386 Saw Palmetto St · Yulee, FL 32097

$499,900

3 bd · 2.0 ba · 2,072 sqft · SingleFamily · 36 Days on market

Built 2023 Est $564k · 11% under $105/mo HOA · 4% of rent ↓ 41% 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 +12.6/15.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• Cash flow +4.5/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks

Welcome to this better-than-new 2023 home in the highly sought-after Wildlight community! This meticulously maintained and extensively upgraded 3-bedroom, 2-bath home with flex room with more than 2,000 square feet of luxury living. Inside, you'll find upgraded wood flooring, designer Ballard Designs lighting and drapery, upgraded ceiling fans, and a bright open-concept layout for entertaining. The gourmet kitchen features top-of-the-line appliances, induction cooktop, modern finishes, ample prep space, and expansive three-panel sliding glass doors for seamless indoor/outdoor living. Relax on the electric screened lanai overlooking peaceful preserve views with no rear neighbors. Additional

Key facts

• Induction cooktop
• Preserve views
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• INDUCTION COOKTOP
• ELECTRIC SCREENED LANAI
• PRESERVE VIEWS
• CUSTOM MASTER CLOSET SYSTEM
• EPOXY-COATED GARAGE FLOOR

Property features AI

Finance

• HOA & community: Community association with a monthly fee of $105; CDD fee applicable ($1,542)

Exterior

• Parking: 2-car garage with garage door opener; Has garage
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single-family residence; Used for residential purposes
• Exterior features: Other exterior features

Interior

• Kitchen: Dishwasher; Electric oven; Induction cooktop; Microwave; Refrigerator; Tankless water heater
• Bedrooms: 3 bedrooms on main level (two 11 x 12 rooms and one 11 x 12 room)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 4 total rooms; Family room on main level (15 x 19)
• Laundry & utility: Tankless water heater (listed with appliances)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (45.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (43.1% below list).
• Recommended offer: $274k (45.2% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 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 $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 36 days — a 3% lower offer ($485k) is reasonable based on typical stale-listing flexibility.
• 5 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 $274,136 (45.2% 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 36 days. Have you received any prior offers? Is the seller open to a 45% 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: 0.57% ✗
• Cap rate: 3.23%
• Cash-on-cash: -10.96%
• DSCR: 0.51
• GRM: 14.6

CMA / ARV

• ARV (on-the-fly): $563,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Continuum Loop	0.39mi	3/2.5	2,183 (+5%)	4mo	$738,316	$338	67
729 Continuum Loop	0.43mi	2/2.0 (-1)	1,973 (-5%)	1mo	$465,000	$236	66
292 Hawthorn Pk Cir	0.41mi	3/3.0	2,139 (+3%)	8mo	$498,000	$233	65
493 Continuum Loop	0.29mi	2/2.0 (-1)	1,812 (-12%)	2mo	$492,000	$272	59
250 Daydream Ave	0.53mi	3/2.0	1,864 (-10%)	1mo	$413,325	$222	58
1404 Del Webb Pkwy	0.64mi	3/2.5	1,989 (-4%)	4mo	$659,990	$332	58
1065 Del Webb Pkwy	0.60mi	2/2.5 (-1)	1,989 (-4%)	2mo	$845,019	$425	57
768 Continuum Lp	0.46mi	2/2.5 (-1)	1,977 (-5%)	9mo	$525,000	$266	56
553 Stillwater Ln	0.34mi	3/2.5	1,820 (-12%)	8mo	$390,990	$215	55
241 Coveted Pl	0.63mi	3/2.5	2,179 (+5%)	7mo	$725,000	$333	54
277 Continuum	0.40mi	3/2.0	1,809 (-13%)	8mo	$519,730	$287	53
255 Julep St	0.52mi	3/2.0	1,763 (-15%)	5mo	$435,000	$247	47

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: 16.6%
• Equity multiple: 2.36×
• Total profit: $190,606
• Equity at exit: $450,350

10-year hold

• IRR: 15.8%
• Equity multiple: 5.46×
• Total profit: $624,794
• Equity at exit: $971,196

Cash invested: $139,972 (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: 596
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $2,846 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$592 /mo · $7,101/yr
• Insurance: −$208
• HOA: −$105
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-1,278

