Serena Plan · Yulee, FL 32097

$535,490

5 bd · 3.5 ba · 3,423 sqft · SingleFamily · 186 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
• Cash flow +7.0/30.0
• Schools +6.0/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0

Listing remarks

Introducing the new Serena AllGen floor plan-a two-story home designed for multi-generational living, with private living spaces, a full bath, and a kitchenette for added comfort and convenience.

Key facts

• Kitchenette
• Full bath
• Two story home

Tags

• TWO STORY HOME
• PRIVATE LIVING SPACES
• FULL BATH
• KITCHENETTE

Property features AI

Finance

• Other:
• Financial info: List price $532,990
• HOA & community:

Exterior

• Parking: 3 parking spaces, including a 3-car garage
• Security:
• Utilities:
• Home design: Serena plan (new construction)
• Construction:
• Exterior features: Located at 400 Peppervine Way in Wildlight, FL

Interior

• Kitchen:
• Bedrooms: 5 bedrooms
• Flooring:
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Heating & cooling:
• Interior features: Open-plan living spaces (plan-based new construction)
• Laundry & utility:

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $535k.

Deal economics

• At list price, monthly cash flow is $-792 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $421k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $368k (31.2% below list).
• Recommended offer: $368k (31.2% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.3% 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); 601 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 953 units permitted in Nassau County in 2024 (24 in 5+ unit buildings).
• At $3,682/mo this rent would consume 47% of the median local household income ($93k/yr) (locally 404% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $57k of equity ($4k loan paydown + $54k 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 ~$92k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($471k) is reasonable based on typical stale-listing flexibility.

Recommended offer $368,232 (31.2% 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 186 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.34%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 2.88% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.61×
• Total profit: $240,835
• Equity at exit: $482,412

10-year hold

• IRR: 18.1%
• Equity multiple: 5.99×
• Total profit: $748,082
• Equity at exit: $1,040,339

Cash invested: $149,937 (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: 12.1×

Monthly cashflow live

• Estimated rent: $3,682 medium
• Mortgage (P&I): −$2,808
• Tax est. 1.5%: −$669 /mo · $8,032/yr
• Insurance: −$223
• HOA: −$0
• Vacancy / Maint / Mgmt: −$773
• Net cashflow: $-792

Break-even live

Break-even rent $4,684

Max offer price $420,942

Occupancy floor —

Sensitivity live

Price	-10% $-422	-5% $-607	+0% $-792	+5% $-977	+10% $-1,162
Rent	-10% $-1,083	-5% $-937	+0% $-792	+5% $-646	+10% $-501
Rate	-1.0pp $-522	-0.5pp $-655	base $-792	+0.5pp $-930	+1.0pp $-1,072

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: $133,872
• Closing costs: $16,065
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
467 Blue Daze St Yulee, FL	5.0	3.0	2696	$3,450	$1.28	6d	1	0.67mi
351 Sawgrass Dr Yulee, FL	5.0	4.0	3332	$3,995	$1.20	25d	1	0.81mi

Listing history 15 events

1. 2026-06-21
   days on market $535,490 Active 186 DOM
2. 2026-06-18
   days on market $535,490 Active 183 DOM
3. 2026-06-17
   days on market $535,490 Active 182 DOM
4. 2026-06-16
   days on market $535,490 Active 181 DOM
5. 2026-06-15
   days on market $535,490 Active 180 DOM
6. 2026-06-13
   days on market $535,490 Active 178 DOM
7. 2026-06-13
   days on market $535,490 Active 177 DOM
8. 2026-06-09
   days on market $535,490 Active 174 DOM
9. 2026-06-08
   days on market $535,490 Active 173 DOM
10. 2026-06-07
    days on market $535,490 Active 172 DOM
11. 2026-06-05
    pricedays on market $535,490 Active 169 DOM
12. 2026-06-03
    days on market $532,990 Active 168 DOM
13. 2026-06-02
    days on market $532,990 Active 167 DOM
14. 2026-06-01
    days on market $532,990 Active 166 DOM
15. 2026-05-31
    days on market $532,990 Active 165 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: $44,188
• − Mortgage interest: −$29,996
• − Property taxes: −$8,032
• − Insurance: −$2,677
• − Repairs & maintenance: −$3,535
• − Management: −$3,535
• − Depreciation: −$15,578
• Taxable loss: −$19,166
• Est. tax savings @ 24.0%: +$4,600
• After-tax cash flow: $-4,900/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