475 Pine Lilly Loop · Yulee, FL 32097

$528,300

4 bd · 3.0 ba · 2,289 sqft · SingleFamily · 13 Days on market

Built 2026 Est $513k · at est. $106/mo HOA · 3% 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 +6.1/15.0
• Schools +6.0/10.0
• Cash flow +4.8/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Explore the impressive Mahogany in our Lake House Elevation. This open-concept layout includes 4 bedrooms and 3 bathrooms, with Luxury Vinyl Plank flooring enhancing the main living spaces. The gourmet kitchen stands out with a Whirlpool Appliance Package, 42-inch white upper cabinets, a white tile backsplash, quartz countertops, and a large center island. The gathering room showcases a refined tray ceiling and flows effortlessly into a cozy café area. Pocket sliding glass doors lead to an extended covered lanai, creating a seamless indoor-outdoor living experience. Thoughtful upgrades throughout the home include a smart home package, an enhanced owner's bathroom, and a laundry room equipped with a sink and additional cabinetry, along with other designer touches. Residents can also enjoy Wildlight's amenities including Waterbug Park, a dog park, sports courts, a kayak launch, Coin Toss Park, scenic walking trails, and more planned for the future. Schedule your private tour today!

Key facts

• Quartz countertops
• Gourmet kitchen
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• GOURMET KITCHEN
• WHIRLPOOL APPLIANCE PACKAGE
• 42-INCH WHITE UPPER CABINETS
• WHITE TILE BACKSPLASH
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $528k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $341k (35.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $312k (40.9% below list).
• Recommended offer: $312k (40.9% 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.
• 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).
• This rent runs 40% 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 $56k of equity ($4k loan paydown + $53k 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 ~$91k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $312,033 (40.9% 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: 0.59% ✗
• Cap rate: 3.36%
• Cash-on-cash: -10.48%
• DSCR: 0.53
• GRM: 14.1

CMA / ARV

• ARV (on-the-fly): $512,736
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
493 Peppervine Way	0.13mi	4/3.0	2,139 (-7%)	4mo	$479,000	$224	80
295 Westerly Dr	0.26mi	4/3.0	2,139 (-7%)	0mo	$446,590	$209	77
425 Sweetgum St	0.75mi	4/3.0	2,400 (+5%)	10mo	$558,000	$233	49

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: 16.9%
• Equity multiple: 2.39×
• Total profit: $205,180
• Equity at exit: $475,934

10-year hold

• IRR: 16.0%
• Equity multiple: 5.52×
• Total profit: $668,391
• Equity at exit: $1,026,371

Cash invested: $147,924 (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: 14.1×

Monthly cashflow live

• Estimated rent: $3,120 high
• Mortgage (P&I): −$2,770
• Tax est. 1.5%: −$660 /mo · $7,924/yr
• Insurance: −$220
• HOA: −$106
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $-1,292

Break-even live

Break-even rent $4,756

Max offer price $341,360

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: $132,075
• Closing costs: $15,849
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Whitby Dr Yulee, FL	1.0–3.0	1.0–2.5	1279	$2,815	$2.20	1d	45	0.38mi
504 Blue Daze St Yulee, FL	3.0	2.5	2038	$2,595	$1.27	23d	1	0.84mi
467 Blue Daze St Yulee, FL	5.0	3.0	2696	$3,450	$1.28	4d	1	0.88mi
351 Sawgrass Dr Yulee, FL	5.0	4.0	3332	$3,995	$1.20	23d	1	1.04mi
213 Daydream Ave Yulee, FL	3.0	2.5	1876	$2,950	$1.57	23d	1	1.10mi
719 Cool Breeze Way Yulee, FL	3.0	2.0	1575	$2,995	$1.90	11d	1	1.15mi

HOA detail

• Monthly dues: $106 · $1,272/yr
• Likely covers: waterpool

Listing history 4 events

1. 2026-04-23
   status Pending 1001-char remark

   Show marketing remark (1001 chars)

   Explore the impressive Mahogany in our Lake House Elevation. This open-concept layout includes 4 bedrooms and 3 bathrooms, with Luxury Vinyl Plank flooring enhancing the main living spaces. The gourmet kitchen stands out with a Whirlpool Appliance Package, 42-inch white upper cabinets, a white tile backsplash, quartz countertops, and a large center island. The gathering room showcases a refined tray ceiling and flows effortlessly into a cozy café area. Pocket sliding glass doors lead to an extended covered lanai, creating a seamless indoor-outdoor living experience. Thoughtful upgrades throughout the home include a smart home package, an enhanced owner's bathroom, and a laundry room equipped with a sink and additional cabinetry, along with other designer touches. Residents can also enjoy Wildlight's amenities including Waterbug Park, a dog park, sports courts, a kayak launch, Coin Toss Park, scenic walking trails, and more planned for the future. Schedule your private tour today!

