390 Saw Palmetto St · Yulee, FL 32097

$599,000

4 bd · 2.5 ba · 2,783 sqft · SingleFamily · 54 Days on market

Built 2023 8,276 sqft lot Est $763k · 21% under $39/mo HOA · 1% of rent ↓ 9% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• Cash flow +4.9/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Experience the pinnacle of Wildlight living in this stunning four-bedroom, 2.5-bath coastal cottage, perfectly situated on a prime corner lot within the sought-after Forest Park community. Only three years young and meticulously curated to rival any model home, this residence seamlessly blends high-end designer upgrades with the relaxed, airy charm of Florida’s coastline. The interior is a masterclass in modern style, featuring warm hardwood floors, bespoke accent walls, and custom designer lighting that create an immediate sense of "home. " The heart of the residence is an open-concept sanctuary where natural light pours across the gourmet kitchen—a culinary showpiece boasting sleek quartz countertops, premium stainless appliances, and upgraded cabinetry. For those who value flexibility, the versatile flex room serves as a sophisticated home office, media retreat, or private lounge. Transition effortlessly to outdoor living through triple pocket glass sliders that lead to a covered patio. Here, you can unwind in complete tranquility while overlooking a serene, protected preservation space that ensures lasting privacy. Beyond your front door, the Wildlight lifestyle beckons. You are within easy walking distance to the community YMCA and local dining, and just moments from world-class amenities including a resort-style pool, kayak launch, and tennis, pickleball, and basketball courts. Offering the perfect harmony of luxury, comfort, and community connectivity, this home isn't just a place to live—it’s where your new lifestyle begins.

Key facts

• Quartz countertops
• Gourmet kitchen
• Upgraded cabinetry

Tags

• CORNER LOT
• HIGH-END DESIGNER UPGRADES
• GOURMET KITCHEN
• QUARTZ COUNTERTOPS
• PREMIUM STAINLESS APPLIANCES
• UPGRADED CABINETRY

Property features AI

Finance

• HOA & community: Homeowners association with semi-annual fee; Association fee: $235 (semi-annually); Community amenities: jogging path, park, playground; CDD fee applies

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Single Family Residence; Single-family use; Entry level: 1
• Construction: Fiber cement and frame construction
• Exterior features: Covered rear porch; Shingle roof

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Heat pump; Central air
• Interior features: Dishwasher; Disposal; Microwave; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $346k (42.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $346k (42.2% below list).
• Recommended offer: $346k (42.3% 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.
• Market conditions: Rents rising (+2.9%/yr); 596 active listings in the ZIP; 3 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 45% 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 $64k of equity ($4k loan paydown + $60k 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 ~$103k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($581k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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; moderate 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 $345,524 (42.3% 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 54 days. Have you received any prior offers? Is the seller open to a 42% 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: 0.58% ✗
• Cap rate: 3.42%
• Cash-on-cash: -10.27%
• DSCR: 0.54
• GRM: 14.4

CMA / ARV

• ARV (on-the-fly): $762,542
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
828 Del Webb Pkwy	0.34mi	4/3.0	2,741 (-2%)	0mo	$775,902	$283	80
417 Slash Pine Pl	0.36mi	4/3.0	2,743 (-1%)	2mo	$681,000	$248	77
245 Morning Ray Way	0.45mi	5/3.0 (+1)	2,822 (+1%)	1mo	$655,000	$232	69
323 Sawgrass Dr	0.32mi	4/3.0	2,499 (-10%)	2mo	$529,900	$212	64
324 Sawgrass Dr	0.32mi	4/3.0	2,472 (-11%)	2mo	$610,000	$247	62
234 Continuum Loop	0.46mi	3/3.5 (-1)	2,710 (-3%)	4mo	$742,940	$274	62
440 Slash Pine Pl	0.32mi	4/3.0	2,499 (-10%)	6mo	$535,000	$214	61
862 Ecliptic Loop	0.48mi	3/3.5 (-1)	2,861 (+3%)	6mo	$799,440	$279	59
200 Continuum Loop	0.53mi	3/3.5 (-1)	2,710 (-3%)	4mo	$881,938	$325	59
1284 Del Webb Pkwy	0.61mi	3/3.5 (-1)	2,710 (-3%)	0mo	$1,039,790	$384	58
583 Buttonwood Loop	0.62mi	4/2.5	2,479 (-11%)	1mo	$450,000	$182	52
290 Continuum Loop	0.40mi	3/3.0 (-1)	2,393 (-14%)	2mo	$746,540	$312	49

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: 17.1%
• Equity multiple: 2.40×
• Total profit: $234,496
• Equity at exit: $539,627

