816 Bluestem St · Yulee, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 6/10 · Moderate
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 20 days/yr
Wind risk 9/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 5/10 · Moderate
- Unhealthy air days now
- 6 days/yr
- Unhealthy air days in 30 yrs
- 7 days/yr
Risk factors via First Street. Map © Google.
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).
- ARV discount +12.4/15.0
- Appreciation +10.0/10.0
- Schools +8.5/10.0
- Cash flow +7.3/30.0
- 1% rule +3.7/10.0
- Livability +3.3/5.0
- Rent growth +3.2/5.0
- Condition / age +2.2/5.0
- DSCR +1.4/10.0
$324,355
816 Bluestem St · Yulee, FL 32097
3 bd · 2.5 ba · 1,769 sqft · Townhouse
· 194 Days on market
Built 2026
Garage
$183/sqft
· 11% below area
Est $364k · 11% under
$417/mo HOA · 15% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to the Peppermill, a beautifully designed two-story townhome offering the perfect blend of comfort, style, & modern convenience. With 1,774 square feet of thoughtfully planned living space, this home lives large & provides the ideal layout for both everyday living & effortless entertaining. Step inside to a bright, open-concept main floor featuring a spacious great room, a dining area, & a well-appointed kitchen that flows seamlessly together--perfect for hosting gatherings or enjoying quiet evenings at home. A conveniently located half bath adds extra functionality on the first level.
Key facts
- $417 HOA
- Garage
- Built 2026
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.5-bath townhouse listed at $324k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $-438 ($-5k/yr) — negative.
- To cash-flow at today's rent, offer at most $261k (19.5% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (13.3% below list).
- Recommended offer: $261k (19.5% below list) — sets the bar for cash-flow.
- Cap rate 4.7% 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 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 $35k of equity ($2k loan paydown + $32k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 194 days — a 12% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$261,025
(19.5% below list)
Questions for the listing agent
- 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?
- It's been on market 194 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 0.87% ✗
- Cap rate
- 4.67%
- Cash-on-cash
- -5.78%
- DSCR
- 0.74
- GRM
- 9.6
CMA / ARV
- ARV (median comp)
- $364,371
- List price
- $324,355
- Delta
- -10.98%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 8 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 693 Windchime St | 0.03mi | 3/2.5 | 1,769 (0%) | 1mo | $320,000 | $181 | 98 |
| 697 Windchime St | 0.07mi | 3/2.5 | 1,769 (0%) | 1mo | $330,685 | $187 | 96 |
| 694 Windchime St | 0.01mi | 3/2.0 | 1,743 (-2%) | 1mo | $400,000 | $229 | 94 |
| 701 Windchime St | 0.11mi | 3/2.5 | 1,769 (0%) | 1mo | $320,000 | $181 | 94 |
| 1128 Wildlight Ave | 0.02mi | 3/2.0 | 1,799 (+2%) | 1mo | $339,330 | $189 | 93 |
| 1100 Wildlight Ave | 0.02mi | 3/2.0 | 1,631 (-8%) | 1mo | $374,970 | $230 | 83 |
| 1124 Wildlight Ave | 0.09mi | 3/2.5 | 1,921 (+9%) | 2mo | $345,000 | $180 | 80 |
| 1120 Wildlight Ave | 0.14mi | 3/2.0 | 1,649 (-7%) | 2mo | $375,800 | $228 | 78 |
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
- 20.2%
- Equity multiple
- 2.64×
- Total profit
- $148,737
- Equity at exit
- $292,205
10-year hold
- IRR
- 18.4%
- Equity multiple
- 6.06×
- Total profit
- $459,837
- Equity at exit
- $630,150
