377 Saw Palmetto St · Yulee, FL 32097

$499,000

3 bd · 2.0 ba · 2,073 sqft · SingleFamily · 57 Days on market

Built 2023 6,534 sqft lot Est $564k · 12% under $103/mo HOA · 4% of rent ↓ 5% since listing

---

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 +12.7/15.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• Cash flow +4.6/30.0
• 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 MLS

Get settled in Wildlight before the new school year — and enjoy the convenience of being within walking distance to Wildlight Elementary School. In a market where both timing and interest rates matter, this home offers a rare opportunity with an assumable 4.25% VA loan that may significantly reduce monthly payments for qualified buyers. Positioned in one of the most sought-after areas of the community, this property combines lifestyle, location, and long-term value. From the moment you arrive, the home offers a sense of ease and functionality. Mornings can begin with a short walk to school, while afternoons and evenings are designed for enjoying the Florida lifestyle—whether that’s relaxing on the lanai, spending time in the backyard, or planning for a future pool. The fully fenced yard provides both privacy and flexibility, which is increasingly difficult to find in newer construction. Inside, the open-concept layout is thoughtfully designed to support everyday living. The kitchen serves as the central hub, connecting seamlessly to the living and dining areas, making it ideal for both entertaining and daily routines. A front flex space adds versatility and can easily function as a home office, playroom, workout area, or additional living space depending on your needs. The owner’s suite is privately positioned and offers peaceful backyard views along with a comfortable, spa-like atmosphere, while the additional bedrooms provide space for guests or family. For those relocating or commuting, the location offers excellent accessibility with quick access to I-95. Beyond the home itself, Wildlight offers a connected, amenity-rich lifestyle with miles of trails, parks, community events, dining, and shopping all nearby.

Key facts

• Front flex space
• Miles of trails
• Fully fenced yard

Tags

• FULLY FENCED YARD
• OPEN-CONCEPT LAYOUT
• FRONT FLEX SPACE
• PEACEFUL BACKYARD VIEWS
• QUICK ACCESS TO I-95
• MILES OF TRAILS

Property features AI

Finance

• Other: Lot approximately 0.15 acres; Community sidewalks; Community pool (not private)
• HOA & community: Homeowners association with semi-annual fee; Association amenities include basketball court, dog park, jogging path, park, pickleball, playground, and trash service; CDD fee applicable

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Natural gas connected; Cable available
• Home design: Single family residence; Residential single-family current use
• Construction: Shingle roof
• Exterior features: Covered front porch; Patio; Backyard fencing; Front and rear sprinkler systems

Interior

• Kitchen: Dishwasher; Disposal; Double oven; Gas cooktop; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Entrance foyer; Open floor plan; Primary bathroom with shower (no tub); Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Tankless water heater; Owned water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (45.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (43.0% below list).
• Recommended offer: $275k (45.0% 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); 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; 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 57 days — a 3% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 7 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 $274,659 (45.0% 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 57 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: 3.24%
• Cash-on-cash: -10.91%
• DSCR: 0.51
• GRM: 14.6

CMA / ARV

• ARV (on-the-fly): $563,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Continuum Loop	0.42mi	3/2.5	2,183 (+5%)	4mo	$738,316	$338	66
729 Continuum Loop	0.47mi	2/2.0 (-1)	1,973 (-5%)	1mo	$465,000	$236	64
292 Hawthorn Pk Cir	0.44mi	3/3.0	2,139 (+3%)	8mo	$498,000	$233	64
545 Stillwater Ln	0.38mi	4/3.0 (+1)	2,038 (-2%)	9mo	$397,000	$195	63
250 Daydream Ave	0.49mi	3/2.0	1,864 (-10%)	1mo	$413,325	$222	60
493 Continuum Loop	0.32mi	2/2.0 (-1)	1,812 (-13%)	2mo	$492,000	$272	58
1404 Del Webb Pkwy	0.65mi	3/2.5	1,989 (-4%)	4mo	$659,990	$332	57
1065 Del Webb Pkwy	0.60mi	2/2.5 (-1)	1,989 (-4%)	2mo	$845,019	$425	57
553 Stillwater Ln	0.37mi	3/2.5	1,820 (-12%)	8mo	$390,990	$215	54
241 Coveted Pl	0.67mi	3/2.5	2,179 (+5%)	7mo	$725,000	$333	52
277 Continuum	0.43mi	3/2.0	1,809 (-13%)	8mo	$519,730	$287	52
255 Julep St	0.48mi	3/2.0	1,763 (-15%)	5mo	$435,000	$247	48

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: $190,628
• Equity at exit: $449,539

10-year hold

• IRR: 15.8%
• Equity multiple: 5.47×
• Total profit: $624,452
• Equity at exit: $969,447

Cash invested: $139,720 (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: 596
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $2,846 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$591 /mo · $7,090/yr
• Insurance: −$208
• HOA: −$103
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-1,270

Break-even live

Break-even rent $4,454

Max offer price $274,659

Occupancy floor —

Sensitivity live

Price	-10% $-987	-5% $-1,129	+0% $-1,270	+5% $-1,411	+10% $-1,552
Rent	-10% $-1,495	-5% $-1,382	+0% $-1,270	+5% $-1,158	+10% $-1,045
Rate	-1.0pp $-1,019	-0.5pp $-1,143	base $-1,270	+0.5pp $-1,399	+1.0pp $-1,531

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: $124,750
• Closing costs: $14,970
• 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	22d	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	24d	1	0.50mi
213 Daydream Ave Yulee, FL	3.0	2.5	1876	$2,950	$1.57	24d	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: $103 · $1,236/yr
• Likely covers: pool

