296 Counsel St · Yulee, FL 32097

$306,955

3 bd · 2.5 ba · 1,340 sqft · Land · 21 Days on market

Built 2026 $115/mo HOA · 5% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Schools +6.0/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.4/10.0

Listing remarks MLS

READY NOW! The Baxter townhome by D. R. Horton offers 1,340 square feet of thoughtfully designed living space with 3 bedrooms, 2.5 baths, and a 1-car garage, perfect for low-maintenance living with modern style. Drive up to a welcoming front porch that opens into a bright and inviting gathering room flowing seamlessly into the dining area. The space is perfect for enjoying the Florida afternoon. The open-concept layout makes entertaining easy and everyday living comfortable. The kitchen features a large bar with beautiful quartz countertops, providing plenty of prep space and additional seating for casual meals or hosting friends. A convenient powder room is located on the first floor for guests. The REV flooring is highlighted throughout the common areas. Upstairs, the spacious owner's suite offers a private bathroom and a generous walk-in closet, creating a relaxing retreat at the end of the day. Two additional bedrooms provide flexibility for family, guests, or a home office.

Key facts

• Quartz countertops
• Large bar
• Open-concept layout

Tags

• WELCOMING FRONT PORCH
• BRIGHT GATHERING ROOM
• OPEN-CONCEPT LAYOUT
• LARGE BAR
• QUARTZ COUNTERTOPS
• CONVENIENT POWDER ROOM

Property features AI

Finance

• HOA & community: Homeowners association with quarterly fee; Association fee $345 quarterly; Association amenities include jogging path and playground; CDD fee applies

Exterior

• Parking: Garage; 1-car garage
• Utilities: Cable available; Electricity connected; Water connected; Sewer available
• Home design: Townhouse; Two levels; Attached property; Residential use
• Construction: Fiber cement and frame construction; Other construction materials; Shingle roof
• Exterior features: Front porch; Community pool (not private)

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Electric range; Microwave; Tankless water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Pantry; Primary bathroom with shower (no tub); Smart thermostat; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup (upper level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $307k.

Deal economics

• At list price, monthly cash flow is $-582 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (31.8% below list).
• Recommended offer: $209k (31.8% 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.
• 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); 596 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($302k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $209,441 (31.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 4.02%
• Cash-on-cash: -8.12%
• DSCR: 0.64
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 2.88% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.51×
• Total profit: $129,976
• Equity at exit: $276,529

10-year hold

• IRR: 17.2%
• Equity multiple: 5.79×
• Total profit: $411,586
• Equity at exit: $596,346

Cash invested: $85,947 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,094 high
• Mortgage (P&I): −$1,610
• Tax est. 1.5%: −$384 /mo · $4,604/yr
• Insurance: −$128
• HOA: −$115
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-582

Break-even live

Break-even rent $2,831

Max offer price $222,780

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: $76,739
• Closing costs: $9,209
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8701 Hillpointe Cir Yulee, FL	2.0	2.0	1170	$1,647	$1.41	7d	15	0.16mi
75530 Harvester St Yulee, FL	2.0	2.5	1168	$1,895	$1.62	4d	1	0.64mi
77822 Lumber Creek Blvd Yulee, FL	3.0	2.0	1543	$2,200	$1.43	23d	1	0.97mi
78295 Saddle Rock Rd Yulee, FL	4.0	2.0	1846	$2,191	$1.19	23d	1	1.19mi
125 Daydream Ave Yulee, FL	1.0–2.0	1.0–2.0	897	$2,049	$2.28	1d	11	1.31mi
74700 Mills Preserve Cir Yulee, FL	1.0–3.0	1.0–2.0	1127	$2,025	$1.80	23d	1	1.38mi

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 8 events

1. 2026-04-30
   status Pending 993-char remark

   Show marketing remark (993 chars)

