583 Buttonwood Loop · Yulee, FL 32097

$469,700

4 bd · 2.5 ba · 2,479 sqft · SingleFamily · 76 Days on market

Built 2021 6,534 sqft lot Est $575k · 18% under $104/mo HOA · 3% 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.1/30.0
• Schools +6.0/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.4/10.0

Listing remarks MLS

Why wait for new construction when this move-in-ready home is available now? Located in the golf cart-friendly Wildlight community, this beautifully upgraded home offers style and comfort with inviting front-porch living. The bright, open floor plan features a dedicated office just off the entry. The chef’s kitchen includes stainless steel natural gas appliances, a large center island, quartz countertops, and an abundance of cabinets, flowing into the family room with a shiplap accent wall and cozy built-in fireplace. Upstairs offers a spacious loft and a primary suite with a tray ceiling and spa-like bath featuring double sinks, a garden tub, walk-in shower, and walk-in closet. Three additional bedrooms, a full bath, and utility room complete the home. Enjoy the oversized, fully fenced backyard with room for a pool. Walking distance to Wildlight Elementary, community pool, parks, and a scenic lake with dock. Convenient access to Kings Bay and Mayport Naval Base, Amelia Island, UF Health, Publix, and Jacksonville International Airport.

Key facts

• Quartz countertops
• Large center island
• Shiplap accent wall

Tags

• DEDICATED OFFICE
• CHEF'S KITCHEN
• LARGE CENTER ISLAND
• QUARTZ COUNTERTOPS
• SHIPLAP ACCENT WALL
• COZY BUILT-IN FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $470k.

Deal economics

• At list price, monthly cash flow is $-882 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (33.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (32.8% below list).
• Recommended offer: $314k (33.2% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 3.3% in Yulee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Wildlight Elementary (math 90% / reading 80%, grade A+, #35 of 2,144 statewide, top 2%, 1,025 students, 34% FRL); Yulee Middle School (math 73% / reading 61%, grade A-, #80 of 571 statewide, top 14%, 1,202 students, 41% FRL); Yulee High School (math 52% / reading 54%, grade C-, #148 of 667 statewide, top 23%, 1,407 students, 35% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 601 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 41% 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 $50k of equity ($3k loan paydown + $47k 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 ~$81k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($442k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y 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.
• Current owner paid $371k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $313,868 (33.2% 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 76 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.67% ✗
• Cap rate: 4.04%
• Cash-on-cash: -8.05%
• DSCR: 0.64
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $575,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
583 Buttonwood Loop	0.00mi	4/2.5	2,479 (0%)	1mo	$450,000	$182	100
425 Sweetgum St	0.04mi	4/3.0	2,400 (-3%)	10mo	$558,000	$233	83
324 Sawgrass Dr	0.35mi	4/3.0	2,472 (-0%)	2mo	$610,000	$247	80
323 Sawgrass Dr	0.33mi	4/3.0	2,499 (+1%)	2mo	$529,900	$212	79
440 Slash Pine Pl	0.32mi	4/3.0	2,499 (+1%)	6mo	$535,000	$214	77
444 Slash Pine Pl	0.33mi	4/3.0	2,519 (+2%)	7mo	$550,000	$218	74
417 Slash Pine Pl	0.27mi	4/3.0	2,743 (+11%)	2mo	$681,000	$248	66
238 Ponder Cir	0.49mi	4/3.5	2,626 (+6%)	8mo	$663,000	$252	56
245 Morning Ray Way	0.32mi	5/3.0 (+1)	2,822 (+14%)	1mo	$655,000	$232	54
828 Del Webb Pkwy	0.58mi	4/3.0	2,741 (+11%)	0mo	$775,902	$283	53
295 Westerly Dr	0.53mi	4/3.0	2,139 (-14%)	0mo	$446,590	$209	50
493 Peppervine Way	0.71mi	4/3.0	2,139 (-14%)	4mo	$479,000	$224	39

