253 Spartina Ln · Yulee, FL 32097

$399,000

3 bd · 2.5 ba · 1,734 sqft · SingleFamily · 181 Days on market

Built 2022 Est $414k · at est. $121/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 +9.2/15.0
• Schools +6.0/10.0
• Cash flow +5.6/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome home to easy, elegant living in the heart of the highly desirable Wildlight community, where Lowcountry charm meets modern comfort and tranquil lake views greet you from your expansive front porch. This meticulously maintained 2022-built sanctuary is designed for the sophisticated entertainer, featuring an open-concept main floor that flows seamlessly into a gourmet kitchen with sleek quartz countertops, a sprawling social island, 42'' cabinetry, and a premium natural gas range. A dedicated office/study provides the ideal remote-work retreat, while the private covered lanai offers a seamless indoor-outdoor transition. Enjoy premium move-in-ready features, including custom window treatments, a whole-house water softener, and a rare extended driveway leading to the rear-entry two-car garage with ample storage. This golf-cart-friendly lifestyle places you steps from the YMCA, Publix, and top-rated schools, with 10+ miles of nature trails and the brand-new Suncatch Park nearby. Only 20 minutes to the sun-drenched beaches of Amelia Island, this isn't just a home—it’s a lifestyle.

Key facts

• Natural gas stove
• Gourmet kitchen
• Covered lanai

Tags

• GOURMET KITCHEN
• NATURAL GAS STOVE
• COVERED LANAI
• DEDICATED OFFICE
• EXTENDED DRIVEWAY
• IRRIGATION SYSTEM

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Community amenities: barbecue, clubhouse, dog park, playground, spa/hot tub, sidewalks; CDD fee applies

Exterior

• Parking: 2-car garage with garage door opener; Additional parking and parking lot
• Security: Smoke detector(s)
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single family residence; Two levels; Entry level: 1; West-facing
• Construction: Fiber cement and frame construction; Shingle roof
• Exterior features: Covered front porch; Rear patio and porch; Patio; Smoke detectors; Few trees; Sprinklers in front and rear; Alley and county road frontage; Asphalt and concrete road surfaces; Community in-ground pool and community spa

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Refrigerator; Water softener (owned)
• Bedrooms: 3 bedrooms (upper level for secondary bedrooms)
• Flooring: Carpet; Tile; Vinyl plank
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fans; Kitchen island; Open floor plan; Primary bathroom with tub and separate shower; Vaulted ceilings; 11 total rooms
• Laundry & utility: In-unit laundry (upper level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-831 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (36.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (33.0% below list).
• Recommended offer: $252k (36.8% 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.
• Zoned schools: Wildlight Elementary (math 90% / reading 80%, grade A+, #35 of 2,144 statewide, top 2%, 1,025 students, 34% FRL).
• Zoned-school proficiency averages 85% at this address vs 70% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Nassau average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.9%/yr); 601 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 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 $43k of equity ($3k loan paydown + $40k 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 ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 5 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; 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 $252,156 (36.8% 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. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 37% 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: 3.79%
• Cash-on-cash: -8.93%
• DSCR: 0.60
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $414,426
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Redbud Ln	0.06mi	3/2.5	1,740 (+0%)	1mo	$416,000	$239	96
632 Palmetto Pl	0.17mi	3/2.0	1,727 (-0%)	3mo	$405,000	$235	86
255 Julep St	0.24mi	3/2.0	1,763 (+2%)	5mo	$435,000	$247	80
668 Palmetto Pl	0.21mi	3/2.0	1,627 (-6%)	6mo	$368,000	$226	73
250 Daydream Ave	0.33mi	3/2.0	1,864 (+8%)	1mo	$413,325	$222	69
230 Julep St	0.28mi	3/2.0	1,491 (-14%)	3mo	$325,000	$218	59
769 Del Webb Pkwy	0.57mi	2/2.0 (-1)	1,581 (-9%)	2mo	$476,916	$302	50
804 Del Webb Pkwy	0.62mi	2/2.0 (-1)	1,600 (-8%)	7mo	$528,890	$331	45
638 Ecliptic Loop	0.74mi	2/2.0 (-1)	1,600 (-8%)	3mo	$464,440	$290	43
787 Ecliptic Loop	0.73mi	2/2.0 (-1)	1,581 (-9%)	3mo	$464,040	$294	42
636 Del Webb Pkwy	0.66mi	2/2.0 (-1)	1,529 (-12%)	2mo	$364,090	$238	41
301 Ecliptic Loop	0.62mi	2/2.0 (-1)	1,529 (-12%)	7mo	$365,000	$239	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: 18.0%
• Equity multiple: 2.47×
• Total profit: $164,195
• Equity at exit: $359,451