Break-even live

Break-even rent $4,464

Max offer price $274,136

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	21d	1	0.41mi
719 Cool Breeze Way Yulee, FL	3.0	2.0	1575	$2,995	$1.90	12d	1	0.44mi
504 Blue Daze St Yulee, FL	3.0	2.5	2038	$2,595	$1.27	23d	1	0.50mi
213 Daydream Ave Yulee, FL	3.0	2.5	1876	$2,950	$1.57	23d	1	0.55mi
305 Whitby Dr Yulee, FL	1.0–3.0	1.0–2.5	1279	$2,815	$2.20	2d	45	0.75mi

HOA detail

• Monthly dues: $105 · $1,260/yr
• Likely covers: electric

Listing history 30 events

1. 2026-06-18
   days on market $499,900 Active 36 DOM
2. 2026-06-17
   days on market $499,900 Active 35 DOM
3. 2026-06-16
   days on market $499,900 Active 34 DOM
4. 2026-06-15
   days on market $499,900 Active 33 DOM
5. 2026-06-13
   days on market $499,900 Active 31 DOM
6. 2026-06-13
   days on market $499,900 Active 30 DOM
7. 2026-06-09
   days on market $499,900 Active 27 DOM
8. 2026-06-08
   days on market $499,900 Active 26 DOM
9. 2026-06-07
   days on market $499,900 Active 25 DOM
10. 2026-06-05
    days on market $499,900 Active 22 DOM
11. 2026-06-03
    days on market $499,900 Active 21 DOM
12. 2026-06-02
    days on market $499,900 Active 20 DOM
13. 2026-06-01
    days on market $499,900 Active 19 DOM
14. 2026-05-31
    days on market $499,900 Active 18 DOM
15. 2026-05-13
    listed $499,900 Active
16. 2025-11-11
    historical
17. 2025-10-06
    price $563,000
18. 2025-10-06
    price $563,000
19. 2025-07-11
    price $564,000
20. 2025-07-11
    price $564,000
21. 2025-06-13
    price $569,000
22. 2025-06-13
    price $569,000
23. 2025-06-02
    price $579,000
24. 2025-06-02
    price $579,000
25. 2025-04-11
    listed $589,000 Active
26. 2025-04-11
    listed $589,000 Active
27. 2024-03-23
    listed $593,000 Active
28. 2023-08-14
    soldstatus $522,020
29. 2023-04-01
    listed $522,020
30. 2022-12-09
    soldstatus $845,000

ⓘ 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: $7,101 · $592/mo
• Projected year-2 tax: $7,101 · $592/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: $34,156
• − Mortgage interest: −$28,002
• − Property taxes: −$7,101
• − Insurance: −$2,500
• − Repairs & maintenance: −$2,732
• − Management: −$2,732
• − HOA: −$1,260
• − Depreciation: −$14,543
• Taxable loss: −$24,715
• Est. tax savings @ 24.0%: +$5,931
• After-tax cash flow: $-9,404/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

-40.8% since first listed

16 events — show timeline

• 2026-05-13 Listed $499,900 realMLS
• 2025-11-11 Listing Removed — realMLS
• 2025-10-06 Price Changed $563,000 realMLS
• 2025-10-06 Price Changed $563,000 AINCAR
• 2025-07-11 Price Changed $564,000 realMLS
• 2025-07-11 Price Changed $564,000 AINCAR
• 2025-06-13 Price Changed $569,000 realMLS
• 2025-06-13 Price Changed $569,000 AINCAR
• 2025-06-02 Price Changed $579,000 realMLS
• 2025-06-02 Price Changed $579,000 AINCAR
• 2025-04-11 Listed $589,000 realMLS
• 2025-04-11 Listed $589,000 AINCAR
• 2024-03-23 Listed $593,000 AINCAR
• 2023-08-14 Sold (MLS) $522,020 realMLS
• 2023-04-01 Listed $522,020 realMLS
• 2022-12-09 Sold (Public Records) $845,000 Public Records

Property tax history

+37.5%/yr

Latest (2025): $7,101 · +1.6% YoY. Source: county tax records.