Isaiah Plan · Yulee, FL 32097

$324,990

3 bd · 2.5 ba · 1,791 sqft · Townhouse · 253 Days on market

Good condition 2-car garage

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Why this score? — see what drove the C- 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).

• Cash flow +11.1/30.0
• Appreciation +10.0/10.0
• Schools +8.5/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +3.2/5.0

Listing remarks

Treat yourself to the home you've been dreaming of with The Isaiah floor plan by David Weekley Homes in Westerly Park at Wildlight. The open layout of the family and dining areas foster connection while maintaining an impressive sense of space. A practical-meets-stylish kitchen showcases a culinary layout with a center island and split countertops, creating separate zones for prep, cooking and presentation. The Owner's Retreat offers refined relaxation with an Owner's Bath and walk-in closet. A pair of junior bedrooms are situated to optimize individual space on the upper level.

Key facts

• Picnic area
• Six lane lap pool
• Open air pavilion

Tags

• SIX LANE LAP POOL
• MORE THAN 12 MILES OF TRAILS
• 137 ACRES OF COMMUNITY PARKS
• OPEN AIR PAVILION
• PLAYGROUND
• PICNIC AREA

🏗️ New construction. The $324,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $345,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $325k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (12.4% below list).
• Recommended offer: $285k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.5% in Yulee — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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); 825 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 82d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 79% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $37k of equity ($2k loan paydown + $34k 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 ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

Recommended offer $284,552 (12.4% 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 253 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.82% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $345,000
• List price: $324,990
• Delta: -5.80%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1128 Wildlight Ave	0.23mi	3/2.0	1,799 (+0%)	1mo	$339,330	$189	85
693 Windchime St	0.26mi	3/2.5	1,769 (-1%)	1mo	$320,000	$181	85
697 Windchime St	0.31mi	3/2.5	1,769 (-1%)	1mo	$330,685	$187	82
694 Windchime St	0.24mi	3/2.0	1,743 (-3%)	1mo	$400,000	$229	81
701 Windchime St	0.35mi	3/2.5	1,769 (-1%)	1mo	$320,000	$181	81
1124 Wildlight Ave	0.17mi	3/2.5	1,921 (+7%)	2mo	$345,000	$180	79
1120 Wildlight Ave	0.10mi	3/2.0	1,649 (-8%)	2mo	$375,800	$228	78
1100 Wildlight Ave	0.24mi	3/2.0	1,631 (-9%)	1mo	$374,970	$230	71

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: 23.0%
• Equity multiple: 2.85×
• Total profit: $178,918
• Equity at exit: $310,803

10-year hold

• IRR: 20.5%
• Equity multiple: 6.52×
• Total profit: $533,100
• Equity at exit: $670,259

Cash invested: $96,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 39 active · 12 under contract
• Months of supply: 29.2 mo (3%/mo absorbed)
• Median asking: $345,995 ($195/sqft)
• Median days on market: 194 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: -1.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32097

• Home prices YoY: 19.5%
• Rents YoY: 2.9%
• Active inventory: 825
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,846 high
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,175/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-136

Break-even live

Break-even rent $3,018

Max offer price $325,283

Occupancy floor 100%

Sensitivity live

Price	-10% $102	-5% $-17	+0% $-136	+5% $-255	+10% $-375
Rent	-10% $-361	-5% $-249	+0% $-136	+5% $-24	+10% $89
Rate	-1.0pp $37	-0.5pp $-49	base $-136	+0.5pp $-226	+1.0pp $-317

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: $86,250
• Closing costs: $10,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Whitby Dr Yulee, FL	1.0–3.0	1.0–2.5	1279	$2,830	$2.21	2d	37	0.36mi
549 Wildlight Ave Yulee, FL	1.0–3.0	1.0–2.0	987	$2,115	$2.14	0d	35	0.66mi
722 Cool Breeze Way Yulee, FL	2.0	2.0	1541	$3,100	$2.01	117d	1	0.74mi
719 Cool Breeze Way Yulee, FL	3.0	2.0	1575	$2,995	$1.90	107d	1	0.76mi
719 Cool Breeze Way Yulee, FL	3.0	2.0	1575	$2,995	$1.90	93d	1	0.76mi
504 Blue Daze St Yulee, FL	3.0	2.5	2038	$2,595	$1.27	119d	1	0.79mi
141 Redbud Ln Yulee, FL	3.0	2.5	1767	$2,900	$1.64	64d	1	0.81mi
213 Daydream Ave Yulee, FL	3.0	2.5	1876	$2,950	$1.57	119d	1	1.06mi
274 Daydream Ave Yulee, FL	3.0	2.0	2187	$2,998	$1.37	62d	1	1.10mi
274 Daydream Ave Yulee, FL	3.0	2.0	2187	$2,998	$1.37	57d	1	1.10mi
254 Plum Orchard Ln Yulee, FL	4.0	3.0	2038	$3,000	$1.47	82d	1	1.17mi
125 Daydream Ave Yulee, FL	1.0–3.0	1.0–2.0	1076	$2,147	$1.99	0d	11	1.20mi
236 Hawthorn Park Cir Yulee, FL	4.0	3.0	2100	$3,200	$1.52	82d	1	1.24mi
236 Hawthorn Park Cir Yulee, FL	4.0	3.0	2019	$3,175	$1.57	68d	1	1.24mi

