Peppermill Plan · Yulee, FL 32097

$337,990

3 bd · 2.5 ba · 1,774 sqft · Townhouse · 156 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).

• Cash flow +11.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks

Thoughtful design and bright, open living spaces shape the welcoming character of The Peppermill floor plan by David Weekley Homes in Westerly Park at Wildlight. From the entryway, the dining and family areas unfold in a spacious, connected layout that's ideal for both relaxed evenings and lively gatherings. At the heart of the home, the kitchen offers a generous island, ample cabinetry and easy access to under-stair storage for added convenience. A powder bath and a two-car garage enhance the functionality of the main floor, making daily routines smooth and efficient. Upstairs, your Owner's Retreat provides a serene getaway with a large walk-in closet and a beautifully designed Owner's Bat

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

Property features AI

Finance

• Other: Address: Peppermill Plan, Yulee, FL 32097; Listing status: Active; Last modified: 2026-05-21
• Financial info: List price $337,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: New construction plan named Peppermill; Single-family plan
• Exterior features: Living area of 1774

Interior

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

🏗️ 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 3-bed/2.5-bath townhouse listed at $338k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (17.8% below list).
• Recommended offer: $278k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.4% 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); 596 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $36k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($297k) is reasonable based on typical stale-listing flexibility.

Recommended offer $277,783 (17.8% 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 156 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.82% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 10.1

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: 23.0%
• Equity multiple: 2.85×
• Total profit: $174,787
• Equity at exit: $304,488

10-year hold

• IRR: 20.5%
• Equity multiple: 6.51×
• Total profit: $521,201
• Equity at exit: $656,640

Cash invested: $94,637 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,778 high
• Mortgage (P&I): −$1,772
• Tax est. 1.5%: −$422 /mo · $5,070/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $-141

Break-even live

Break-even rent $2,957

Max offer price $317,546

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: $84,498
• Closing costs: $10,140
• 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	2d	45	0.28mi
549 Wildlight Ave Yulee, FL	1.0–3.0	1.0–2.0	988	$2,245	$2.27	2d	32	0.58mi
504 Blue Daze St Yulee, FL	3.0	2.5	2038	$2,595	$1.27	24d	1	0.74mi
722 Cool Breeze Way Yulee, FL	2.0	2.0	1541	$3,100	$2.01	21d	1	0.78mi
719 Cool Breeze Way Yulee, FL	3.0	2.0	1575	$2,995	$1.90	12d	1	0.80mi
213 Daydream Ave Yulee, FL	3.0	2.5	1876	$2,950	$1.57	24d	1	1.00mi

Listing history 14 events

1. 2026-06-18
   days on market $337,990 Active 156 DOM
2. 2026-06-17
   days on market $337,990 Active 155 DOM
3. 2026-06-16
   days on market $337,990 Active 154 DOM
4. 2026-06-15
   days on market $337,990 Active 153 DOM
5. 2026-06-13
   days on market $337,990 Active 151 DOM
6. 2026-06-13
   days on market $337,990 Active 150 DOM
7. 2026-06-09
   days on market $337,990 Active 147 DOM
8. 2026-06-08
   days on market $337,990 Active 146 DOM
9. 2026-06-07
   days on market $337,990 Active 145 DOM
10. 2026-06-05
    days on market $337,990 Active 142 DOM
11. 2026-06-03
    days on market $337,990 Active 141 DOM
12. 2026-06-02
    days on market $337,990 Active 140 DOM
13. 2026-06-01
    days on market $337,990 Active 139 DOM
14. 2026-05-31
    days on market $337,990 Active 138 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: $33,334
• − Mortgage interest: −$18,933
• − Property taxes: −$5,070
• − Insurance: −$1,690
• − Repairs & maintenance: −$2,667
• − Management: −$2,667
• − Depreciation: −$9,832
• Taxable loss: −$7,524
• Est. tax savings @ 24.0%: +$1,806
• After-tax cash flow: $110/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