Symphony Plan · Yulee, FL 32097

$437,490

5 bd · 3.0 ba · 2,296 sqft · SingleFamily · 326 Days on market

Good condition 2-car garage

---

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
• Schools +8.5/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0

Listing remarks

Introducing the new Symphony floorplan, a single-story home design that blends style, comfort, and functionality. Its open-concept layout offers a seamless transition from the spacious kitchen to the dining and gathering areas, creating an inviting environment that enhances everyday living.

Key facts

• Spacious kitchen
• Open-concept layout
• 2 garage spots

Tags

• SINGLE-STORY HOME DESIGN
• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• DINING AND GATHERING AREAS

🏗️ New construction. The $437,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $474,150.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $437k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-598 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $388k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $339k (22.5% below list).
• Recommended offer: $339k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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); 943 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 126d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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 44% 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 $51k of equity ($3k loan paydown + $47k 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 ~$81k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 326 days — a 12% lower offer ($385k) is reasonable based on typical stale-listing flexibility.

Recommended offer $339,124 (22.5% 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 326 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.72% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.40%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (median comp): $474,150
• List price: $437,490
• Delta: -7.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
475 Pine Lilly Loop	0.17mi	4/3.0 (-1)	2,289 (-0%)	3mo	$520,000	$227	84
239 Westerly Dr	0.13mi	5/3.5	2,454 (+7%)	0mo	$503,000	$205	80
488 Peppervine Way	0.11mi	5/3.5	2,467 (+7%)	7mo	$487,590	$198	74
517 Peppervine Way	0.11mi	4/3.0 (-1)	2,139 (-7%)	7mo	$478,300	$224	73
295 Westerly Dr	0.16mi	4/3.0 (-1)	2,139 (-7%)	5mo	$446,590	$209	72
493 Peppervine Way	0.11mi	4/3.0 (-1)	2,139 (-7%)	8mo	$479,000	$224	72
523 Pine Lilly Loop	0.20mi	4/3.0 (-1)	2,016 (-12%)	3mo	$497,000	$247	63
555 Blue Daze St St	0.56mi	4/3.0 (-1)	2,258 (-2%)	4mo	$470,000	$208	63
425 Sweetgum St	0.56mi	4/3.0 (-1)	2,400 (+4%)	14mo	$558,000	$233	49
583 Buttonwood Loop	0.60mi	4/2.5 (-1)	2,479 (+8%)	5mo	$450,000	$182	47
247 Sawgrass Dr	0.72mi	4/3.0 (-1)	2,280 (-1%)	18mo	$615,000	$270	45

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: 20.4%
• Equity multiple: 2.66×
• Total profit: $219,811
• Equity at exit: $427,152

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $676,518
• Equity at exit: $921,169

Cash invested: $132,762 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 15 under contract
• Months of supply: 8.2 mo (12%/mo absorbed)
• Median asking: $494,990 ($203/sqft)
• Median days on market: 129 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +1.7% 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: 943
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $3,391 high
• Mortgage (P&I): −$2,486
• Tax est. 1.5%: −$593 /mo · $7,112/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$712
• Net cashflow: $-598

Break-even live

Break-even rent $4,148

Max offer price $387,667

Occupancy floor —

Sensitivity live

Price	-10% $-270	-5% $-434	+0% $-598	+5% $-762	+10% $-925
Rent	-10% $-866	-5% $-732	+0% $-598	+5% $-464	+10% $-330
Rate	-1.0pp $-359	-0.5pp $-477	base $-598	+0.5pp $-721	+1.0pp $-846

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: $118,538
• Closing costs: $14,224
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 Blue Daze St Yulee, FL	4.0	3.0	2260	$3,000	$1.33	2d	1	0.60mi
467 Blue Daze St Yulee, FL	5.0	3.0	2696	$3,375	$1.25	125d	1	0.67mi
467 Blue Daze St Yulee, FL	5.0	3.0	2696	$3,375	$1.25	109d	1	0.67mi
351 Sawgrass Dr Yulee, FL	5.0	4.0	3332	$3,995	$1.20	164d	1	0.81mi
365 Saw Palmetto St Yulee, FL	4.0	3.0	2782	$3,250	$1.17	52d	1	0.91mi
254 Plum Orchard Ln Yulee, FL	4.0	3.0	2038	$3,000	$1.47	127d	1	1.24mi
236 Hawthorn Park Cir Yulee, FL	4.0	3.0	2100	$3,200	$1.52	127d	1	1.32mi
236 Hawthorn Park Cir Yulee, FL	4.0	3.0	2019	$3,175	$1.57	114d	1	1.32mi

Property features AI

Finance

• Financial info: List price $434,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (Symphony)Active listing
• Exterior features: Address: 400 Peppervine Way, Wildlight, FL 32097