   READY NOW! The Baxter townhome by D. R. Horton offers 1,340 square feet of thoughtfully designed living space with 3 bedrooms, 2.5 baths, and a 1-car garage, perfect for low-maintenance living with modern style. Drive up to a welcoming front porch that opens into a bright and inviting gathering room flowing seamlessly into the dining area. The space is perfect for enjoying the Florida afternoon. The open-concept layout makes entertaining easy and everyday living comfortable. The kitchen features a large bar with beautiful quartz countertops, providing plenty of prep space and additional seating for casual meals or hosting friends. A convenient powder room is located on the first floor for guests. The REV flooring is highlighted throughout the common areas. Upstairs, the spacious owner's suite offers a private bathroom and a generous walk-in closet, creating a relaxing retreat at the end of the day. Two additional bedrooms provide flexibility for family, guests, or a home office.

2. 2026-04-30
   status Pending

   Show marketing remark (993 chars)

   READY NOW! The Baxter townhome by D. R. Horton offers 1,340 square feet of thoughtfully designed living space with 3 bedrooms, 2.5 baths, and a 1-car garage, perfect for low-maintenance living with modern style. Drive up to a welcoming front porch that opens into a bright and inviting gathering room flowing seamlessly into the dining area. The space is perfect for enjoying the Florida afternoon. The open-concept layout makes entertaining easy and everyday living comfortable. The kitchen features a large bar with beautiful quartz countertops, providing plenty of prep space and additional seating for casual meals or hosting friends. A convenient powder room is located on the first floor for guests. The REV flooring is highlighted throughout the common areas. Upstairs, the spacious owner's suite offers a private bathroom and a generous walk-in closet, creating a relaxing retreat at the end of the day. Two additional bedrooms provide flexibility for family, guests, or a home office.

3. 2026-04-21
   price $306,955 993-char remark

   Show marketing remark (993 chars)

   READY NOW! The Baxter townhome by D. R. Horton offers 1,340 square feet of thoughtfully designed living space with 3 bedrooms, 2.5 baths, and a 1-car garage, perfect for low-maintenance living with modern style. Drive up to a welcoming front porch that opens into a bright and inviting gathering room flowing seamlessly into the dining area. The space is perfect for enjoying the Florida afternoon. The open-concept layout makes entertaining easy and everyday living comfortable. The kitchen features a large bar with beautiful quartz countertops, providing plenty of prep space and additional seating for casual meals or hosting friends. A convenient powder room is located on the first floor for guests. The REV flooring is highlighted throughout the common areas. Upstairs, the spacious owner's suite offers a private bathroom and a generous walk-in closet, creating a relaxing retreat at the end of the day. Two additional bedrooms provide flexibility for family, guests, or a home office.

4. 2026-04-21
   price $306,955

   Show marketing remark (993 chars)

   READY NOW! The Baxter townhome by D. R. Horton offers 1,340 square feet of thoughtfully designed living space with 3 bedrooms, 2.5 baths, and a 1-car garage, perfect for low-maintenance living with modern style. Drive up to a welcoming front porch that opens into a bright and inviting gathering room flowing seamlessly into the dining area. The space is perfect for enjoying the Florida afternoon. The open-concept layout makes entertaining easy and everyday living comfortable. The kitchen features a large bar with beautiful quartz countertops, providing plenty of prep space and additional seating for casual meals or hosting friends. A convenient powder room is located on the first floor for guests. The REV flooring is highlighted throughout the common areas. Upstairs, the spacious owner's suite offers a private bathroom and a generous walk-in closet, creating a relaxing retreat at the end of the day. Two additional bedrooms provide flexibility for family, guests, or a home office.

5. 2026-04-09
   price $301,955 993-char remark

   Show marketing remark (993 chars)

   READY NOW! The Baxter townhome by D. R. Horton offers 1,340 square feet of thoughtfully designed living space with 3 bedrooms, 2.5 baths, and a 1-car garage, perfect for low-maintenance living with modern style. Drive up to a welcoming front porch that opens into a bright and inviting gathering room flowing seamlessly into the dining area. The space is perfect for enjoying the Florida afternoon. The open-concept layout makes entertaining easy and everyday living comfortable. The kitchen features a large bar with beautiful quartz countertops, providing plenty of prep space and additional seating for casual meals or hosting friends. A convenient powder room is located on the first floor for guests. The REV flooring is highlighted throughout the common areas. Upstairs, the spacious owner's suite offers a private bathroom and a generous walk-in closet, creating a relaxing retreat at the end of the day. Two additional bedrooms provide flexibility for family, guests, or a home office.

