230 Wildlight Ave · Yulee, FL 32097

$349,900

3 bd · 2.5 ba · 1,631 sqft · SingleFamily · 153 Days on market

Built 2023 3,049 sqft lot Est $390k · 10% under $479/mo HOA · 18% of rent

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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 +12.1/15.0
• 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
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Model Home with lots of options. The primary suite on the first floor. 3 bedrooms 2.5 baths. Natural gas appliances, finished 2 car garage. Many design upgrades. Wildlight offers miles of hiking and bike trails, a newer YMCA, Publix , A rated Nassau Schools and is minutes from JAX International, downtown Jacksonville, Amelia Island and the Atlantic beaches.

Key facts

• Design upgrades
• 3,049 sq ft lot
• 2 garage spots

Tags

• PRIMARY SUITE ON FIRST FLOOR
• NATURAL GAS APPLIANCES
• DESIGN UPGRADES
• A RATED NASSAU SCHOOLS
• MINUTES FROM JAX INTERNATIONAL
• MINUTES FROM AMELIA ISLAND

Property features AI

Finance

• HOA & community: Community association (Wildlight); Association fee $416 monthly; Additional annual association fee $756; CDD fee applies ($872)

Exterior

• Parking: Attached garage; 2 garage spaces; Additional parking
• Utilities: Public sewer; Cable available; Water connected
• Home design: Single family residence; Attached property
• Exterior features: Lot approximately 0.07 acres; No private pool

Interior

• Kitchen: Dishwasher; Disposal; Electric Range; Gas Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Heat pump; Central air; Electric cooling
• Interior features: Dishwasher; Disposal; Microwave; Refrigerator; Electric Range; Gas Range
• Laundry & utility: Unfurnished unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-839 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (42.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (23.5% below list).
• Recommended offer: $202k (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); 601 active listings in the ZIP; 9 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 5y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $201,752 (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 153 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. 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: 0.76% ✗
• Cap rate: 3.42%
• Cash-on-cash: -10.27%
• DSCR: 0.54
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $389,809
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
668 Palmetto Pl	0.18mi	3/2.0	1,627 (-0%)	6mo	$368,000	$226	84
632 Palmetto Pl	0.14mi	3/2.0	1,727 (+6%)	3mo	$405,000	$235	79
230 Julep St	0.12mi	3/2.0	1,491 (-9%)	3mo	$325,000	$218	76
255 Julep St	0.09mi	3/2.0	1,763 (+8%)	5mo	$435,000	$247	76
117 Redbud Ln	0.29mi	3/2.5	1,740 (+7%)	1mo	$416,000	$239	74
250 Daydream Ave	0.12mi	3/2.0	1,864 (+14%)	1mo	$413,325	$222	68
769 Del Webb Pkwy	0.65mi	2/2.0 (-1)	1,581 (-3%)	2mo	$476,916	$302	56
785 Del Webb Pkwy	0.66mi	3/2.0	1,581 (-3%)	8mo	$490,040	$310	56
804 Del Webb Pkwy	0.70mi	2/2.0 (-1)	1,600 (-2%)	7mo	$528,890	$331	51
636 Del Webb Pkwy	0.70mi	2/2.0 (-1)	1,529 (-6%)	2mo	$364,090	$238	49
301 Ecliptic Loop	0.64mi	2/2.0 (-1)	1,529 (-6%)	7mo	$365,000	$239	47
777 Del Webb Pkwy	0.66mi	3/2.0	1,405 (-14%)	4mo	$472,040	$336	41

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: $137,198
• Equity at exit: $315,218

10-year hold

• IRR: 16.2%
• Equity multiple: 5.55×
• Total profit: $446,111
• Equity at exit: $679,779

Cash invested: $97,972 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,676 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$493 /mo · $5,915/yr
• Insurance: −$146
• HOA: −$479
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $-839

Break-even live

Break-even rent $3,738

Max offer price $201,752

Occupancy floor —

Sensitivity live

Price	-10% $-641	-5% $-740	+0% $-839	+5% $-938	+10% $-1,037
Rent	-10% $-1,050	-5% $-944	+0% $-839	+5% $-733	+10% $-627
Rate	-1.0pp $-662	-0.5pp $-750	base $-839	+0.5pp $-929	+1.0pp $-1,022