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan: Symphony (new construction plan)Living area of 2,296

Listing history 50 events

1. 2026-11-08
   days on market $437,490 Active 326 DOM
2. 2026-11-07
   days on market $437,490 Active 325 DOM
3. 2026-11-06
   days on market $437,490 Active 324 DOM
4. 2026-11-05
   days on market $437,490 Active 323 DOM
5. 2026-11-04
   days on market $437,490 Active 322 DOM
6. 2026-11-02
   days on market $437,490 Active 320 DOM
7. 2026-11-01
   days on market $437,490 Active 319 DOM
8. 2026-10-31
   days on market $437,490 Active 318 DOM
9. 2026-10-30
   days on market $437,490 Active 317 DOM
10. 2026-10-29
    days on market $437,490 Active 316 DOM
11. 2026-10-28
    days on market $437,490 Active 315 DOM
12. 2026-10-27
    days on market $437,490 Active 314 DOM
13. 2026-10-26
    days on market $437,490 Active 313 DOM
14. 2026-10-25
    days on market $437,490 Active 312 DOM
15. 2026-10-24
    days on market $437,490 Active 311 DOM
16. 2026-10-23
    days on market $437,490 Active 310 DOM
17. 2026-10-22
    days on market $437,490 Active 309 DOM
18. 2026-10-21
    days on market $437,490 Active 308 DOM
19. 2026-10-20
    days on market $437,490 Active 307 DOM
20. 2026-10-19
    days on market $437,490 Active 306 DOM
21. 2026-10-18
    days on market $437,490 Active 305 DOM
22. 2026-10-17
    days on market $437,490 Active 304 DOM
23. 2026-10-16
    days on market $437,490 Active 303 DOM
24. 2026-10-15
    days on market $437,490 Active 302 DOM
25. 2026-10-14
    days on market $437,490 Active 301 DOM
26. 2026-10-13
    days on market $437,490 Active 300 DOM
27. 2026-10-12
    days on market $437,490 Active 299 DOM
28. 2026-10-11
    days on market $437,490 Active 298 DOM
29. 2026-10-10
    days on market $437,490 Active 297 DOM
30. 2026-10-09
    days on market $437,490 Active 296 DOM
31. 2026-10-08
    days on market $437,490 Active 295 DOM
32. 2026-10-07
    days on market $437,490 Active 294 DOM
33. 2026-10-06
    days on market $437,490 Active 293 DOM
34. 2026-10-05
    days on market $437,490 Active 292 DOM
35. 2026-10-04
    days on market $437,490 Active 291 DOM
36. 2026-10-03
    days on market $437,490 Active 290 DOM
37. 2026-10-02
    days on market $437,490 Active 289 DOM
38. 2026-10-01
    days on market $437,490 Active 288 DOM
39. 2026-09-30
    days on market $437,490 Active 287 DOM
40. 2026-09-29
    days on market $437,490 Active 286 DOM
41. 2026-09-28
    days on market $437,490 Active 285 DOM
42. 2026-09-27
    days on market $437,490 Active 284 DOM
43. 2026-09-25
    days on market $437,490 Active 282 DOM
44. 2026-09-24
    days on market $437,490 Active 281 DOM
45. 2026-09-23
    days on market $437,490 Active 280 DOM
46. 2026-09-22
    days on market $437,490 Active 279 DOM
47. 2026-09-21
    days on market $437,490 Active 278 DOM
48. 2026-09-20
    days on market $437,490 Active 277 DOM
49. 2026-09-19
    days on market $437,490 Active 276 DOM
50. 2026-09-18
    days on market $437,490 Active 275 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: $40,695
• − Mortgage interest: −$26,560
• − Property taxes: −$7,112
• − Insurance: −$2,371
• − Repairs & maintenance: −$3,256
• − Management: −$3,256
• − Depreciation: −$13,793
• Taxable loss: −$15,653
• Est. tax savings @ 24.0%: +$3,757
• After-tax cash flow: $-3,415/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 · 5 photos

Good 80/100 Cosmetic rehab Est. rehab $11,480–$34,440 screening

The home is in good condition with a good exterior and landscaping. Painting the siding and trimming the landscaping would enhance its curb appeal and increase its value.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value. ↑
• Both Trim the landscaping — Well-maintained landscaping can improve the home's curb appeal and increase its value. ↑
• Both Replace the roof — If the roof is due for replacement, it would significantly increase the home's value and reduce potential future expenses. ↑

ⓘ 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: 19.8% rent · 80.2% 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%
• 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

Property features AI

Finance

• Financial info: List price $434,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (Symphony)Active listing
• Exterior features: Address: 400 Peppervine Way, Wildlight, FL 32097

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan: Symphony (new construction plan)Living area of 2,296