644 Jubilee Cir · Yulee, FL 32097

$370,000

2 bd · 2.0 ba · 1,348 sqft · SingleFamily · 84 Days on market

Built 2022 5,201 sqft lot Est $344k · 8% over $393/mo HOA · 16% of rent ↓ 14% 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).

• Appreciation +10.0/10.0
• Schools +6.0/10.0
• Cash flow +4.4/30.0
• ARV discount +4.1/15.0
• 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

MOVIVATED SELLER!! Welcome to Del Webb Wildlight and this beautifully upgraded Contour model, offering a compelling opportunity to own a move-in ready home that goes beyond what typical builder inventory provides. This home already includes valuable upgrades and enhancements that add both comfort and long term value without the additional out of pocket expense or post closing projects. Inside, the gourmet kitchen serves as the heart of the home, complete with a Whirlpool 4-door refrigerator and upgraded finishes designed for both everyday living and entertaining. Ceiling fans throughout enhance comfort, while the garage features a professionally coated floor for a clean, finished look. Step

Key facts

• Gourmet kitchen
• French drain
• Screened porch

Tags

• GOURMET KITCHEN
• WHIRLPOOL REFRIGERATOR
• SCREENED PORCH
• PROFESSIONALLY COATED FLOOR
• INSTALLED GUTTER SYSTEM
• FRENCH DRAIN

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $365; Additional annual association fee of $337; Community amenities include gated access and a pool

Exterior

• Parking: Two-car garage with garage door opener
• Security: Gated community
• Utilities: Public water; Public sewer
• Home design: Single-story home; Shingle roof; Fiber cement exterior; Built by Pulte
• Construction: Fiber cement construction; Shingle roof
• Exterior features: Sprinkler / irrigation; Screened patio/porch; Community pool; Gated community; Paved road access; PUD zoning; Resale property

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove; Icemaker; Some gas appliances
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Insulated windows; Split bedrooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-965 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (46.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (33.5% below list).
• Recommended offer: $200k (46.1% 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 32% 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 $40k of equity ($3k loan paydown + $37k 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 ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 4y ago; this cycle's ask has dropped $40k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $199,514 (46.1% 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 84 days. Have you received any prior offers? Is the seller open to a 46% 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: 3.16%
• Cash-on-cash: -11.18%
• DSCR: 0.50
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $343,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
688 Continuum Loop	0.18mi	2/2.0	1,348 (0%)	1mo	$425,000	$315	91
444 Tranquil Trail Cir	0.26mi	2/2.0	1,343 (-0%)	4mo	$442,040	$329	84
401 Tranquil Trail Cir	0.33mi	2/2.0	1,343 (-0%)	1mo	$379,410	$283	84
350 Tranquil Trail Cir	0.29mi	2/2.0	1,343 (-0%)	8mo	$431,910	$322	80
479 Jubilee Cir	0.10mi	2/2.0	1,542 (+14%)	1mo	$371,000	$241	71
173 Eureka Ct	0.03mi	2/2.0	1,542 (+14%)	7mo	$368,000	$239	68
564 Jubilee Cir	0.06mi	3/2.0 (+1)	1,542 (+14%)	0mo	$320,000	$208	68
531 Goodwill Ct	0.27mi	2/2.0	1,490 (+10%)	5mo	$379,445	$255	66
777 Del Webb Pkwy	0.54mi	3/2.0 (+1)	1,405 (+4%)	4mo	$472,040	$336	60
636 Del Webb Pkwy	0.38mi	2/2.0	1,529 (+13%)	2mo	$364,090	$238	58
301 Ecliptic Loop	0.38mi	2/2.0	1,529 (+13%)	6mo	$365,000	$239	55
277 Ecliptic Lp	0.40mi	2/2.0	1,529 (+13%)	8mo	$370,990	$243	53

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: 16.4%
• Equity multiple: 2.35×
• Total profit: $140,002
• Equity at exit: $333,325

10-year hold

• IRR: 15.7%
• Equity multiple: 5.45×
• Total profit: $460,527
• Equity at exit: $718,829