Cash invested: $90,819 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 33 active · 12 under contract
- Months of supply
- 24.8 mo (4%/mo absorbed)
- Median asking
- $346,605 ($195/sqft)
- Median days on market
- 234 d
- This list price
- 9% of active listings are priced below it
- ARV vs active asking
- +5.4% 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
- 9.6×
Monthly cashflow live
↻
- Estimated rent
- $2,811 high interval (Pro) →
- Mortgage (P&I)
- −$1,701
- Tax est. 1.5%
- −$405 /mo · $4,865/yr
- Insurance
- −$135
- HOA
- −$417
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$590
- Net cashflow
- $-438
Break-even live
Break-even rent
$3,365
Max offer price
$261,025
Occupancy floor
—
Sensitivity live
| Price | -10% $-214 | -5% $-326 | +0% $-438 | +5% $-550 | +10% $-662 |
|---|---|---|---|---|---|
| Rent | -10% $-660 | -5% $-549 | +0% $-438 | +5% $-327 | +10% $-216 |
| Rate | -1.0pp $-274 | -0.5pp $-355 | base $-438 | +0.5pp $-522 | +1.0pp $-607 |
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
- $81,089
- Closing costs
- $9,731
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
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 | 0.16mi |
| 549 Wildlight Ave Yulee, FL | 1.0–3.0 | 1.0–2.0 | 987 | $2,115 | $2.14 | 0d | 35 | 0.40mi |
| 141 Redbud Ln Yulee, FL | 3.0 | 2.5 | 1767 | $2,900 | $1.64 | 64d | 1 | 0.62mi |
| 504 Blue Daze St Yulee, FL | 3.0 | 2.5 | 2038 | $2,595 | $1.27 | 119d | 1 | 0.65mi |
| 722 Cool Breeze Way Yulee, FL | 2.0 | 2.0 | 1541 | $3,100 | $2.01 | 117d | 1 | 0.88mi |
| 719 Cool Breeze Way Yulee, FL | 3.0 | 2.0 | 1575 | $2,995 | $1.90 | 93d | 1 | 0.91mi |
| 719 Cool Breeze Way Yulee, FL | 3.0 | 2.0 | 1575 | $2,995 | $1.90 | 107d | 1 | 0.91mi |
| 213 Daydream Ave Yulee, FL | 3.0 | 2.5 | 1876 | $2,950 | $1.57 | 119d | 1 | 0.92mi |
| 274 Daydream Ave Yulee, FL | 3.0 | 2.0 | 2187 | $2,998 | $1.37 | 58d | 1 | 0.99mi |
| 274 Daydream Ave Yulee, FL | 3.0 | 2.0 | 2187 | $2,998 | $1.37 | 62d | 1 | 0.99mi |
| 125 Daydream Ave Yulee, FL | 1.0–3.0 | 1.0–2.0 | 1076 | $2,147 | $1.99 | 0d | 11 | 1.04mi |
| 254 Plum Orchard Ln Yulee, FL | 4.0 | 3.0 | 2038 | $3,000 | $1.47 | 82d | 1 | 1.21mi |
| 236 Hawthorn Park Cir Yulee, FL | 4.0 | 3.0 | 2019 | $3,175 | $1.57 | 68d | 1 | 1.29mi |
| 236 Hawthorn Park Cir Yulee, FL | 4.0 | 3.0 | 2100 | $3,200 | $1.52 | 82d | 1 | 1.29mi |
Property features AI
Finance
- HOA & community
- Homeowners association presentAnnual association fee and additional monthly fee
Exterior
- Parking
- One-car detached garageOne garage space
- Utilities
- Public waterPublic sewer
- Home design
- New construction2-story homeBuilt by David Weekley HomesResidential zoningShingle roof
- Construction
- Frame construction
- Exterior features
- Paved road access20' wide lot
Interior
- Kitchen
- DishwasherDisposalMicrowaveStove
- Bedrooms
- Multiple upstairs bedroomsUpper-level bonus room
- Flooring
- Plank/Vinyl flooring in main areas, kitchen, family and bonus roomCarpet in upstairs bedrooms
- Bathrooms
- 2 full bathrooms1 half bathroom
- Heating & cooling
- Central heating (electric)Central air conditioning (electric)
- Interior features
- Vinyl windows
Listing history 50 events
-
2026-09-17days on market $324,355 Active 194 DOM
-
2026-09-16days on market $324,355 Active 193 DOM
-
2026-09-15days on market $324,355 Active 192 DOM
-
2026-09-14days on market $324,355 Active 191 DOM
-
2026-09-13days on market $324,355 Active 190 DOM
-
2026-09-12days on market $324,355 Active 189 DOM
-
2026-09-11days on market $324,355 Active 188 DOM
-
2026-09-05days on market $324,355 Active 182 DOM
