Mystique Plan · Yulee, FL 32097

$424,990

3 bd · 3.0 ba · 2,140 sqft · SingleFamily · 260 Days on market

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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 +7.5/15.0
• Schools +6.0/10.0
• Cash flow +4.3/30.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks

The Mystique features an eye-catching gourmet kitchen with a quartz countertop island overlooking a spacious gathering room. Walk through beautiful pocket sliding doors and into a large backyard with covered lanai and optional outdoor prep kitchen perfect for entertaining. Retreat into a cozy Owner's Suite with walk-in shower and closet! This home is designed to fit all your lifestyle needs.

Key facts

• Outdoor prep kitchen
• Large backyard
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• QUARTZ COUNTERTOP ISLAND
• LARGE BACKYARD
• COVERED LANAI
• OUTDOOR PREP KITCHEN
• OWNER'S SUITE

Property features AI

Finance

• Other: Address listed as 400 Peppervine Way, Wildlight FL 32097
• Financial info: List price $422,490

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: New construction plan named Mystique; Active listing
• Exterior features: Living area of 2140

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: 3 full bathrooms

🏗️ New construction. The $424,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $524,300.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (24.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (34.0% below list).
• Recommended offer: $281k (34.0% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 36% 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 + $52k 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 ~$90k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($374k) is reasonable based on typical stale-listing flexibility.

Recommended offer $280,590 (34.0% 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 260 days. Have you received any prior offers? Is the seller open to a 34% 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. 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: 0.54% ✗
• Cap rate: 3.07%
• Cash-on-cash: -11.50%
• DSCR: 0.49
• GRM: 15.6

CMA / ARV

• ARV (on-the-fly): $524,300
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
295 Westerly Dr	0.16mi	4/3.0 (+1)	2,139 (-0%)	0mo	$446,590	$209	87
493 Peppervine Way	0.11mi	4/3.0 (+1)	2,139 (-0%)	4mo	$479,000	$224	87
1065 Del Webb Pkwy	0.55mi	2/2.5 (-1)	1,989 (-7%)	2mo	$845,019	$425	54
1404 Del Webb Pkwy	0.68mi	3/2.5	1,989 (-7%)	4mo	$659,990	$332	51
425 Sweetgum St	0.56mi	4/3.0 (+1)	2,400 (+12%)	10mo	$558,000	$233	40
247 Sawgrass Dr	0.72mi	4/3.0 (+1)	2,280 (+6%)	14mo	$615,000	$270	39
231 Sawgrass Dr	0.72mi	4/3.0 (+1)	2,236 (+4%)	23mo	$547,750	$245	35
706 Loblolly Ln	0.71mi	3/2.0	1,873 (-12%)	15mo	$430,000	$230	30

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: 16.2%
• Equity multiple: 2.33×
• Total profit: $195,661
• Equity at exit: $472,331

10-year hold

• IRR: 15.5%
• Equity multiple: 5.40×
• Total profit: $646,043
• Equity at exit: $1,018,600

Cash invested: $146,804 (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: 12.6×

Monthly cashflow live

• Estimated rent: $2,806 high
• Mortgage (P&I): −$2,749
• Tax est. 1.5%: −$655 /mo · $7,864/yr
• Insurance: −$218
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $-1,407

Break-even live

Break-even rent $4,586

Max offer price $320,754

Occupancy floor —

Sensitivity live

Price	-10% $-1,044	-5% $-1,225	+0% $-1,407	+5% $-1,588	+10% $-1,769
Rent	-10% $-1,628	-5% $-1,517	+0% $-1,407	+5% $-1,296	+10% $-1,185
Rate	-1.0pp $-1,143	-0.5pp $-1,273	base $-1,407	+0.5pp $-1,543	+1.0pp $-1,681

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: $131,075
• Closing costs: $15,729
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	3d	45	0.15mi
504 Blue Daze St Yulee, FL	3.0	2.5	2038	$2,595	$1.27	25d	1	0.62mi
213 Daydream Ave Yulee, FL	3.0	2.5	1876	$2,950	$1.57	25d	1	0.89mi
722 Cool Breeze Way Yulee, FL	2.0	2.0	1541	$3,100	$2.01	22d	1	0.95mi
719 Cool Breeze Way Yulee, FL	3.0	2.0	1575	$2,995	$1.90	13d	1	0.97mi

Listing history 15 events

1. 2026-06-21
   days on market $424,990 Active 260 DOM
2. 2026-06-18
   days on market $424,990 Active 257 DOM
3. 2026-06-17
   days on market $424,990 Active 256 DOM
4. 2026-06-16
   days on market $424,990 Active 255 DOM
5. 2026-06-15
   days on market $424,990 Active 254 DOM
6. 2026-06-13
   days on market $424,990 Active 252 DOM
7. 2026-06-13
   days on market $424,990 Active 251 DOM
8. 2026-06-09
   days on market $424,990 Active 248 DOM
9. 2026-06-08
   days on market $424,990 Active 247 DOM
10. 2026-06-07
    days on market $424,990 Active 246 DOM
11. 2026-06-05
    pricedays on market $424,990 Active 243 DOM
12. 2026-06-03
    days on market $422,490 Active 242 DOM
13. 2026-06-02
    days on market $422,490 Active 241 DOM
14. 2026-06-01
    days on market $422,490 Active 240 DOM
15. 2026-05-31
    days on market $422,490 Active 239 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: $33,671
• − Mortgage interest: −$29,369
• − Property taxes: −$7,864
• − Insurance: −$2,622
• − Repairs & maintenance: −$2,694
• − Management: −$2,694
• − Depreciation: −$15,252
• Taxable loss: −$26,824
• Est. tax savings @ 24.0%: +$6,438
• After-tax cash flow: $-10,442/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