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Daydream Ave Yulee, FL	3.0	2.5	1876	$2,950	$1.57	25d	1	0.05mi
125 Daydream Ave Yulee, FL	1.0–2.0	1.0–2.0	897	$2,049	$2.28	3d	11	0.16mi
504 Blue Daze St Yulee, FL	3.0	2.5	2038	$2,595	$1.27	25d	1	0.26mi
549 Wildlight Ave Yulee, FL	1.0–3.0	1.0–2.0	988	$2,245	$2.27	3d	32	0.69mi
305 Whitby Dr Yulee, FL	1.0–3.0	1.0–2.5	1279	$2,815	$2.20	3d	45	0.75mi
722 Cool Breeze Way Yulee, FL	2.0	2.0	1541	$3,100	$2.01	23d	1	0.97mi
74700 Mills Preserve Cir Yulee, FL	1.0–3.0	1.0–2.0	1127	$2,025	$1.80	25d	1	1.00mi
719 Cool Breeze Way Yulee, FL	3.0	2.0	1575	$2,995	$1.90	13d	1	1.00mi
8701 Hillpointe Cir Yulee, FL	2.0	2.0	1170	$1,647	$1.41	9d	15	1.35mi

HOA detail

• Monthly dues: $479 · $5,748/yr
• Likely covers: gas

Listing history 50 events

1. 2026-06-21
   days on market $349,900 Active 153 DOM
2. 2026-06-18
   days on market $349,900 Active 150 DOM
3. 2026-06-17
   days on market $349,900 Active 149 DOM
4. 2026-06-16
   days on market $349,900 Active 148 DOM
5. 2026-06-15
   days on market $349,900 Active 147 DOM
6. 2026-06-13
   days on market $349,900 Active 145 DOM
7. 2026-06-13
   days on market $349,900 Active 144 DOM
8. 2026-06-09
   days on market $349,900 Active 141 DOM
9. 2026-06-08
   days on market $349,900 Active 140 DOM
10. 2026-06-07
    days on market $349,900 Active 139 DOM
11. 2026-06-05
    days on market $349,900 Active 136 DOM
12. 2026-06-03
    days on market $349,900 Active 135 DOM
13. 2026-06-02
    days on market $349,900 Active 134 DOM
14. 2026-06-01
    days on market $349,900 Active 133 DOM
15. 2026-05-31
    days on market $349,900 Active 132 DOM
16. 2026-05-08
    price $349,900

    Show marketing remark (359 chars)

    Model Home with lots of options. The primary suite on the first floor. 3 bedrooms 2.5 baths. Natural gas appliances, finished 2 car garage. Many design upgrades. Wildlight offers miles of hiking and bike trails, a newer YMCA, Publix , A rated Nassau Schools and is minutes from JAX International, downtown Jacksonville, Amelia Island and the Atlantic beaches.

17. 2026-05-08
    price $349,900 359-char remark

    Show marketing remark (359 chars)

    Model Home with lots of options. The primary suite on the first floor. 3 bedrooms 2.5 baths. Natural gas appliances, finished 2 car garage. Many design upgrades. Wildlight offers miles of hiking and bike trails, a newer YMCA, Publix , A rated Nassau Schools and is minutes from JAX International, downtown Jacksonville, Amelia Island and the Atlantic beaches.

18. 2026-04-08
    price $359,900

    Show marketing remark (359 chars)

    Model Home with lots of options. The primary suite on the first floor. 3 bedrooms 2.5 baths. Natural gas appliances, finished 2 car garage. Many design upgrades. Wildlight offers miles of hiking and bike trails, a newer YMCA, Publix , A rated Nassau Schools and is minutes from JAX International, downtown Jacksonville, Amelia Island and the Atlantic beaches.

19. 2026-04-08
    price $359,900 359-char remark

    Show marketing remark (359 chars)

    Model Home with lots of options. The primary suite on the first floor. 3 bedrooms 2.5 baths. Natural gas appliances, finished 2 car garage. Many design upgrades. Wildlight offers miles of hiking and bike trails, a newer YMCA, Publix , A rated Nassau Schools and is minutes from JAX International, downtown Jacksonville, Amelia Island and the Atlantic beaches.

20. 2026-01-19
    listed $375,000 Active

    Show marketing remark (359 chars)

    Model Home with lots of options. The primary suite on the first floor. 3 bedrooms 2.5 baths. Natural gas appliances, finished 2 car garage. Many design upgrades. Wildlight offers miles of hiking and bike trails, a newer YMCA, Publix , A rated Nassau Schools and is minutes from JAX International, downtown Jacksonville, Amelia Island and the Atlantic beaches.

21. 2026-01-19
    listed $375,000 Active 359-char remark

    Show marketing remark (359 chars)

    Model Home with lots of options. The primary suite on the first floor. 3 bedrooms 2.5 baths. Natural gas appliances, finished 2 car garage. Many design upgrades. Wildlight offers miles of hiking and bike trails, a newer YMCA, Publix , A rated Nassau Schools and is minutes from JAX International, downtown Jacksonville, Amelia Island and the Atlantic beaches.