Cash invested: $103,600 (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: 12.5×

Monthly cashflow live

• Estimated rent: $2,462 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$423 /mo · $5,074/yr
• Insurance: −$154
• HOA: −$393
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-965

Break-even live

Break-even rent $3,684

Max offer price $199,514

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: $92,500
• Closing costs: $11,100
• 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	0.32mi
719 Cool Breeze Way Yulee, FL	3.0	2.0	1575	$2,995	$1.90	11d	1	0.33mi
305 Whitby Dr Yulee, FL	1.0–3.0	1.0–2.5	1279	$2,292	$1.79	1d	45	1.01mi
125 Daydream Ave Yulee, FL	1.0–2.0	1.0–2.0	897	$2,049	$2.28	1d	11	1.02mi
77040 Deer Ln Unit 16 Yulee, FL	3.0	1.5	924	$1,500	$1.62	23d	1	1.13mi
78030 Susi Ln Yulee, FL	3.0	1.0	924	$1,500	$1.62	23d	1	1.13mi
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: $393 · $4,716/yr
• Likely covers: pool

Listing history 50 events

1. 2026-06-18
   days on market $370,000 Active 84 DOM
2. 2026-06-17
   days on market $370,000 Active 83 DOM
3. 2026-06-16
   days on market $370,000 Active 82 DOM
4. 2026-06-15
   days on market $370,000 Active 81 DOM
5. 2026-06-13
   days on market $370,000 Active 79 DOM
6. 2026-06-13
   days on market $370,000 Active 78 DOM
7. 2026-06-09
   days on market $370,000 Active 75 DOM
8. 2026-06-08
   days on market $370,000 Active 74 DOM
9. 2026-06-07
   days on market $370,000 Active 73 DOM
10. 2026-06-05
    days on market $370,000 Active 70 DOM
11. 2026-06-03
    days on market $370,000 Active 69 DOM
12. 2026-06-02
    days on market $370,000 Active 68 DOM
13. 2026-06-01
    days on market $370,000 Active 67 DOM
14. 2026-05-31
    days on market $370,000 Active 66 DOM
15. 2026-04-29
    price $370,000
16. 2026-04-29
    price $370,000
17. 2026-04-21
    price $399,000
18. 2026-04-21
    price $399,000
19. 2026-03-25
    listed $410,000 Active
20. 2026-03-25
    listed $410,000 Active
21. 2025-12-25
    historical
22. 2025-10-16
    listed $370,000 Active
23. 2025-10-16
    listed $370,000 Active
24. 2025-09-28
    historical
25. 2025-08-20
    price $370,000
26. 2025-08-20
    price $370,000
27. 2025-08-19
    price $383,000
28. 2025-08-03
    price $383,000
29. 2025-06-07
    listed $389,000 Active
30. 2025-06-07
    listed $389,000 Active
31. 2025-05-25
    historical
32. 2025-05-14
    listed $405,000 Active
33. 2025-05-14
    listed $405,000 Active
34. 2025-02-28
    historical
35. 2025-01-09
    listed $415,000 Active
36. 2025-01-09
    listed $415,000 Active
37. 2024-12-04
    historical
38. 2024-08-27
    price $429,000
39. 2024-08-27
    price $429,000
40. 2024-08-15
    listed $429,900 Active
41. 2024-08-15
    listed $429,900 Active
42. 2024-08-09
    price $423,900
43. 2024-08-09
    historical
44. 2024-06-17
    price $419,900
45. 2024-06-04
    price $439,900
46. 2024-05-16
    listed $444,900 Active
47. 2023-08-11
    soldstatus $398,244 Sold
48. 2023-08-11
    soldstatus $398,300 Closed
49. 2023-04-28
    status Pending
50. 2023-04-21
    status Pending

ⓘ 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: $5,074 · $423/mo
• Projected year-2 tax: $5,074 · $423/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: $29,548
• − Mortgage interest: −$20,726
• − Property taxes: −$5,074
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,364
• − Management: −$2,364
• − HOA: −$4,716
• − Depreciation: −$10,764
• Taxable loss: −$18,309
• Est. tax savings @ 24.0%: +$4,394
• After-tax cash flow: $-7,187/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

