509 Peppervine Way · Yulee, FL 32097

$514,540

4 bd · 3.0 ba · 2,818 sqft · SingleFamily · 29 Days on market

Built 2026 Est $786k · 35% under $102/mo HOA · 3% of rent ↓ 1% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• Cash flow +5.8/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Welcome to the impressive Coral Grand, a 2-Story home showcasing our Low Country Elevation situated on a Preserve Homesite. Designed with an Open-Concept layout, this residence offers 4 Bedrooms, 3 Bathrooms, and Luxury Vinyl Plank flooring throughout the main living areas. The Gourmet Kitchen shines with Whirlpool Appliances, including a Cooktop with a Wood Hood, Oven, Microwave, Refrigerator, and Dishwasher. Beautiful 42'' White Cabinetry, a White Ripple Backsplash, Quartz Countertops, and an expansive center Island create a space that's as functional as it is inviting. The first-floor Owner's Suite is complete with a spa-like En Suite Bath featuring a Dual-Sink Vanity, a Walk-In Glass-Enclosed Shower, and a Walk-In Closet. Thoughtfully selected upgrades enhance the home, including a Smart Home Package, upgraded Hardware, Window Blinds, an Extended Covered Lanai, a Laundry Room Sink, a Tray Ceiling in the Gathering Room, 8' Interior Doors, and more. Schedule your tour today!

Key facts

• Quartz countertops
• Whirlpool appliances
• Gourmet kitchen

Tags

• OPEN-CONCEPT LAYOUT
• GOURMET KITCHEN
• WHIRLPOOL APPLIANCES
• WOOD HOOD
• WHITE RIPPLE BACKSPLASH
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $515k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $365k (29.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $332k (35.5% below list).
• Recommended offer: $332k (35.5% 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); 601 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 43% 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 $55k of equity ($4k loan paydown + $51k 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 ~$88k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($507k) is reasonable based on typical stale-listing flexibility.
• 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 $331,792 (35.5% 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: 0.64% ✗
• Cap rate: 3.88%
• Cash-on-cash: -8.64%
• DSCR: 0.62
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $786,222
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
828 Del Webb Pkwy	0.75mi	4/3.0	2,741 (-3%)	0mo	$775,902	$283	60
862 Ecliptic Loop	0.59mi	3/3.5 (-1)	2,861 (+2%)	6mo	$799,440	$279	58
425 Sweetgum St	0.72mi	4/3.0	2,400 (-15%)	10mo	$558,000	$233	34

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: 18.2%
• Equity multiple: 2.48×
• Total profit: $213,916
• Equity at exit: $463,538

10-year hold

• IRR: 17.0%
• Equity multiple: 5.73×
• Total profit: $681,288
• Equity at exit: $999,638

Cash invested: $144,071 (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: 12.9×

Monthly cashflow live

• Estimated rent: $3,318 medium
• Mortgage (P&I): −$2,698
• Tax est. 1.5%: −$643 /mo · $7,718/yr
• Insurance: −$214
• HOA: −$102
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $-1,037

Break-even live

Break-even rent $4,630

Max offer price $364,526

Occupancy floor —

Sensitivity live

Price	-10% $-681	-5% $-859	+0% $-1,037	+5% $-1,215	+10% $-1,392
Rent	-10% $-1,299	-5% $-1,168	+0% $-1,037	+5% $-906	+10% $-775
Rate	-1.0pp $-778	-0.5pp $-906	base $-1,037	+0.5pp $-1,170	+1.0pp $-1,306

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: $128,635
• Closing costs: $15,436
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.77mi
467 Blue Daze St Yulee, FL	5.0	3.0	2696	$3,450	$1.28	6d	1	0.82mi
351 Sawgrass Dr Yulee, FL	5.0	4.0	3332	$3,995	$1.20	25d	1	0.95mi

HOA detail

• Monthly dues: $102 · $1,224/yr
• Likely covers: pool

Listing history 9 events

1. 2026-03-18
   status Pending 991-char remark

   Show marketing remark (991 chars)

