596 Jubilee Cir · Yulee, FL 32097

$394,900

2 bd · 2.0 ba · 1,542 sqft · SingleFamily · 71 Days on market

Built 2022 6,098 sqft lot Est $447k · 12% under $502/mo HOA · 19% of rent ↓ 12% 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 +12.8/15.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• Cash flow +3.9/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Ellenwood floor plan ready to move in by October. Classic style elevation with spacious front porch and paver driveway. The home features 2 bedrooms, upgraded 42” white cabinets, quartz countertops with upgraded kitchen aide appliances. Primary bath will have raised vanities and glass shower enclosure.

Key facts

• Built-in workstation
• Screened lanai
• Soft-close cabinetry

Tags

• GOLF CART INCLUDED
• SCREENED LANAI
• UPGRADED WINDOW COVERINGS
• SOFT-CLOSE CABINETRY
• BUILT-IN WORKSTATION
• SHARK COATING EPOXY FLOOR

Property features AI

Finance

• HOA & community: Community: Del Webb Wildlight (senior community); Monthly association fee; Association amenities include clubhouse, fitness center, gated access, jogging path, on-site management, park, spa/hot tub, and tennis courts; Association fee covers maintenance of grounds and trash; CDD fee applies

Exterior

• Parking: Attached 2-car garage
• Security: Gated with guard
• Utilities: Public sewer; Cable available; Water connected; Sewer connected
• Home design: Single family residence; Attached property
• Exterior features: Rear screened porch; Gated community with guard

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Primary bathroom with shower (no tub)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (50.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (34.3% below list).
• Recommended offer: $196k (50.4% 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; 7 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 33% 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 $42k of equity ($3k loan paydown + $39k 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 ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($371k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,689 (50.4% 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 71 days. Have you received any prior offers? Is the seller open to a 50% 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: 0.66% ✗
• Cap rate: 2.87%
• Cash-on-cash: -12.24%
• DSCR: 0.46
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $447,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
479 Jubilee Cir	0.09mi	2/2.0	1,542 (0%)	1mo	$371,000	$241	95
564 Jubilee Cir	0.03mi	3/2.0 (+1)	1,542 (0%)	0mo	$320,000	$208	93
636 Del Webb Pkwy	0.38mi	2/2.0	1,529 (-1%)	2mo	$364,090	$238	80
531 Goodwill Ct	0.31mi	2/2.0	1,490 (-3%)	5mo	$379,445	$255	76
769 Del Webb Pkwy	0.53mi	2/2.0	1,581 (+2%)	2mo	$476,916	$302	69
638 Ecliptic Loop	0.47mi	2/2.0	1,600 (+4%)	3mo	$464,440	$290	69
688 Continuum Loop	0.22mi	2/2.0	1,348 (-13%)	1mo	$425,000	$315	68
787 Ecliptic Loop	0.60mi	2/2.0	1,581 (+2%)	3mo	$464,040	$294	66
401 Tranquil Trail Cir	0.36mi	2/2.0	1,343 (-13%)	1mo	$379,410	$283	61
444 Tranquil Trail Cir	0.30mi	2/2.0	1,343 (-13%)	4mo	$442,040	$329	61
230 Julep St	0.73mi	3/2.0 (+1)	1,491 (-3%)	3mo	$325,000	$218	53
777 Del Webb Pkwy	0.54mi	3/2.0 (+1)	1,405 (-9%)	4mo	$472,040	$336	52

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: 15.7%
• Equity multiple: 2.30×
• Total profit: $143,252
• Equity at exit: $355,757

10-year hold

• IRR: 15.2%
• Equity multiple: 5.33×
• Total profit: $478,329
• Equity at exit: $767,204

Cash invested: $110,572 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,595 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$441 /mo · $5,286/yr
• Insurance: −$165
• HOA: −$502
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-1,128

Break-even live

Break-even rent $4,023

Max offer price $195,689

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: $98,725
• Closing costs: $11,847
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.38mi
719 Cool Breeze Way Yulee, FL	3.0	2.0	1575	$2,995	$1.90	11d	1	0.39mi
504 Blue Daze St Yulee, FL	3.0	2.5	2038	$2,595	$1.27	23d	1	0.80mi
213 Daydream Ave Yulee, FL	3.0	2.5	1876	$2,950	$1.57	23d	1	0.82mi
125 Daydream Ave Yulee, FL	1.0–2.0	1.0–2.0	897	$2,049	$2.28	1d	11	0.98mi
305 Whitby Dr Yulee, FL	1.0–3.0	1.0–2.5	1279	$2,292	$1.79	1d	45	1.02mi
549 Wildlight Ave Yulee, FL	1.0–3.0	1.0–2.0	988	$1,897	$1.92	1d	32	1.23mi

