565 Continuum Loop · Yulee, FL 32097

$427,000

2 bd · 2.0 ba · 1,480 sqft · SingleFamily · 63 Days on market

Built 2024 4,800 sqft lot Est $429k · at est. $253/mo HOA · 10% of rent ↓ 1% 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
• ARV discount +7.7/15.0
• Schools +6.0/10.0
• Cash flow +4.3/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0

Listing remarks

This new-construction Contour floorplan showcases our Coastal Elevation and features 2 bedrooms, 2 bathrooms, Flex Room - perfect for an in-home office or gym, and open concept home design that makes entertaining a breeze. Enjoy cooking in a beautiful Gourmet Kitchen with Whirlpool Stainless-Steel Appliances, Stone Gray Cabinets accented with a White Diamond Herringbone Tile Backsplash, Quartz Countertops, and Kitchen Island overlooking your Café and Extended Gathering Room that leads to your Covered Lanai with Gas Line Stub. The Owner's Suite features a large Walk-In Closet, Dual-Sink Vanity with Soft Close White Cabinets, Quartz Countertops, Private Water Closet, Linen Closet, and

Key facts

• 4,800 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $427k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (46.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (37.8% below list).
• Recommended offer: $227k (46.9% 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); 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 34% 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 ~$73k 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 ($401k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $226,758 (46.9% 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 47% 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: 0.62% ✗
• Cap rate: 3.11%
• Cash-on-cash: -11.38%
• DSCR: 0.49
• GRM: 13.4

CMA / ARV

• ARV (on-the-fly): $429,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
531 Goodwill Ct	0.08mi	2/2.0	1,490 (+1%)	5mo	$379,445	$255	91
479 Jubilee Cir	0.21mi	2/2.0	1,542 (+4%)	1mo	$371,000	$241	82
636 Del Webb Pkwy	0.26mi	2/2.0	1,529 (+3%)	2mo	$364,090	$238	81
401 Tranquil Trail Cir	0.11mi	2/2.0	1,343 (-9%)	1mo	$379,410	$283	79
688 Continuum Loop	0.12mi	2/2.0	1,348 (-9%)	1mo	$425,000	$315	79
444 Tranquil Trail Cir	0.13mi	2/2.0	1,343 (-9%)	4mo	$442,040	$329	75
301 Ecliptic Loop	0.30mi	2/2.0	1,529 (+3%)	7mo	$365,000	$239	75
564 Jubilee Cir	0.27mi	3/2.0 (+1)	1,542 (+4%)	1mo	$320,000	$208	75
638 Ecliptic Loop	0.27mi	2/2.0	1,600 (+8%)	3mo	$464,440	$290	71
787 Ecliptic Loop	0.39mi	2/2.0	1,581 (+7%)	3mo	$464,040	$294	68
769 Del Webb Pkwy	0.40mi	2/2.0	1,581 (+7%)	2mo	$476,916	$302	68
777 Del Webb Pkwy	0.40mi	3/2.0 (+1)	1,405 (-5%)	4mo	$472,040	$336	65

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: 16.3%
• Equity multiple: 2.34×
• Total profit: $160,253
• Equity at exit: $384,675

10-year hold

• IRR: 15.6%
• Equity multiple: 5.42×
• Total profit: $528,469
• Equity at exit: $829,567

Cash invested: $119,560 (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: 13.4×

Monthly cashflow live

• Estimated rent: $2,657 high
• Mortgage (P&I): −$2,239
• Tax from tax record: −$562 /mo · $6,745/yr
• Insurance: −$178
• HOA: −$253
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-1,134

Break-even live

Break-even rent $4,091

Max offer price $226,758

Occupancy floor —

Sensitivity live

Price	-10% $-892	-5% $-1,013	+0% $-1,134	+5% $-1,254	+10% $-1,375
Rent	-10% $-1,343	-5% $-1,238	+0% $-1,134	+5% $-1,029	+10% $-924
Rate	-1.0pp $-918	-0.5pp $-1,025	base $-1,134	+0.5pp $-1,244	+1.0pp $-1,357

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: $106,750
• Closing costs: $12,810
• 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	23d	1	0.09mi
719 Cool Breeze Way Yulee, FL	3.0	2.0	1575	$2,995	$1.90	13d	1	0.09mi
305 Whitby Dr Yulee, FL	1.0–3.0	1.0–2.5	1279	$2,292	$1.79	3d	45	0.88mi
77040 Deer Ln Unit 16 Yulee, FL	3.0	1.5	924	$1,500	$1.62	25d	1	1.05mi
78030 Susi Ln Yulee, FL	3.0	1.0	924	$1,500	$1.62	25d	1	1.05mi
125 Daydream Ave Yulee, FL	1.0–2.0	1.0–2.0	897	$2,049	$2.28	3d	11	1.10mi
549 Wildlight Ave Yulee, FL	1.0–3.0	1.0–2.0	988	$1,897	$1.92	3d	32	1.15mi

HOA detail

• Monthly dues: $253 · $3,036/yr
• Likely covers: watergaspoolgym

Listing history 6 events

1. 2024-05-20
   status Pending
2. 2024-05-17
   price $427,000
3. 2024-05-10
   price $431,000
4. 2024-05-03
   price $429,340
5. 2024-04-26
   price $430,340
6. 2024-03-18
   listed $432,000 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: $6,745 · $562/mo
• Projected year-2 tax: $6,745 · $562/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 · 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: $31,879
• − Mortgage interest: −$23,919
• − Property taxes: −$6,745
• − Insurance: −$2,135
• − Repairs & maintenance: −$2,550
• − Management: −$2,550
• − HOA: −$3,036
• − Depreciation: −$12,422
• Taxable loss: −$21,478
• Est. tax savings @ 24.0%: +$5,155
• After-tax cash flow: $-8,448/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

-1.2% since first listed

6 events — show timeline

• 2024-05-20 Pending — realMLS
• 2024-05-17 Price Changed $427,000 realMLS
• 2024-05-10 Price Changed $431,000 realMLS
• 2024-05-03 Price Changed $429,340 realMLS
• 2024-04-26 Price Changed $430,340 realMLS
• 2024-03-18 Listed $432,000 realMLS

Property tax history

+192.6%/yr

Latest (2025): $6,745 · +192.1% YoY. Source: county tax records.