   Welcome to the impressive Coral Grand, a 2-Story home showcasing our Low Country Elevation situated on a Preserve Homesite. Designed with an Open-Concept layout, this residence offers 4 Bedrooms, 3 Bathrooms, and Luxury Vinyl Plank flooring throughout the main living areas. The Gourmet Kitchen shines with Whirlpool Appliances, including a Cooktop with a Wood Hood, Oven, Microwave, Refrigerator, and Dishwasher. Beautiful 42'' White Cabinetry, a White Ripple Backsplash, Quartz Countertops, and an expansive center Island create a space that's as functional as it is inviting. The first-floor Owner's Suite is complete with a spa-like En Suite Bath featuring a Dual-Sink Vanity, a Walk-In Glass-Enclosed Shower, and a Walk-In Closet. Thoughtfully selected upgrades enhance the home, including a Smart Home Package, upgraded Hardware, Window Blinds, an Extended Covered Lanai, a Laundry Room Sink, a Tray Ceiling in the Gathering Room, 8' Interior Doors, and more. Schedule your tour today!

2. 2026-03-09
   status Pending
3. 2026-03-05
   price $517,540
4. 2026-02-26
   price $514,540 991-char remark

   Show marketing remark (991 chars)

   Welcome to the impressive Coral Grand, a 2-Story home showcasing our Low Country Elevation situated on a Preserve Homesite. Designed with an Open-Concept layout, this residence offers 4 Bedrooms, 3 Bathrooms, and Luxury Vinyl Plank flooring throughout the main living areas. The Gourmet Kitchen shines with Whirlpool Appliances, including a Cooktop with a Wood Hood, Oven, Microwave, Refrigerator, and Dishwasher. Beautiful 42'' White Cabinetry, a White Ripple Backsplash, Quartz Countertops, and an expansive center Island create a space that's as functional as it is inviting. The first-floor Owner's Suite is complete with a spa-like En Suite Bath featuring a Dual-Sink Vanity, a Walk-In Glass-Enclosed Shower, and a Walk-In Closet. Thoughtfully selected upgrades enhance the home, including a Smart Home Package, upgraded Hardware, Window Blinds, an Extended Covered Lanai, a Laundry Room Sink, a Tray Ceiling in the Gathering Room, 8' Interior Doors, and more. Schedule your tour today!

5. 2026-02-26
   price $514,540

   Show marketing remark (991 chars)

   Welcome to the impressive Coral Grand, a 2-Story home showcasing our Low Country Elevation situated on a Preserve Homesite. Designed with an Open-Concept layout, this residence offers 4 Bedrooms, 3 Bathrooms, and Luxury Vinyl Plank flooring throughout the main living areas. The Gourmet Kitchen shines with Whirlpool Appliances, including a Cooktop with a Wood Hood, Oven, Microwave, Refrigerator, and Dishwasher. Beautiful 42'' White Cabinetry, a White Ripple Backsplash, Quartz Countertops, and an expansive center Island create a space that's as functional as it is inviting. The first-floor Owner's Suite is complete with a spa-like En Suite Bath featuring a Dual-Sink Vanity, a Walk-In Glass-Enclosed Shower, and a Walk-In Closet. Thoughtfully selected upgrades enhance the home, including a Smart Home Package, upgraded Hardware, Window Blinds, an Extended Covered Lanai, a Laundry Room Sink, a Tray Ceiling in the Gathering Room, 8' Interior Doors, and more. Schedule your tour today!

6. 2026-02-19
   price $516,540 991-char remark

   Show marketing remark (991 chars)

   Welcome to the impressive Coral Grand, a 2-Story home showcasing our Low Country Elevation situated on a Preserve Homesite. Designed with an Open-Concept layout, this residence offers 4 Bedrooms, 3 Bathrooms, and Luxury Vinyl Plank flooring throughout the main living areas. The Gourmet Kitchen shines with Whirlpool Appliances, including a Cooktop with a Wood Hood, Oven, Microwave, Refrigerator, and Dishwasher. Beautiful 42'' White Cabinetry, a White Ripple Backsplash, Quartz Countertops, and an expansive center Island create a space that's as functional as it is inviting. The first-floor Owner's Suite is complete with a spa-like En Suite Bath featuring a Dual-Sink Vanity, a Walk-In Glass-Enclosed Shower, and a Walk-In Closet. Thoughtfully selected upgrades enhance the home, including a Smart Home Package, upgraded Hardware, Window Blinds, an Extended Covered Lanai, a Laundry Room Sink, a Tray Ceiling in the Gathering Room, 8' Interior Doors, and more. Schedule your tour today!