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: 18.6%
• Equity multiple: 2.52×
• Total profit: $199,374
• Equity at exit: $423,143

10-year hold

• IRR: 17.2%
• Equity multiple: 5.80×
• Total profit: $630,788
• Equity at exit: $912,524

Cash invested: $131,516 (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: 12.4×

Monthly cashflow live

• Estimated rent: $3,155 high
• Mortgage (P&I): −$2,463
• Tax from tax record: −$612 /mo · $7,340/yr
• Insurance: −$196
• HOA: −$104
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $-882

Break-even live

Break-even rent $4,272

Max offer price $313,868

Occupancy floor —

Sensitivity live

Price	-10% $-616	-5% $-749	+0% $-882	+5% $-1,015	+10% $-1,148
Rent	-10% $-1,131	-5% $-1,007	+0% $-882	+5% $-758	+10% $-633
Rate	-1.0pp $-646	-0.5pp $-763	base $-882	+0.5pp $-1,004	+1.0pp $-1,128

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: $117,425
• Closing costs: $14,091
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
467 Blue Daze St Yulee, FL	5.0	3.0	2696	$3,450	$1.28	6d	1	0.13mi
504 Blue Daze St Yulee, FL	3.0	2.5	2038	$2,595	$1.27	25d	1	0.13mi
213 Daydream Ave Yulee, FL	3.0	2.5	1876	$2,950	$1.57	25d	1	0.30mi
351 Sawgrass Dr Yulee, FL	5.0	4.0	3332	$3,995	$1.20	25d	1	0.41mi
305 Whitby Dr Yulee, FL	1.0–3.0	1.0–2.5	1279	$2,815	$2.20	3d	45	0.50mi
719 Cool Breeze Way Yulee, FL	3.0	2.0	1575	$2,995	$1.90	13d	1	0.96mi

HOA detail

• Monthly dues: $104 · $1,248/yr
• Likely covers: gaspool

Listing history 25 events

1. 2026-04-22
   status Pending

   Show marketing remark (1057 chars)

   Why wait for new construction when this move-in-ready home is available now? Located in the golf cart-friendly Wildlight community, this beautifully upgraded home offers style and comfort with inviting front-porch living. The bright, open floor plan features a dedicated office just off the entry. The chef’s kitchen includes stainless steel natural gas appliances, a large center island, quartz countertops, and an abundance of cabinets, flowing into the family room with a shiplap accent wall and cozy built-in fireplace. Upstairs offers a spacious loft and a primary suite with a tray ceiling and spa-like bath featuring double sinks, a garden tub, walk-in shower, and walk-in closet. Three additional bedrooms, a full bath, and utility room complete the home. Enjoy the oversized, fully fenced backyard with room for a pool. Walking distance to Wildlight Elementary, community pool, parks, and a scenic lake with dock. Convenient access to Kings Bay and Mayport Naval Base, Amelia Island, UF Health, Publix, and Jacksonville International Airport.

2. 2026-04-22
   status Pending 1057-char remark

   Show marketing remark (1057 chars)

   Why wait for new construction when this move-in-ready home is available now? Located in the golf cart-friendly Wildlight community, this beautifully upgraded home offers style and comfort with inviting front-porch living. The bright, open floor plan features a dedicated office just off the entry. The chef’s kitchen includes stainless steel natural gas appliances, a large center island, quartz countertops, and an abundance of cabinets, flowing into the family room with a shiplap accent wall and cozy built-in fireplace. Upstairs offers a spacious loft and a primary suite with a tray ceiling and spa-like bath featuring double sinks, a garden tub, walk-in shower, and walk-in closet. Three additional bedrooms, a full bath, and utility room complete the home. Enjoy the oversized, fully fenced backyard with room for a pool. Walking distance to Wildlight Elementary, community pool, parks, and a scenic lake with dock. Convenient access to Kings Bay and Mayport Naval Base, Amelia Island, UF Health, Publix, and Jacksonville International Airport.