10-year hold

• IRR: 16.1%
• Equity multiple: 5.54×
• Total profit: $761,714
• Equity at exit: $1,163,725

Cash invested: $167,720 (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: 14.4×

Monthly cashflow live

• Estimated rent: $3,460 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$738 /mo · $8,857/yr
• Insurance: −$250
• HOA: −$39
• Vacancy / Maint / Mgmt: −$727
• Net cashflow: $-1,435

Break-even live

Break-even rent $5,276

Max offer price $345,524

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
351 Sawgrass Dr Yulee, FL	5.0	4.0	3332	$3,995	$1.20	24d	1	0.24mi
504 Blue Daze St Yulee, FL	3.0	2.5	2038	$2,595	$1.27	24d	1	0.50mi
467 Blue Daze St Yulee, FL	5.0	3.0	2696	$3,450	$1.28	4d	1	0.51mi

HOA detail

• Monthly dues: $39 · $468/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-18
   days on market $599,000 Active 54 DOM
2. 2026-06-17
   days on market $599,000 Active 53 DOM
3. 2026-06-16
   days on market $599,000 Active 52 DOM
4. 2026-06-15
   days on market $599,000 Active 51 DOM
5. 2026-06-13
   days on market $599,000 Active 49 DOM
6. 2026-06-13
   days on market $599,000 Active 48 DOM
7. 2026-06-09
   days on market $599,000 Active 45 DOM
8. 2026-06-08
   days on market $599,000 Active 44 DOM
9. 2026-06-07
   days on market $599,000 Active 43 DOM
10. 2026-06-05
    days on market $599,000 Active 40 DOM
11. 2026-06-03
    days on market $599,000 Active 39 DOM
12. 2026-06-02
    days on market $599,000 Active 38 DOM
13. 2026-06-01
    days on market $599,000 Active 37 DOM
14. 2026-05-31
    days on market $599,000 Active 36 DOM
15. 2026-04-25
    listed $599,000 Active
16. 2026-04-23
    listed $599,000 Active 1592-char remark

    Show marketing remark (1592 chars)

    Experience the pinnacle of Wildlight living in this stunning four-bedroom, 2.5-bath coastal cottage, perfectly situated on a prime corner lot within the sought-after Forest Park community. Only three years young and meticulously curated to rival any model home, this residence seamlessly blends high-end designer upgrades with the relaxed, airy charm of Florida’s coastline. The interior is a masterclass in modern style, featuring warm hardwood floors, bespoke accent walls, and custom designer lighting that create an immediate sense of "home. " The heart of the residence is an open-concept sanctuary where natural light pours across the gourmet kitchen—a culinary showpiece boasting sleek quartz countertops, premium stainless appliances, and upgraded cabinetry. For those who value flexibility, the versatile flex room serves as a sophisticated home office, media retreat, or private lounge. Transition effortlessly to outdoor living through triple pocket glass sliders that lead to a covered patio. Here, you can unwind in complete tranquility while overlooking a serene, protected preservation space that ensures lasting privacy. Beyond your front door, the Wildlight lifestyle beckons. You are within easy walking distance to the community YMCA and local dining, and just moments from world-class amenities including a resort-style pool, kayak launch, and tennis, pickleball, and basketball courts. Offering the perfect harmony of luxury, comfort, and community connectivity, this home isn't just a place to live—it’s where your new lifestyle begins.

17. 2026-02-05
    price $599,000
18. 2026-01-16
    listed $630,000 Active
19. 2023-09-27
    soldstatus $660,350
20. 2023-01-06
    listed $660,350

ⓘ 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: $8,857 · $738/mo
• Projected year-2 tax: $8,857 · $738/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 5/10 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: $41,515
• − Mortgage interest: −$33,553
• − Property taxes: −$8,857
• − Insurance: −$2,995
• − Repairs & maintenance: −$3,321
• − Management: −$3,321
• − HOA: −$468
• − Depreciation: −$17,425
• Taxable loss: −$28,427
• Est. tax savings @ 24.0%: +$6,822
• After-tax cash flow: $-10,396/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

-9.3% since first listed

6 events — show timeline

• 2026-04-25 Listed $599,000 realMLS
• 2026-04-23 Listed $599,000 AINCAR
• 2026-02-05 Price Changed $599,000 AINCAR
• 2026-01-16 Listed $630,000 AINCAR
• 2023-09-27 Sold (MLS) $660,350 AINCAR
• 2023-01-06 Listed $660,350 AINCAR

Property tax history

+45.3%/yr

Latest (2025): $8,857 · +2.8% YoY. Source: county tax records.