Listing history 37 events

1. 2026-06-18
   days on market $499,000 Active 57 DOM
2. 2026-06-17
   days on market $499,000 Active 56 DOM
3. 2026-06-16
   days on market $499,000 Active 55 DOM
4. 2026-06-15
   days on market $499,000 Active 54 DOM
5. 2026-06-13
   days on market $499,000 Active 52 DOM
6. 2026-06-13
   days on market $499,000 Active 51 DOM
7. 2026-06-09
   days on market $499,000 Active 48 DOM
8. 2026-06-08
   days on market $499,000 Active 47 DOM
9. 2026-06-07
   days on market $499,000 Active 46 DOM
10. 2026-06-05
    days on market $499,000 Active 43 DOM
11. 2026-06-03
    days on market $499,000 Active 42 DOM
12. 2026-06-02
    days on market $499,000 Active 41 DOM
13. 2026-06-01
    days on market $499,000 Active 40 DOM
14. 2026-05-31
    days on market $499,000 Active 39 DOM
15. 2026-04-23
    listed $499,000 Active 1766-char remark

    Show marketing remark (1766 chars)

    Get settled in Wildlight before the new school year — and enjoy the convenience of being within walking distance to Wildlight Elementary School. In a market where both timing and interest rates matter, this home offers a rare opportunity with an assumable 4.25% VA loan that may significantly reduce monthly payments for qualified buyers. Positioned in one of the most sought-after areas of the community, this property combines lifestyle, location, and long-term value. From the moment you arrive, the home offers a sense of ease and functionality. Mornings can begin with a short walk to school, while afternoons and evenings are designed for enjoying the Florida lifestyle—whether that’s relaxing on the lanai, spending time in the backyard, or planning for a future pool. The fully fenced yard provides both privacy and flexibility, which is increasingly difficult to find in newer construction. Inside, the open-concept layout is thoughtfully designed to support everyday living. The kitchen serves as the central hub, connecting seamlessly to the living and dining areas, making it ideal for both entertaining and daily routines. A front flex space adds versatility and can easily function as a home office, playroom, workout area, or additional living space depending on your needs. The owner’s suite is privately positioned and offers peaceful backyard views along with a comfortable, spa-like atmosphere, while the additional bedrooms provide space for guests or family. For those relocating or commuting, the location offers excellent accessibility with quick access to I-95. Beyond the home itself, Wildlight offers a connected, amenity-rich lifestyle with miles of trails, parks, community events, dining, and shopping all nearby.

16. 2026-04-22
    listed $499,000 Active
17. 2026-04-21
    historical
18. 2026-04-03
    price $499,000
19. 2026-04-03
    price $499,000
20. 2025-10-21
    listed $510,000 Active
21. 2025-10-21
    listed $510,000 Active
22. 2023-06-15
    soldstatus $461,160 Sold
23. 2023-05-18
    status Pending
24. 2023-05-11
    price $461,160
25. 2023-05-05
    price $455,050
26. 2023-05-03
    price $455,050
27. 2023-04-21
    price $461,330
28. 2023-04-14
    price $461,330
29. 2023-04-11
    price $461,380
30. 2023-03-30
    price $501,380
31. 2023-03-29
    listed $525,690 Active
32. 2023-03-23
    price $525,690
33. 2023-03-23
    status Active
34. 2022-12-29
    historical
35. 2022-12-22
    price $494,690
36. 2022-12-02
    price $495,690
37. 2022-11-15
    listed $525,690 Active

ⓘ 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: $7,090 · $591/mo
• Projected year-2 tax: $7,090 · $591/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 ≥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: −$27,952
• − Property taxes: −$7,090
• − Insurance: −$2,495
• − Repairs & maintenance: −$2,732
• − Management: −$2,732
• − HOA: −$1,236
• − Depreciation: −$14,516
• Taxable loss: −$24,598
• Est. tax savings @ 24.0%: +$5,903
• After-tax cash flow: $-9,336/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

-5.1% since first listed

23 events — show timeline

• 2026-04-23 Listed $499,000 AINCAR
• 2026-04-22 Listed $499,000 realMLS
• 2026-04-21 Listing Removed — realMLS
• 2026-04-03 Price Changed $499,000 AINCAR
• 2026-04-03 Price Changed $499,000 realMLS
• 2025-10-21 Listed $510,000 realMLS
• 2025-10-21 Listed $510,000 AINCAR
• 2023-06-15 Sold (MLS) $461,160 realMLS
• 2023-05-18 Pending — realMLS
• 2023-05-11 Price Changed $461,160 realMLS
• 2023-05-05 Price Changed $455,050 AINCAR
• 2023-05-03 Price Changed $455,050 realMLS
• 2023-04-21 Price Changed $461,330 realMLS
• 2023-04-14 Price Changed $461,330 AINCAR
• 2023-04-11 Price Changed $461,380 AINCAR
• 2023-03-30 Price Changed $501,380 realMLS
• 2023-03-29 Listed $525,690 AINCAR
• 2023-03-23 Price Changed $525,690 realMLS
• 2023-03-23 Relisted — realMLS
• 2022-12-29 Listing Removed — realMLS
• 2022-12-22 Price Changed $494,690 realMLS
• 2022-12-02 Price Changed $495,690 realMLS
• 2022-11-15 Listed $525,690 realMLS

Property tax history

+37.4%/yr

Latest (2025): $7,090 · +1.6% YoY. Source: county tax records.