10-year hold

• IRR: 16.8%
• Equity multiple: 5.70×
• Total profit: $524,816
• Equity at exit: $775,169

Cash invested: $111,720 (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: $2,672 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$563 /mo · $6,751/yr
• Insurance: −$166
• HOA: −$121
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-831

Break-even live

Break-even rent $3,724

Max offer price $252,156

Occupancy floor —

Sensitivity live

Price	-10% $-605	-5% $-718	+0% $-831	+5% $-944	+10% $-1,057
Rent	-10% $-1,042	-5% $-937	+0% $-831	+5% $-726	+10% $-620
Rate	-1.0pp $-630	-0.5pp $-730	base $-831	+0.5pp $-935	+1.0pp $-1,040

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Blue Daze St Yulee, FL	3.0	2.5	2038	$2,595	$1.27	25d	1	0.17mi
213 Daydream Ave Yulee, FL	3.0	2.5	1876	$2,950	$1.57	25d	1	0.26mi
125 Daydream Ave Yulee, FL	1.0–2.0	1.0–2.0	897	$2,049	$2.28	3d	11	0.33mi
549 Wildlight Ave Yulee, FL	1.0–3.0	1.0–2.0	988	$2,245	$2.27	3d	32	0.47mi
305 Whitby Dr Yulee, FL	1.0–3.0	1.0–2.5	1279	$2,815	$2.20	3d	45	0.56mi
722 Cool Breeze Way Yulee, FL	2.0	2.0	1541	$3,100	$2.01	23d	1	0.97mi
719 Cool Breeze Way Yulee, FL	3.0	2.0	1575	$2,995	$1.90	13d	1	1.01mi
74700 Mills Preserve Cir Yulee, FL	1.0–3.0	1.0–2.0	1127	$2,025	$1.80	25d	1	1.03mi

HOA detail

• Monthly dues: $121 · $1,452/yr
• Likely covers: watergas

Listing history 25 events

1. 2026-06-21
   days on market $399,000 Active 181 DOM
2. 2026-06-18
   days on market $399,000 Active 178 DOM
3. 2026-06-17
   days on market $399,000 Active 177 DOM
4. 2026-06-16
   days on market $399,000 Active 176 DOM
5. 2026-06-15
   days on market $399,000 Active 175 DOM
6. 2026-06-13
   days on market $399,000 Active 173 DOM
7. 2026-06-13
   days on market $399,000 Active 172 DOM
8. 2026-06-09
   days on market $399,000 Active 169 DOM
9. 2026-06-08
   days on market $399,000 Active 168 DOM
10. 2026-06-07
    days on market $399,000 Active 167 DOM
11. 2026-06-05
    days on market $399,000 Active 164 DOM
12. 2026-06-03
    days on market $399,000 Active 163 DOM
13. 2026-06-02
    days on market $399,000 Active 162 DOM
14. 2026-06-01
    days on market $399,000 Active 161 DOM
15. 2026-05-31
    days on market $399,000 Active 160 DOM
16. 2026-05-22
    price $399,000

    Show marketing remark (1111 chars)

    Welcome home to easy, elegant living in the heart of the highly desirable Wildlight community, where Lowcountry charm meets modern comfort and tranquil lake views greet you from your expansive front porch. This meticulously maintained 2022-built sanctuary is designed for the sophisticated entertainer, featuring an open-concept main floor that flows seamlessly into a gourmet kitchen with sleek quartz countertops, a sprawling social island, 42'' cabinetry, and a premium natural gas range. A dedicated office/study provides the ideal remote-work retreat, while the private covered lanai offers a seamless indoor-outdoor transition. Enjoy premium move-in-ready features, including custom window treatments, a whole-house water softener, and a rare extended driveway leading to the rear-entry two-car garage with ample storage. This golf-cart-friendly lifestyle places you steps from the YMCA, Publix, and top-rated schools, with 10+ miles of nature trails and the brand-new Suncatch Park nearby. Only 20 minutes to the sun-drenched beaches of Amelia Island, this isn't just a home—it’s a lifestyle.