22. 2025-12-12
    historical
23. 2025-09-29
    price $375,000
24. 2025-09-29
    price $375,000
25. 2025-08-14
    status Active
26. 2025-07-01
    status Active
27. 2025-06-25
    historical
28. 2025-01-03
    status Active
29. 2024-12-31
    historical
30. 2024-07-06
    status Active
31. 2024-07-01
    status Active
32. 2024-06-30
    historical
33. 2024-04-21
    price $389,900
34. 2024-04-17
    price $389,900
35. 2024-02-21
    price $395,900
36. 2024-02-21
    price $395,900
37. 2024-01-25
    listed $410,000 Active
38. 2024-01-25
    historical
39. 2024-01-18
    listed $410,000 Active
40. 2024-01-10
    price $410,000
41. 2024-01-05
    price $410,000
42. 2023-12-02
    status Active
43. 2023-12-01
    historical
44. 2023-07-09
    price $439,900
45. 2023-07-03
    status Active
46. 2023-03-31
    price $449,900
47. 2022-12-14
    status Active
48. 2022-12-01
    historical
49. 2022-10-20
    price $457,686
50. 2022-10-19
    price $457,686

ⓘ 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: $5,915 · $493/mo
• Projected year-2 tax: $5,915 · $493/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 7/10 Severe
• 🌡 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: $32,111
• − Mortgage interest: −$19,600
• − Property taxes: −$5,915
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,569
• − Management: −$2,569
• − HOA: −$5,748
• − Depreciation: −$10,179
• Taxable loss: −$16,218
• Est. tax savings @ 24.0%: +$3,892
• After-tax cash flow: $-6,171/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

+2.5% since first listed

45 events — show timeline

• 2026-05-08 Price Changed $349,900 realMLS
• 2026-05-08 Price Changed $349,900 AINCAR
• 2026-04-08 Price Changed $359,900 realMLS
• 2026-04-08 Price Changed $359,900 AINCAR
• 2026-01-19 Listed $375,000 AINCAR
• 2026-01-19 Listed $375,000 realMLS
• 2025-12-12 Listing Removed — realMLS
• 2025-09-29 Price Changed $375,000 realMLS
• 2025-09-29 Price Changed $375,000 AINCAR
• 2025-08-14 Relisted — realMLS
• 2025-07-01 Relisted — AINCAR
• 2025-06-25 Listing Removed — realMLS
• 2025-01-03 Relisted — realMLS
• 2024-12-31 Listing Removed — realMLS
• 2024-07-06 Relisted — realMLS
• 2024-07-01 Relisted — AINCAR
• 2024-06-30 Listing Removed — realMLS
• 2024-04-21 Price Changed $389,900 realMLS
• 2024-04-17 Price Changed $389,900 AINCAR
• 2024-02-21 Price Changed $395,900 realMLS
• 2024-02-21 Price Changed $395,900 AINCAR
• 2024-01-25 Listing Removed — realMLS
• 2024-01-25 Listed $410,000 realMLS
• 2024-01-18 Listed $410,000 AINCAR
• 2024-01-10 Price Changed $410,000 realMLS
• 2024-01-05 Price Changed $410,000 AINCAR
• 2023-12-02 Relisted — realMLS
• 2023-12-01 Listing Removed — realMLS
• 2023-07-09 Price Changed $439,900 AINCAR
• 2023-07-03 Relisted — AINCAR
• 2023-03-31 Price Changed $449,900 AINCAR
• 2022-12-14 Relisted — realMLS
• 2022-12-01 Listing Removed — realMLS
• 2022-10-20 Price Changed $457,686 realMLS
• 2022-10-19 Price Changed $457,686 AINCAR
• 2022-04-19 Price Changed $441,990 realMLS
• 2022-04-19 Price Changed $443,990 realMLS
• 2022-03-18 Price Changed $387,000 realMLS
• 2022-03-16 Price Changed $383,900 realMLS
• 2022-02-24 Price Changed $378,900 realMLS
• 2022-01-21 Price Changed $373,900 realMLS
• 2022-01-12 Price Changed $363,900 realMLS
• 2022-01-03 Listed $353,900 realMLS
• 2021-09-01 Listed $441,990 AINCAR
• 2019-03-14 Sold (Public Records) $341,500 Public Records

Property tax history

+35.4%/yr

Latest (2025): $5,915 · +0.2% YoY. Source: county tax records.