3. 2026-03-16
   price $469,700

   Show marketing remark (1057 chars)

   Why wait for new construction when this move-in-ready home is available now? Located in the golf cart-friendly Wildlight community, this beautifully upgraded home offers style and comfort with inviting front-porch living. The bright, open floor plan features a dedicated office just off the entry. The chef’s kitchen includes stainless steel natural gas appliances, a large center island, quartz countertops, and an abundance of cabinets, flowing into the family room with a shiplap accent wall and cozy built-in fireplace. Upstairs offers a spacious loft and a primary suite with a tray ceiling and spa-like bath featuring double sinks, a garden tub, walk-in shower, and walk-in closet. Three additional bedrooms, a full bath, and utility room complete the home. Enjoy the oversized, fully fenced backyard with room for a pool. Walking distance to Wildlight Elementary, community pool, parks, and a scenic lake with dock. Convenient access to Kings Bay and Mayport Naval Base, Amelia Island, UF Health, Publix, and Jacksonville International Airport.

4. 2026-03-16
   price $469,700 1057-char remark

   Show marketing remark (1057 chars)

   Why wait for new construction when this move-in-ready home is available now? Located in the golf cart-friendly Wildlight community, this beautifully upgraded home offers style and comfort with inviting front-porch living. The bright, open floor plan features a dedicated office just off the entry. The chef’s kitchen includes stainless steel natural gas appliances, a large center island, quartz countertops, and an abundance of cabinets, flowing into the family room with a shiplap accent wall and cozy built-in fireplace. Upstairs offers a spacious loft and a primary suite with a tray ceiling and spa-like bath featuring double sinks, a garden tub, walk-in shower, and walk-in closet. Three additional bedrooms, a full bath, and utility room complete the home. Enjoy the oversized, fully fenced backyard with room for a pool. Walking distance to Wildlight Elementary, community pool, parks, and a scenic lake with dock. Convenient access to Kings Bay and Mayport Naval Base, Amelia Island, UF Health, Publix, and Jacksonville International Airport.

5. 2026-02-05
   listed $475,000 Active

   Show marketing remark (1057 chars)

   Why wait for new construction when this move-in-ready home is available now? Located in the golf cart-friendly Wildlight community, this beautifully upgraded home offers style and comfort with inviting front-porch living. The bright, open floor plan features a dedicated office just off the entry. The chef’s kitchen includes stainless steel natural gas appliances, a large center island, quartz countertops, and an abundance of cabinets, flowing into the family room with a shiplap accent wall and cozy built-in fireplace. Upstairs offers a spacious loft and a primary suite with a tray ceiling and spa-like bath featuring double sinks, a garden tub, walk-in shower, and walk-in closet. Three additional bedrooms, a full bath, and utility room complete the home. Enjoy the oversized, fully fenced backyard with room for a pool. Walking distance to Wildlight Elementary, community pool, parks, and a scenic lake with dock. Convenient access to Kings Bay and Mayport Naval Base, Amelia Island, UF Health, Publix, and Jacksonville International Airport.

6. 2026-02-05
   listed $475,000 Active 1057-char remark

   Show marketing remark (1057 chars)

   Why wait for new construction when this move-in-ready home is available now? Located in the golf cart-friendly Wildlight community, this beautifully upgraded home offers style and comfort with inviting front-porch living. The bright, open floor plan features a dedicated office just off the entry. The chef’s kitchen includes stainless steel natural gas appliances, a large center island, quartz countertops, and an abundance of cabinets, flowing into the family room with a shiplap accent wall and cozy built-in fireplace. Upstairs offers a spacious loft and a primary suite with a tray ceiling and spa-like bath featuring double sinks, a garden tub, walk-in shower, and walk-in closet. Three additional bedrooms, a full bath, and utility room complete the home. Enjoy the oversized, fully fenced backyard with room for a pool. Walking distance to Wildlight Elementary, community pool, parks, and a scenic lake with dock. Convenient access to Kings Bay and Mayport Naval Base, Amelia Island, UF Health, Publix, and Jacksonville International Airport.