6. 2026-04-09
   price $301,955

   Show marketing remark (993 chars)

   READY NOW! The Baxter townhome by D. R. Horton offers 1,340 square feet of thoughtfully designed living space with 3 bedrooms, 2.5 baths, and a 1-car garage, perfect for low-maintenance living with modern style. Drive up to a welcoming front porch that opens into a bright and inviting gathering room flowing seamlessly into the dining area. The space is perfect for enjoying the Florida afternoon. The open-concept layout makes entertaining easy and everyday living comfortable. The kitchen features a large bar with beautiful quartz countertops, providing plenty of prep space and additional seating for casual meals or hosting friends. A convenient powder room is located on the first floor for guests. The REV flooring is highlighted throughout the common areas. Upstairs, the spacious owner's suite offers a private bathroom and a generous walk-in closet, creating a relaxing retreat at the end of the day. Two additional bedrooms provide flexibility for family, guests, or a home office.

7. 2026-04-09
   listed $306,955 Active 993-char remark

   Show marketing remark (993 chars)

   READY NOW! The Baxter townhome by D. R. Horton offers 1,340 square feet of thoughtfully designed living space with 3 bedrooms, 2.5 baths, and a 1-car garage, perfect for low-maintenance living with modern style. Drive up to a welcoming front porch that opens into a bright and inviting gathering room flowing seamlessly into the dining area. The space is perfect for enjoying the Florida afternoon. The open-concept layout makes entertaining easy and everyday living comfortable. The kitchen features a large bar with beautiful quartz countertops, providing plenty of prep space and additional seating for casual meals or hosting friends. A convenient powder room is located on the first floor for guests. The REV flooring is highlighted throughout the common areas. Upstairs, the spacious owner's suite offers a private bathroom and a generous walk-in closet, creating a relaxing retreat at the end of the day. Two additional bedrooms provide flexibility for family, guests, or a home office.

8. 2026-04-09
   listed $306,955 Active

   Show marketing remark (993 chars)

   READY NOW! The Baxter townhome by D. R. Horton offers 1,340 square feet of thoughtfully designed living space with 3 bedrooms, 2.5 baths, and a 1-car garage, perfect for low-maintenance living with modern style. Drive up to a welcoming front porch that opens into a bright and inviting gathering room flowing seamlessly into the dining area. The space is perfect for enjoying the Florida afternoon. The open-concept layout makes entertaining easy and everyday living comfortable. The kitchen features a large bar with beautiful quartz countertops, providing plenty of prep space and additional seating for casual meals or hosting friends. A convenient powder room is located on the first floor for guests. The REV flooring is highlighted throughout the common areas. Upstairs, the spacious owner's suite offers a private bathroom and a generous walk-in closet, creating a relaxing retreat at the end of the day. Two additional bedrooms provide flexibility for family, guests, or a home office.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 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: $25,133
• − Mortgage interest: −$17,194
• − Property taxes: −$4,604
• − Insurance: −$1,535
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − HOA: −$1,380
• − Depreciation: −$8,930
• Taxable loss: −$12,531
• Est. tax savings @ 24.0%: +$3,008
• After-tax cash flow: $-3,973/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

8 events — show timeline

• 2026-04-30 Pending — AINCAR
• 2026-04-30 Pending — realMLS
• 2026-04-21 Price Changed $306,955 AINCAR
• 2026-04-21 Price Changed $306,955 realMLS
• 2026-04-09 Price Changed $301,955 AINCAR
• 2026-04-09 Price Changed $301,955 realMLS
• 2026-04-09 Listed $306,955 realMLS
• 2026-04-09 Listed $306,955 AINCAR