HOA detail

• Monthly dues: $502 · $6,024/yr

Listing history 23 events

1. 2026-06-18
   days on market $394,900 Active 71 DOM
2. 2026-06-17
   days on market $394,900 Active 70 DOM
3. 2026-06-16
   days on market $394,900 Active 69 DOM
4. 2026-06-15
   days on market $394,900 Active 68 DOM
5. 2026-06-13
   days on market $394,900 Active 66 DOM
6. 2026-06-13
   days on market $394,900 Active 65 DOM
7. 2026-06-09
   days on market $394,900 Active 62 DOM
8. 2026-06-08
   days on market $394,900 Active 61 DOM
9. 2026-06-08
   price $394,900 Active 60 DOM
10. 2026-06-07
    days on market $399,900 Active 60 DOM
11. 2026-06-05
    days on market $399,900 Active 57 DOM
12. 2026-06-03
    days on market $399,900 Active 56 DOM
13. 2026-06-02
    days on market $399,900 Active 55 DOM
14. 2026-06-01
    days on market $399,900 Active 54 DOM
15. 2026-05-31
    days on market $399,900 Active 53 DOM
16. 2026-04-29
    price $399,900
17. 2026-04-06
    listed $404,500 Active
18. 2024-06-10
    soldstatus $453,650 Closed 309-char remark

    Show marketing remark (309 chars)

    Ellenwood floor plan ready to move in by October. Classic style elevation with spacious front porch and paver driveway. The home features 2 bedrooms, upgraded 42” white cabinets, quartz countertops with upgraded kitchen aide appliances. Primary bath will have raised vanities and glass shower enclosure.

19. 2022-12-22
    soldstatus $452,650 Sold 400-char remark

    Show marketing remark (400 chars)

    Ellenwood floor plan ready to move in by October 2022. Low maintenance at its best which includes lawn maintenance, irrigation, termite bond, pressure washing, etc. Spacious front porch and paver driveway. The home features 2 bedrooms, upgraded 42'' white cabinets, quartz countertops with upgraded kitchen aide appliances. Primary bath will have raised vanities and frameless glass shower enclosure.

20. 2022-08-31
    historical 309-char remark

    Show marketing remark (309 chars)

    Ellenwood floor plan ready to move in by October. Classic style elevation with spacious front porch and paver driveway. The home features 2 bedrooms, upgraded 42” white cabinets, quartz countertops with upgraded kitchen aide appliances. Primary bath will have raised vanities and glass shower enclosure.

21. 2022-08-26
    status Pending 400-char remark

    Show marketing remark (400 chars)

    Ellenwood floor plan ready to move in by October 2022. Low maintenance at its best which includes lawn maintenance, irrigation, termite bond, pressure washing, etc. Spacious front porch and paver driveway. The home features 2 bedrooms, upgraded 42'' white cabinets, quartz countertops with upgraded kitchen aide appliances. Primary bath will have raised vanities and frameless glass shower enclosure.

22. 2022-08-04
    listed $452,650 309-char remark

    Show marketing remark (309 chars)

    Ellenwood floor plan ready to move in by October. Classic style elevation with spacious front porch and paver driveway. The home features 2 bedrooms, upgraded 42” white cabinets, quartz countertops with upgraded kitchen aide appliances. Primary bath will have raised vanities and glass shower enclosure.

23. 2022-08-02
    listed $452,650 Active 400-char remark

    Show marketing remark (400 chars)

    Ellenwood floor plan ready to move in by October 2022. Low maintenance at its best which includes lawn maintenance, irrigation, termite bond, pressure washing, etc. Spacious front porch and paver driveway. The home features 2 bedrooms, upgraded 42'' white cabinets, quartz countertops with upgraded kitchen aide appliances. Primary bath will have raised vanities and frameless glass shower enclosure.

ⓘ 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: $5,286 · $441/mo
• Projected year-2 tax: $5,286 · $441/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 · 19 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: $31,143
• − Mortgage interest: −$22,121
• − Property taxes: −$5,286
• − Insurance: −$1,974
• − Repairs & maintenance: −$2,491
• − Management: −$2,491
• − HOA: −$6,024
• − Depreciation: −$11,488
• Taxable loss: −$20,733
• Est. tax savings @ 24.0%: +$4,976
• After-tax cash flow: $-8,556/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

-11.7% since first listed

8 events — show timeline

• 2026-04-29 Price Changed $399,900 realMLS
• 2026-04-06 Listed $404,500 realMLS
• 2024-06-10 Sold (MLS) $453,650 AINCAR
• 2022-12-22 Sold (MLS) $452,650 realMLS
• 2022-08-31 Delisted — AINCAR
• 2022-08-26 Pending — realMLS
• 2022-08-04 Listed $452,650 AINCAR
• 2022-08-02 Listed $452,650 realMLS

Property tax history

+63.8%/yr

Latest (2025): $5,286 · +0.4% YoY. Source: county tax records.