, and 8-foot doors, creating an open and inviting ambiance. The gourmet kitchen features 42-inch cabinets, quartz countertops, a large island, and stainless-steel appliances, ideal for everyday living and entertaining. The home includes refined panel molding accents, including Wainscoting in the entry hallway, adding a sophisticated custom touch. Outdoor living shines with a screen-covered lanai and uncovered paver grilling patio, perfect for dining and relaxation. Additional exterior upgrades include a sealed paver driveway, walkway, lanai, and patio. The epoxy-coated garage floor provides durability and a clean, polished look, while the included water softener adds everyday comfort and convenience. Located in a top Del Webb community, residents enjoy access to a clubhouse, fitness center, pool, and a vibrant social calendar. This home offers resort-style living at its finest—beautifully upgraded, move-in ready, and designed for exceptional comfort and style.

18. 2025-11-20
    listed $449,000 Active

    Show marketing remark (1367 chars)

    Stunning 3-Bed, 2-Bath Home in Premier Del Webb 55+ Community. Discover luxury living in this beautifully upgraded home, situated on a desirable corner lot with serene pond and fountain views. Just a short walk from the resort-style amenity center, this residence blends elegance, comfort, and active-adult convenience. Inside, you’ll find LVP flooring throughout, 10-foot ceilings, and 8-foot doors, creating an open and inviting ambiance. The gourmet kitchen features 42-inch cabinets, quartz countertops, a large island, and stainless-steel appliances, ideal for everyday living and entertaining. The home includes refined panel molding accents, including Wainscoting in the entry hallway, adding a sophisticated custom touch. Outdoor living shines with a screen-covered lanai and uncovered paver grilling patio, perfect for dining and relaxation. Additional exterior upgrades include a sealed paver driveway, walkway, lanai, and patio. The epoxy-coated garage floor provides durability and a clean, polished look, while the included water softener adds everyday comfort and convenience. Located in a top Del Webb community, residents enjoy access to a clubhouse, fitness center, pool, and a vibrant social calendar. This home offers resort-style living at its finest—beautifully upgraded, move-in ready, and designed for exceptional comfort and style.

19. 2023-11-02
    historical
20. 2023-08-26
    listed $489,900 Active
21. 2023-08-23
    listed $489,900 Active
22. 2022-12-16
    soldstatus $468,080 Sold
23. 2022-12-16
    soldstatus $468,100 Closed
24. 2022-10-07
    status Pending
25. 2022-10-03
    status Pending
26. 2022-09-15
    price $467,080
27. 2022-07-31
    listed $467,080 Active
28. 2022-07-27
    listed $466,080 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: $6,489 · $541/mo
• Projected year-2 tax: $6,489 · $541/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 · 19 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: $34,080
• − Mortgage interest: −$24,311
• − Property taxes: −$6,489
• − Insurance: −$2,170
• − Repairs & maintenance: −$2,726
• − Management: −$2,726
• − HOA: −$3,936
• − Depreciation: −$12,625
• Taxable loss: −$20,904
• Est. tax savings @ 24.0%: +$5,017
• After-tax cash flow: $-7,966/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

-3.7% since first listed

13 events — show timeline

• 2025-12-02 Price Changed $449,000 AINCAR
• 2025-11-20 Listed $449,000 realMLS
• 2025-11-20 Listed $449,000 AINCAR
• 2023-11-02 Listing Removed — realMLS
• 2023-08-26 Listed $489,900 realMLS
• 2023-08-23 Listed $489,900 AINCAR
• 2022-12-16 Sold (MLS) $468,100 AINCAR
• 2022-12-16 Sold (MLS) $468,080 realMLS
• 2022-10-07 Pending — AINCAR
• 2022-10-03 Pending — realMLS
• 2022-09-15 Price Changed $467,080 realMLS
• 2022-07-31 Listed $467,080 AINCAR
• 2022-07-27 Listed $466,080 realMLS

Property tax history

+66.6%/yr

Latest (2025): $6,489 · +1.7% YoY. Source: county tax records.