2. 2026-04-23
   status Pending

   Show marketing remark (1001 chars)

   Explore the impressive Mahogany in our Lake House Elevation. This open-concept layout includes 4 bedrooms and 3 bathrooms, with Luxury Vinyl Plank flooring enhancing the main living spaces. The gourmet kitchen stands out with a Whirlpool Appliance Package, 42-inch white upper cabinets, a white tile backsplash, quartz countertops, and a large center island. The gathering room showcases a refined tray ceiling and flows effortlessly into a cozy café area. Pocket sliding glass doors lead to an extended covered lanai, creating a seamless indoor-outdoor living experience. Thoughtful upgrades throughout the home include a smart home package, an enhanced owner's bathroom, and a laundry room equipped with a sink and additional cabinetry, along with other designer touches. Residents can also enjoy Wildlight's amenities including Waterbug Park, a dog park, sports courts, a kayak launch, Coin Toss Park, scenic walking trails, and more planned for the future. Schedule your private tour today!

3. 2026-04-10
   listed $528,300 Active 1001-char remark

   Show marketing remark (1001 chars)

   Explore the impressive Mahogany in our Lake House Elevation. This open-concept layout includes 4 bedrooms and 3 bathrooms, with Luxury Vinyl Plank flooring enhancing the main living spaces. The gourmet kitchen stands out with a Whirlpool Appliance Package, 42-inch white upper cabinets, a white tile backsplash, quartz countertops, and a large center island. The gathering room showcases a refined tray ceiling and flows effortlessly into a cozy café area. Pocket sliding glass doors lead to an extended covered lanai, creating a seamless indoor-outdoor living experience. Thoughtful upgrades throughout the home include a smart home package, an enhanced owner's bathroom, and a laundry room equipped with a sink and additional cabinetry, along with other designer touches. Residents can also enjoy Wildlight's amenities including Waterbug Park, a dog park, sports courts, a kayak launch, Coin Toss Park, scenic walking trails, and more planned for the future. Schedule your private tour today!

4. 2026-04-10
   listed $528,300 Active

   Show marketing remark (1001 chars)

   Explore the impressive Mahogany in our Lake House Elevation. This open-concept layout includes 4 bedrooms and 3 bathrooms, with Luxury Vinyl Plank flooring enhancing the main living spaces. The gourmet kitchen stands out with a Whirlpool Appliance Package, 42-inch white upper cabinets, a white tile backsplash, quartz countertops, and a large center island. The gathering room showcases a refined tray ceiling and flows effortlessly into a cozy café area. Pocket sliding glass doors lead to an extended covered lanai, creating a seamless indoor-outdoor living experience. Thoughtful upgrades throughout the home include a smart home package, an enhanced owner's bathroom, and a laundry room equipped with a sink and additional cabinetry, along with other designer touches. Residents can also enjoy Wildlight's amenities including Waterbug Park, a dog park, sports courts, a kayak launch, Coin Toss Park, scenic walking trails, and more planned for the future. Schedule your private tour today!

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

Taxation est. · year 1

• Rental income: $37,444
• − Mortgage interest: −$29,593
• − Property taxes: −$7,924
• − Insurance: −$2,642
• − Repairs & maintenance: −$2,996
• − Management: −$2,996
• − HOA: −$1,272
• − Depreciation: −$15,369
• Taxable loss: −$25,347
• Est. tax savings @ 24.0%: +$6,083
• After-tax cash flow: $-9,420/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

4 events — show timeline

• 2026-04-23 Pending — AINCAR
• 2026-04-23 Pending — realMLS
• 2026-04-10 Listed $528,300 realMLS
• 2026-04-10 Listed $528,300 AINCAR