Property features AI

Finance

• Other: List price: $324,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Isaiah plan (new construction plan)
• Construction: Built as part of 2026 inventory (plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open living area (approx. 1799 living area)

Listing history 50 events

1. 2026-09-23
   days on market $324,990 Active 253 DOM
2. 2026-09-22
   days on market $324,990 Active 252 DOM
3. 2026-09-21
   days on market $324,990 Active 251 DOM
4. 2026-09-20
   days on market $324,990 Active 250 DOM
5. 2026-09-19
   days on market $324,990 Active 249 DOM
6. 2026-09-18
   days on market $324,990 Active 248 DOM
7. 2026-09-17
   days on market $324,990 Active 247 DOM
8. 2026-09-16
   days on market $324,990 Active 246 DOM
9. 2026-09-15
   days on market $324,990 Active 245 DOM
10. 2026-09-14
    days on market $324,990 Active 244 DOM
11. 2026-09-13
    days on market $324,990 Active 243 DOM
12. 2026-09-12
    days on market $324,990 Active 242 DOM
13. 2026-09-11
    days on market $324,990 Active 241 DOM
14. 2026-09-05
    days on market $324,990 Active 235 DOM
15. 2026-09-04
    days on market $324,990 Active 234 DOM
16. 2026-09-03
    days on market $324,990 Active 233 DOM
17. 2026-08-31
    days on market $324,990 Active 230 DOM
18. 2026-08-29
    days on market $324,990 Active 228 DOM
19. 2026-08-28
    days on market $324,990 Active 227 DOM
20. 2026-08-27
    days on market $324,990 Active 226 DOM
21. 2026-08-26
    days on market $324,990 Active 225 DOM
22. 2026-08-25
    days on market $324,990 Active 224 DOM
23. 2026-08-24
    days on market $324,990 Active 223 DOM
24. 2026-08-23
    days on market $324,990 Active 222 DOM
25. 2026-08-22
    days on market $324,990 Active 221 DOM
26. 2026-08-21
    days on market $324,990 Active 220 DOM
27. 2026-08-20
    days on market $324,990 Active 219 DOM
28. 2026-08-19
    days on market $324,990 Active 218 DOM
29. 2026-08-18
    days on market $324,990 Active 217 DOM
30. 2026-08-17
    days on market $324,990 Active 216 DOM
31. 2026-08-16
    days on market $324,990 Active 215 DOM
32. 2026-08-15
    days on market $324,990 Active 214 DOM
33. 2026-08-14
    days on market $324,990 Active 213 DOM
34. 2026-08-13
    days on market $324,990 Active 212 DOM
35. 2026-08-11
    days on market $324,990 Active 210 DOM
36. 2026-08-10
    days on market $324,990 Active 209 DOM
37. 2026-08-09
    days on market $324,990 Active 208 DOM
38. 2026-08-08
    days on market $324,990 Active 207 DOM
39. 2026-08-07
    days on market $324,990 Active 206 DOM
40. 2026-08-06
    days on market $324,990 Active 205 DOM
41. 2026-08-05
    days on market $324,990 Active 204 DOM
42. 2026-08-04
    days on market $324,990 Active 203 DOM
43. 2026-08-03
    days on market $324,990 Active 202 DOM
44. 2026-07-31
    days on market $324,990 Active 199 DOM
45. 2026-07-30
    days on market $324,990 Active 198 DOM
46. 2026-07-30
    days on market $324,990 Active 197 DOM
47. 2026-07-28
    days on market $324,990 Active 196 DOM
48. 2026-07-24
    days on market $324,990 Active 192 DOM
49. 2026-07-23
    days on market $324,990 Active 191 DOM
50. 2026-07-22
    days on market $324,990 Active 190 DOM

ⓘ 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: $34,146
• − Mortgage interest: −$19,325
• − Property taxes: −$5,175
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,732
• − Management: −$2,732
• − Depreciation: −$10,036
• Taxable loss: −$7,579
• Est. tax savings @ 24.0%: +$1,819
• After-tax cash flow: $184/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.

Condition & rehab AI · 5 photos

Good 80/100 Cosmetic rehab Est. rehab $8,955–$26,865 screening

The Isaiah Plan townhouse is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for value increase through cosmetic updates and maintenance.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve the overall appearance and increase property value. ↑
• Both Kitchen and bathroom updates — Updating the kitchen and bathrooms can increase the home's appeal and functionality. ↑
• Both HVAC and mechanical system maintenance — Regular maintenance ensures the systems are functioning efficiently and can prevent costly repairs. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

A Composite school gradezoned avg 85/100

Zoned Schools

Elementary Wildlight Elementary A+ FL #35/2,144 Nat'l #493/41,679

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

C Composite livability gradescore 66/100

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 · 88,419 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: 9% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: List price: $324,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Isaiah plan (new construction plan)
• Construction: Built as part of 2026 inventory (plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open living area (approx. 1799 living area)