7. 2026-02-19
   price $516,540

   Show marketing remark (991 chars)

   Welcome to the impressive Coral Grand, a 2-Story home showcasing our Low Country Elevation situated on a Preserve Homesite. Designed with an Open-Concept layout, this residence offers 4 Bedrooms, 3 Bathrooms, and Luxury Vinyl Plank flooring throughout the main living areas. The Gourmet Kitchen shines with Whirlpool Appliances, including a Cooktop with a Wood Hood, Oven, Microwave, Refrigerator, and Dishwasher. Beautiful 42'' White Cabinetry, a White Ripple Backsplash, Quartz Countertops, and an expansive center Island create a space that's as functional as it is inviting. The first-floor Owner's Suite is complete with a spa-like En Suite Bath featuring a Dual-Sink Vanity, a Walk-In Glass-Enclosed Shower, and a Walk-In Closet. Thoughtfully selected upgrades enhance the home, including a Smart Home Package, upgraded Hardware, Window Blinds, an Extended Covered Lanai, a Laundry Room Sink, a Tray Ceiling in the Gathering Room, 8' Interior Doors, and more. Schedule your tour today!

8. 2026-02-17
   listed $524,540 Active 991-char remark

   Show marketing remark (991 chars)

   Welcome to the impressive Coral Grand, a 2-Story home showcasing our Low Country Elevation situated on a Preserve Homesite. Designed with an Open-Concept layout, this residence offers 4 Bedrooms, 3 Bathrooms, and Luxury Vinyl Plank flooring throughout the main living areas. The Gourmet Kitchen shines with Whirlpool Appliances, including a Cooktop with a Wood Hood, Oven, Microwave, Refrigerator, and Dishwasher. Beautiful 42'' White Cabinetry, a White Ripple Backsplash, Quartz Countertops, and an expansive center Island create a space that's as functional as it is inviting. The first-floor Owner's Suite is complete with a spa-like En Suite Bath featuring a Dual-Sink Vanity, a Walk-In Glass-Enclosed Shower, and a Walk-In Closet. Thoughtfully selected upgrades enhance the home, including a Smart Home Package, upgraded Hardware, Window Blinds, an Extended Covered Lanai, a Laundry Room Sink, a Tray Ceiling in the Gathering Room, 8' Interior Doors, and more. Schedule your tour today!

9. 2026-02-17
   listed $524,540 Active

   Show marketing remark (991 chars)

   Welcome to the impressive Coral Grand, a 2-Story home showcasing our Low Country Elevation situated on a Preserve Homesite. Designed with an Open-Concept layout, this residence offers 4 Bedrooms, 3 Bathrooms, and Luxury Vinyl Plank flooring throughout the main living areas. The Gourmet Kitchen shines with Whirlpool Appliances, including a Cooktop with a Wood Hood, Oven, Microwave, Refrigerator, and Dishwasher. Beautiful 42'' White Cabinetry, a White Ripple Backsplash, Quartz Countertops, and an expansive center Island create a space that's as functional as it is inviting. The first-floor Owner's Suite is complete with a spa-like En Suite Bath featuring a Dual-Sink Vanity, a Walk-In Glass-Enclosed Shower, and a Walk-In Closet. Thoughtfully selected upgrades enhance the home, including a Smart Home Package, upgraded Hardware, Window Blinds, an Extended Covered Lanai, a Laundry Room Sink, a Tray Ceiling in the Gathering Room, 8' Interior Doors, and more. Schedule your 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: $39,815
• − Mortgage interest: −$28,822
• − Property taxes: −$7,718
• − Insurance: −$2,573
• − Repairs & maintenance: −$3,185
• − Management: −$3,185
• − HOA: −$1,224
• − Depreciation: −$14,968
• Taxable loss: −$21,861
• Est. tax savings @ 24.0%: +$5,247
• After-tax cash flow: $-7,194/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: 979,034
• 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

-1.3% since first listed

9 events — show timeline

• 2026-03-18 Pending — AINCAR
• 2026-03-09 Pending — realMLS
• 2026-03-05 Price Changed $517,540 realMLS
• 2026-02-26 Price Changed $514,540 AINCAR
• 2026-02-26 Price Changed $514,540 realMLS
• 2026-02-19 Price Changed $516,540 AINCAR
• 2026-02-19 Price Changed $516,540 realMLS
• 2026-02-17 Listed $524,540 realMLS
• 2026-02-17 Listed $524,540 AINCAR