-
2026-09-04days on market $324,355 Active 181 DOM
-
2026-09-03days on market $324,355 Active 180 DOM
-
2026-08-31days on market $324,355 Active 177 DOM
-
2026-08-29days on market $324,355 Active 175 DOM
-
2026-08-28remarks 683-char remark
-
2026-08-28days on market $324,355 Active 174 DOM
-
2026-08-27days on market $324,355 Active 170 DOM
-
2026-08-26days on market $324,355 Active 169 DOM
-
2026-08-25days on market $324,355 Active 168 DOM
-
2026-08-24days on market $324,355 Active 167 DOM
-
2026-08-23days on market $324,355 Active 166 DOM
-
2026-08-22days on market $324,355 Active 165 DOM
-
2026-08-21days on market $324,355 Active 164 DOM
-
2026-08-20days on market $324,355 Active 163 DOM
-
2026-08-19days on market $324,355 Active 162 DOM
-
2026-08-18days on market $324,355 Active 161 DOM
-
2026-08-17days on market $324,355 Active 160 DOM
-
2026-08-16days on market $324,355 Active 159 DOM
-
2026-08-15days on market $324,355 Active 158 DOM
-
2026-08-14days on market $324,355 Active 157 DOM
-
2026-08-13days on market $324,355 Active 156 DOM
-
2026-08-11days on market $324,355 Active 154 DOM
-
2026-08-10days on market $324,355 Active 153 DOM
-
2026-08-09days on market $324,355 Active 152 DOM
-
2026-08-08days on market $324,355 Active 151 DOM
-
2026-08-07days on market $324,355 Active 150 DOM
-
2026-08-06days on market $324,355 Active 149 DOM
-
2026-08-05days on market $324,355 Active 148 DOM
-
2026-08-04days on market $324,355 Active 147 DOM
-
2026-08-03days on market $324,355 Active 146 DOM
-
2026-07-31days on market $324,355 Active 143 DOM
-
2026-07-30days on market $324,355 Active 142 DOM
-
2026-07-30days on market $324,355 Active 141 DOM
-
2026-07-28days on market $324,355 Active 140 DOM
-
2026-07-24days on market $324,355 Active 136 DOM
-
2026-07-23days on market $324,355 Active 135 DOM
-
2026-07-22days on market $324,355 Active 134 DOM
-
2026-07-21days on market $324,355 Active 133 DOM
-
2026-07-20days on market $324,355 Active 132 DOM
-
2026-07-18days on market $324,355 Active 130 DOM
-
2026-07-18days on market $324,355 Active 129 DOM
-
2026-07-16days on market $324,355 Active 128 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 6/10 Major
- Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
- Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
- Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $33,735
- − Mortgage interest
- −$18,169
- − Property taxes
- −$4,865
- − Insurance
- −$1,622
- − Repairs & maintenance
- −$2,699
- − Management
- −$2,699
- − HOA
- −$5,004
- − Depreciation
- −$9,436
- Taxable loss
- −$10,758
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,582
- After-tax cash flow
- $-2,670/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 · 2 photos
45/100
Cosmetic rehab
Est. rehab $8,845–$26,535 screening
The home is in fair condition with a good exterior and roof. Painting the exterior and improving the landscaping would significantly enhance its value.
Value-add opportunities
- Both Paint the exterior — Painting the exterior can enhance curb appeal and increase both resale and rental value. ↑
- Both Landscaping improvements — A well-maintained landscape can improve the home's curb appeal and attract more potential buyers or renters. ↑
ⓘ 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
- Severe rent burden
- 9% of renters
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
-0.3% since first listed2 events — show timeline
- 2026-05-19 Price Changed $334,355 AINCAR
- 2026-03-10 Listed $335,215 AINCAR
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…