Merlot Grand Plan · Yulee, FL 32097

$569,490

5 bd · 4.0 ba · 3,842 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
• Cash flow +6.2/30.0
• Schools +6.0/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0

Listing remarks

The Merlot Grand offers a natural flow from the dining area, open gathering room, café and kitchen. Enjoy entertaining on the spacious covered lanai and at the end of the day, retreat to your luxury Owner's Suite with a designer bath and an oversized walk-in closet. Plus with a 2nd story featuring two additional bedrooms, a full bath, sizeable loft and separate media room, the opportunities are endless.

Key facts

• Designer bath
• Separate media room
• Covered lanai

Tags

• COVERED LANAI
• LUXURY OWNER'S SUITE
• DESIGNER BATH
• OVERSIZED WALK-IN CLOSET
• SEPARATE MEDIA ROOM

Property features AI

Finance

• Other: Located at 400 Peppervine Way, Wildlight, FL 32097; Status: Active
• Financial info: List price $564,490

Exterior

• Parking: 3 total parking spaces; 3-car garage
• Home design: New construction plan; Merlot Grand model
• Exterior features: Living area of 3,842 (listed living area)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 4 full bathrooms
• Interior features: Plan name: Merlot Grand

🏗️ 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/4.0-bath single-family listed at $569k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $421k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $368k (35.3% below list).
• Recommended offer: $368k (35.3% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 3.2% in Yulee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $61k of equity ($4k loan paydown + $57k 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 ~$98k 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 ($501k) is reasonable based on typical stale-listing flexibility.

Recommended offer $368,232 (35.3% 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 35% 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: 0.65% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.73%
• DSCR: 0.66
• GRM: 12.9

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: 18.8%
• Equity multiple: 2.53×
• Total profit: $244,387
• Equity at exit: $513,042

10-year hold

• IRR: 17.4%
• Equity multiple: 5.83×
• Total profit: $770,311
• Equity at exit: $1,106,394

Cash invested: $159,457 (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: $3,682 medium
• Mortgage (P&I): −$2,986
• Tax est. 1.5%: −$712 /mo · $8,542/yr
• Insurance: −$237
• HOA: −$0
• Vacancy / Maint / Mgmt: −$773
• Net cashflow: $-1,027

Break-even live

Break-even rent $4,982

Max offer price $420,942

Occupancy floor —

Sensitivity live

Price	-10% $-633	-5% $-830	+0% $-1,027	+5% $-1,223	+10% $-1,420
Rent	-10% $-1,317	-5% $-1,172	+0% $-1,027	+5% $-881	+10% $-736
Rate	-1.0pp $-740	-0.5pp $-882	base $-1,027	+0.5pp $-1,174	+1.0pp $-1,324

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: $142,372
• Closing costs: $17,085
• 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	5d	1	0.67mi
351 Sawgrass Dr Yulee, FL	5.0	4.0	3332	$3,995	$1.20	24d	1	0.81mi

Listing history 15 events

1. 2026-06-21
   days on market $569,490 Active 260 DOM
2. 2026-06-18
   days on market $569,490 Active 257 DOM
3. 2026-06-17
   days on market $569,490 Active 256 DOM
4. 2026-06-16
   days on market $569,490 Active 255 DOM
5. 2026-06-15
   days on market $569,490 Active 254 DOM
6. 2026-06-13
   days on market $569,490 Active 252 DOM
7. 2026-06-13
   days on market $569,490 Active 251 DOM
8. 2026-06-09
   days on market $569,490 Active 248 DOM
9. 2026-06-08
   days on market $569,490 Active 247 DOM
10. 2026-06-07
    pricedays on market $569,490 Active 246 DOM
11. 2026-06-05
    days on market $564,490 Active 243 DOM
12. 2026-06-03
    days on market $564,490 Active 242 DOM
13. 2026-06-02
    days on market $564,490 Active 241 DOM
14. 2026-06-01
    days on market $564,490 Active 240 DOM
15. 2026-05-31
    days on market $564,490 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: $44,188
• − Mortgage interest: −$31,900
• − Property taxes: −$8,542
• − Insurance: −$2,847
• − Repairs & maintenance: −$3,535
• − Management: −$3,535
• − Depreciation: −$16,567
• Taxable loss: −$22,739
• Est. tax savings @ 24.0%: +$5,457
• After-tax cash flow: $-6,862/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