7. 2026-02-05
   listed $475,000 Active

   Show marketing remark (1057 chars)

   Why wait for new construction when this move-in-ready home is available now? Located in the golf cart-friendly Wildlight community, this beautifully upgraded home offers style and comfort with inviting front-porch living. The bright, open floor plan features a dedicated office just off the entry. The chef’s kitchen includes stainless steel natural gas appliances, a large center island, quartz countertops, and an abundance of cabinets, flowing into the family room with a shiplap accent wall and cozy built-in fireplace. Upstairs offers a spacious loft and a primary suite with a tray ceiling and spa-like bath featuring double sinks, a garden tub, walk-in shower, and walk-in closet. Three additional bedrooms, a full bath, and utility room complete the home. Enjoy the oversized, fully fenced backyard with room for a pool. Walking distance to Wildlight Elementary, community pool, parks, and a scenic lake with dock. Convenient access to Kings Bay and Mayport Naval Base, Amelia Island, UF Health, Publix, and Jacksonville International Airport.

8. 2025-12-31
   historical
9. 2025-12-19
   price $461,000
10. 2025-12-19
    price $461,000
11. 2025-10-23
    price $470,000
12. 2025-10-09
    listed $480,000 Active
13. 2025-10-09
    listed $470,000 Active
14. 2025-10-06
    historical
15. 2025-09-26
    price $480,000
16. 2025-09-26
    price $480,000
17. 2025-08-22
    price $489,000
18. 2025-08-22
    price $489,000
19. 2025-06-14
    listed $499,000 Active
20. 2025-06-14
    listed $499,000 Active
21. 2023-02-24
    historical
22. 2023-02-03
    listed $515,000 Active
23. 2023-02-03
    listed $515,000 Active
24. 2022-01-13
    soldstatus $371,134
25. 2021-04-07
    listed $361,070

ⓘ 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: $7,340 · $612/mo
• Projected year-2 tax: $7,340 · $612/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $37,859
• − Mortgage interest: −$26,311
• − Property taxes: −$7,340
• − Insurance: −$2,348
• − Repairs & maintenance: −$3,029
• − Management: −$3,029
• − HOA: −$1,248
• − Depreciation: −$13,664
• Taxable loss: −$19,109
• Est. tax savings @ 24.0%: +$4,586
• After-tax cash flow: $-5,999/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

+30.1% since first listed

25 events — show timeline

• 2026-04-22 Pending — realMLS
• 2026-04-22 Pending — AINCAR
• 2026-03-16 Price Changed $469,700 realMLS
• 2026-03-16 Price Changed $469,700 AINCAR
• 2026-02-05 Listed $475,000 AINCAR
• 2026-02-05 Listed $475,000 AINCAR
• 2026-02-05 Listed $475,000 realMLS
• 2025-12-31 Listing Removed — realMLS
• 2025-12-19 Price Changed $461,000 realMLS
• 2025-12-19 Price Changed $461,000 AINCAR
• 2025-10-23 Price Changed $470,000 AINCAR
• 2025-10-09 Listed $470,000 realMLS
• 2025-10-09 Listed $480,000 AINCAR
• 2025-10-06 Listing Removed — realMLS
• 2025-09-26 Price Changed $480,000 realMLS
• 2025-09-26 Price Changed $480,000 AINCAR
• 2025-08-22 Price Changed $489,000 realMLS
• 2025-08-22 Price Changed $489,000 AINCAR
• 2025-06-14 Listed $499,000 realMLS
• 2025-06-14 Listed $499,000 AINCAR
• 2023-02-24 Listing Removed — realMLS
• 2023-02-03 Listed $515,000 AINCAR
• 2023-02-03 Listed $515,000 realMLS
• 2022-01-13 Sold (MLS) $371,134 AINCAR
• 2021-04-07 Listed $361,070 AINCAR

Property tax history

+32.4%/yr

Latest (2025): $7,340 · +1.6% YoY. Source: county tax records.