17. 2026-05-22
    price $399,000 1111-char remark

    Show marketing remark (1111 chars)

    Welcome home to easy, elegant living in the heart of the highly desirable Wildlight community, where Lowcountry charm meets modern comfort and tranquil lake views greet you from your expansive front porch. This meticulously maintained 2022-built sanctuary is designed for the sophisticated entertainer, featuring an open-concept main floor that flows seamlessly into a gourmet kitchen with sleek quartz countertops, a sprawling social island, 42'' cabinetry, and a premium natural gas range. A dedicated office/study provides the ideal remote-work retreat, while the private covered lanai offers a seamless indoor-outdoor transition. Enjoy premium move-in-ready features, including custom window treatments, a whole-house water softener, and a rare extended driveway leading to the rear-entry two-car garage with ample storage. This golf-cart-friendly lifestyle places you steps from the YMCA, Publix, and top-rated schools, with 10+ miles of nature trails and the brand-new Suncatch Park nearby. Only 20 minutes to the sun-drenched beaches of Amelia Island, this isn't just a home—it’s a lifestyle.

18. 2025-12-22
    listed $419,000 Active

    Show marketing remark (1111 chars)

    Welcome home to easy, elegant living in the heart of the highly desirable Wildlight community, where Lowcountry charm meets modern comfort and tranquil lake views greet you from your expansive front porch. This meticulously maintained 2022-built sanctuary is designed for the sophisticated entertainer, featuring an open-concept main floor that flows seamlessly into a gourmet kitchen with sleek quartz countertops, a sprawling social island, 42'' cabinetry, and a premium natural gas range. A dedicated office/study provides the ideal remote-work retreat, while the private covered lanai offers a seamless indoor-outdoor transition. Enjoy premium move-in-ready features, including custom window treatments, a whole-house water softener, and a rare extended driveway leading to the rear-entry two-car garage with ample storage. This golf-cart-friendly lifestyle places you steps from the YMCA, Publix, and top-rated schools, with 10+ miles of nature trails and the brand-new Suncatch Park nearby. Only 20 minutes to the sun-drenched beaches of Amelia Island, this isn't just a home—it’s a lifestyle.

19. 2025-12-22
    listed $419,000 Active 1111-char remark

    Show marketing remark (1111 chars)

    Welcome home to easy, elegant living in the heart of the highly desirable Wildlight community, where Lowcountry charm meets modern comfort and tranquil lake views greet you from your expansive front porch. This meticulously maintained 2022-built sanctuary is designed for the sophisticated entertainer, featuring an open-concept main floor that flows seamlessly into a gourmet kitchen with sleek quartz countertops, a sprawling social island, 42'' cabinetry, and a premium natural gas range. A dedicated office/study provides the ideal remote-work retreat, while the private covered lanai offers a seamless indoor-outdoor transition. Enjoy premium move-in-ready features, including custom window treatments, a whole-house water softener, and a rare extended driveway leading to the rear-entry two-car garage with ample storage. This golf-cart-friendly lifestyle places you steps from the YMCA, Publix, and top-rated schools, with 10+ miles of nature trails and the brand-new Suncatch Park nearby. Only 20 minutes to the sun-drenched beaches of Amelia Island, this isn't just a home—it’s a lifestyle.

20. 2024-12-20
    status Active
21. 2024-12-04
    price $419,000
22. 2024-11-13
    price $389,000
23. 2024-10-06
    listed $399,000 Active
24. 2022-10-06
    soldstatus $391,442
25. 2022-10-01
    listed $391,442

ⓘ 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: $6,751 · $563/mo
• Projected year-2 tax: $6,751 · $563/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: $32,066
• − Mortgage interest: −$22,350
• − Property taxes: −$6,751
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,565
• − Management: −$2,565
• − HOA: −$1,452
• − Depreciation: −$11,607
• Taxable loss: −$17,220
• Est. tax savings @ 24.0%: +$4,133
• After-tax cash flow: $-5,842/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

+1.9% since first listed

10 events — show timeline

• 2026-05-22 Price Changed $399,000 realMLS
• 2026-05-22 Price Changed $399,000 AINCAR
• 2025-12-22 Listed $419,000 AINCAR
• 2025-12-22 Listed $419,000 realMLS
• 2024-12-20 Relisted — AINCAR
• 2024-12-04 Price Changed $419,000 AINCAR
• 2024-11-13 Price Changed $389,000 AINCAR
• 2024-10-06 Listed $399,000 AINCAR
• 2022-10-06 Sold (MLS) $391,442 AINCAR
• 2022-10-01 Listed $391,442 AINCAR

Property tax history

+44.1%/yr

Latest (2025): $6,751 · +8.1% YoY. Source: county tax records.