-14.5% since first listed

64 events — show timeline

• 2026-04-29 Price Changed $370,000 realMLS
• 2026-04-29 Price Changed $370,000 AINCAR
• 2026-04-21 Price Changed $399,000 AINCAR
• 2026-04-21 Price Changed $399,000 realMLS
• 2026-03-25 Listed $410,000 AINCAR
• 2026-03-25 Listed $410,000 realMLS
• 2025-12-25 Listing Removed — realMLS
• 2025-10-16 Listed $370,000 AINCAR
• 2025-10-16 Listed $370,000 realMLS
• 2025-09-28 Listing Removed — realMLS
• 2025-08-20 Price Changed $370,000 realMLS
• 2025-08-20 Price Changed $370,000 AINCAR
• 2025-08-19 Price Changed $383,000 realMLS
• 2025-08-03 Price Changed $383,000 AINCAR
• 2025-06-07 Listed $389,000 realMLS
• 2025-06-07 Listed $389,000 AINCAR
• 2025-05-25 Listing Removed — realMLS
• 2025-05-14 Listed $405,000 realMLS
• 2025-05-14 Listed $405,000 AINCAR
• 2025-02-28 Listing Removed — realMLS
• 2025-01-09 Listed $415,000 AINCAR
• 2025-01-09 Listed $415,000 realMLS
• 2024-12-04 Listing Removed — realMLS
• 2024-08-27 Price Changed $429,000 realMLS
• 2024-08-27 Price Changed $429,000 AINCAR
• 2024-08-15 Listed $429,900 realMLS
• 2024-08-15 Listed $429,900 AINCAR
• 2024-08-09 Price Changed $423,900 realMLS
• 2024-08-09 Listing Removed — realMLS
• 2024-06-17 Price Changed $419,900 realMLS
• 2024-06-04 Price Changed $439,900 realMLS
• 2024-05-16 Listed $444,900 realMLS
• 2023-08-11 Sold (MLS) $398,300 AINCAR
• 2023-08-11 Sold (MLS) $398,244 realMLS
• 2023-04-28 Pending — AINCAR
• 2023-04-21 Pending — realMLS
• 2023-04-14 Price Changed $411,920 AINCAR
• 2023-03-10 Price Changed $412,420 AINCAR
• 2023-03-10 Price Changed $412,420 realMLS
• 2023-03-03 Price Changed $417,420 realMLS
• 2023-03-03 Price Changed $417,420 AINCAR
• 2023-02-24 Price Changed $424,420 AINCAR
• 2023-02-23 Price Changed $424,420 realMLS
• 2023-02-18 Price Changed $417,860 AINCAR
• 2023-02-09 Price Changed $417,860 realMLS
• 2023-01-13 Price Changed $418,360 AINCAR
• 2023-01-12 Price Changed $418,360 realMLS
• 2022-12-22 Price Changed $420,360 AINCAR
• 2022-12-22 Price Changed $420,360 realMLS
• 2022-12-09 Price Changed $420,860 AINCAR
• 2022-12-09 Price Changed $420,860 realMLS
• 2022-12-02 Price Changed $425,860 realMLS
• 2022-12-02 Price Changed $425,860 AINCAR
• 2022-11-28 Price Changed $420,860 AINCAR
• 2022-11-23 Price Changed $420,860 realMLS
• 2022-11-17 Price Changed $425,860 AINCAR
• 2022-11-10 Price Changed $425,860 realMLS
• 2022-10-27 Price Changed $429,760 AINCAR
• 2022-10-14 Price Changed $429,760 realMLS
• 2022-10-07 Price Changed $434,760 AINCAR
• 2022-10-07 Price Changed $434,760 realMLS
• 2022-09-15 Price Changed $433,560 realMLS
• 2022-08-31 Listed $433,560 AINCAR
• 2022-08-02 Listed $432,560 realMLS

Property tax history

+53.5%/yr

Latest (2025): $5,074 · +2.1% YoY. Source: county tax records.