523 Pine Lilly Loop · Yulee, FL 32097

$499,000

4 bd · 3.0 ba · 2,016 sqft · SingleFamily · 35 Days on market

Built 2026 Est $452k · 10% over $106/mo HOA · 4% of rent

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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 +5.0/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• ARV discount +2.8/15.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This new Anniston floor plan offers 4 bedrooms, open living, an extended covered lanai, and a 3-car garage-designed for comfort and flexibility on a beautiful, wooded home site! Ready Summer 2026!

Key facts

• Appliance package
• Quartz surfaces
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• APPLIANCE PACKAGE
• WHITE CABINETRY
• QUARTZ SURFACES
• STYLISH TILE BACKSPLASH
• WRAPPED ISLAND

Property features AI

Finance

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

Exterior

• Parking: 3-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 story
• Construction: Fiber cement and frame construction; Shingle roof
• Exterior features: Covered patio/porch; Front porch; Rear porch; Sprinklers in front and rear; City street frontage; Asphalt road surface; Association pool (community amenity, not private)

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen island; Open floorplan; Pantry; Primary bathroom with tub and separate shower; 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/3.0-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $329k (34.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $301k (39.6% below list).
• Recommended offer: $301k (39.6% 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.
• Market conditions: Rents rising (+2.9%/yr); 596 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 39% 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 $53k of equity ($3k loan paydown + $50k 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 ~$86k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($484k) 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 $301,330 (39.6% 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 35 days. Have you received any prior offers? Is the seller open to a 40% 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: 0.60% ✗
• Cap rate: 3.47%
• Cash-on-cash: -10.08%
• DSCR: 0.55
• GRM: 13.8

CMA / ARV

• ARV (on-the-fly): $451,584
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
493 Peppervine Way	0.10mi	4/3.0	2,139 (+6%)	4mo	$479,000	$224	82
295 Westerly Dr	0.29mi	4/3.0	2,139 (+6%)	0mo	$446,590	$209	76

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: 17.2%
• Equity multiple: 2.41×
• Total profit: $196,745
• Equity at exit: $449,539

10-year hold

• IRR: 16.2%
• Equity multiple: 5.56×
• Total profit: $637,667
• Equity at exit: $969,447

Cash invested: $139,720 (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: 13.8×

Monthly cashflow live

• Estimated rent: $3,013 high
• Mortgage (P&I): −$2,617
• Tax est. 1.5%: −$624 /mo · $7,485/yr
• Insurance: −$208
• HOA: −$106
• Vacancy / Maint / Mgmt: −$633
• Net cashflow: $-1,174

Break-even live

Break-even rent $4,499

Max offer price $329,125

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: $124,750
• Closing costs: $14,970
• 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	2d	45	0.33mi
504 Blue Daze St Yulee, FL	3.0	2.5	2038	$2,595	$1.27	23d	1	0.80mi
467 Blue Daze St Yulee, FL	5.0	3.0	2696	$3,450	$1.28	4d	1	0.85mi
213 Daydream Ave Yulee, FL	3.0	2.5	1876	$2,950	$1.57	23d	1	1.07mi
719 Cool Breeze Way Yulee, FL	3.0	2.0	1575	$2,995	$1.90	12d	1	1.09mi

HOA detail

• Monthly dues: $106 · $1,272/yr

Listing history 17 events

1. 2026-06-18
   days on market $499,000 Active 35 DOM
2. 2026-06-17
   days on market $499,000 Active 34 DOM
3. 2026-06-16
   days on market $499,000 Active 33 DOM
4. 2026-06-15
   days on market $499,000 Active 32 DOM
5. 2026-06-13
   days on market $499,000 Active 30 DOM
6. 2026-06-13
   days on market $499,000 Active 29 DOM
7. 2026-06-09
   days on market $499,000 Active 26 DOM
8. 2026-06-08
   days on market $499,000 Active 25 DOM
9. 2026-06-07
   days on market $499,000 Active 24 DOM
10. 2026-06-05
    days on market $499,000 Active 21 DOM
11. 2026-06-03
    days on market $499,000 Active 20 DOM
12. 2026-06-02
    days on market $499,000 Active 19 DOM
13. 2026-06-01
    days on market $499,000 Active 18 DOM
14. 2026-05-31
    days on market $499,000 Active 17 DOM
15. 2026-05-23
    listed $499,000 Active 196-char remark

    Show marketing remark (196 chars)

    This new Anniston floor plan offers 4 bedrooms, open living, an extended covered lanai, and a 3-car garage-designed for comfort and flexibility on a beautiful, wooded home site! Ready Summer 2026!

16. 2026-05-14
    listed $499,000 Active

    Show marketing remark (973 chars)

    Step into the newly released Anniston floor plan with upscale finishes! This spacious residence features 4 bedrooms, 3 full bathrooms, and a 3-car garage, with durable Luxury Vinyl Plank flooring enhancing the home's main living spaces. The gourmet kitchen is equipped with an Appliance Package, elegant 42-inch white cabinetry, quartz surfaces, a stylish white tile backsplash, and a large wrapped island ideal. The expansive living area is highlighted by a tray ceiling and opens effortlessly to the extended covered lanai. The owner's retreat offers a spa-like bathroom complete with a freestanding soaking tub, while added features such as a smart home system and carefully selected designer details elevate the home even further. Living in Wildlight means enjoying a vibrant community with amenities like Waterbug Park, sports courts, a kayak launch, walking and biking trails, a dog park, Coin Toss Park, and exciting future additions still to come. Contact us today!

17. 2026-05-14
    listed $499,000 Active 973-char remark

    Show marketing remark (973 chars)

    Step into the newly released Anniston floor plan with upscale finishes! This spacious residence features 4 bedrooms, 3 full bathrooms, and a 3-car garage, with durable Luxury Vinyl Plank flooring enhancing the home's main living spaces. The gourmet kitchen is equipped with an Appliance Package, elegant 42-inch white cabinetry, quartz surfaces, a stylish white tile backsplash, and a large wrapped island ideal. The expansive living area is highlighted by a tray ceiling and opens effortlessly to the extended covered lanai. The owner's retreat offers a spa-like bathroom complete with a freestanding soaking tub, while added features such as a smart home system and carefully selected designer details elevate the home even further. Living in Wildlight means enjoying a vibrant community with amenities like Waterbug Park, sports courts, a kayak launch, walking and biking trails, a dog park, Coin Toss Park, and exciting future additions still to come. Contact us today!

ⓘ 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: $36,160
• − Mortgage interest: −$27,952
• − Property taxes: −$7,485
• − Insurance: −$2,495
• − Repairs & maintenance: −$2,893
• − Management: −$2,893
• − HOA: −$1,272
• − Depreciation: −$14,516
• Taxable loss: −$23,346
• Est. tax savings @ 24.0%: +$5,603
• After-tax cash flow: $-8,485/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

+0.0% since first listed

3 events — show timeline

• 2026-05-23 Listed $499,000 Zillow
• 2026-05-14 Listed $499,000 AINCAR
• 2026-05-14 Listed $499,000 realMLS