Whitestone Plan · Yulee, FL 32097

$464,990

4 bd · 2.5 ba · 2,782 sqft · SingleFamily · 260 Days on market

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Why this score? — see what drove the F 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
• Schools +6.0/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Cash flow +2.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

The Whitestone's home design features a large flex room for an in-home gym or office. Entertain friends and family in a spacious gathering room with pocket sliding doors leading to a large backyard. Relax in a cozy owner's suite with a roomy walk-in shower and closet! Choose from a variety of exterior home designs and optional 4-foot garage extension perfect for providing that extra storage space.

Key facts

• Gathering room
• Pocket sliding doors
• Large backyard

Tags

• FLEX ROOM
• GATHERING ROOM
• POCKET SLIDING DOORS
• LARGE BACKYARD
• OWNER'S SUITE
• WALK-IN SHOWER

Property features AI

Finance

• Other: Listing status: Active; Last modified: 2026-05-21
• Financial info: List price $462,490

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Whitestone plan (new construction plan); Single-family property
• Exterior features: Located at 400 Peppervine Way, Wildlight FL 32097

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area totaling 2782 (listed living area)

🏗️ New construction. The $464,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $776,178.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $465k.

Deal economics

• At list price, monthly cash flow is $-3k ($-33k/yr) — negative.
• To cash-flow at today's rent, offer at most $378k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $331k (28.9% below list).
• Recommended offer: $331k (28.9% below list) — sets the bar for 1% rule.
• Cap rate 2.0% vs local median 3.3% in Yulee — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 43% 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 $83k of equity ($5k loan paydown + $78k 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 ~$133k 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 ($409k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $330,611 (28.9% 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 29% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.43% ✗
• Cap rate: 2.04%
• Cash-on-cash: -15.20%
• DSCR: 0.32
• GRM: 19.6

CMA / ARV

• ARV (on-the-fly): $776,178
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
828 Del Webb Pkwy	0.63mi	4/3.0	2,741 (-2%)	0mo	$775,902	$283	66
417 Slash Pine Pl	0.73mi	4/3.0	2,743 (-1%)	2mo	$681,000	$248	60
862 Ecliptic Loop	0.48mi	3/3.5 (-1)	2,861 (+3%)	6mo	$799,440	$279	59
583 Buttonwood Loop	0.60mi	4/2.5	2,479 (-11%)	1mo	$450,000	$182	53
425 Sweetgum St	0.56mi	4/3.0	2,400 (-14%)	10mo	$558,000	$233	41
132 Sawgrass Dr	0.73mi	4/3.0	2,700 (-3%)	24mo	$815,223	$302	39

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: 13.7%
• Equity multiple: 2.14×
• Total profit: $247,091
• Equity at exit: $699,243

10-year hold

• IRR: 13.8%
• Equity multiple: 4.98×
• Total profit: $864,782
• Equity at exit: $1,507,943

Cash invested: $217,330 (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: 11.7×

Monthly cashflow live

• Estimated rent: $3,306 medium
• Mortgage (P&I): −$4,070
• Tax est. 1.5%: −$970 /mo · $11,643/yr
• Insurance: −$323
• HOA: −$0
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $-2,752

Break-even live

Break-even rent $6,790

Max offer price $377,935

Occupancy floor —

Sensitivity live

Price	-10% $-2,216	-5% $-2,484	+0% $-2,752	+5% $-3,020	+10% $-3,289
Rent	-10% $-3,013	-5% $-2,883	+0% $-2,752	+5% $-2,622	+10% $-2,491
Rate	-1.0pp $-2,361	-0.5pp $-2,555	base $-2,752	+0.5pp $-2,953	+1.0pp $-3,158

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: $194,044
• Closing costs: $23,285
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Blue Daze St Yulee, FL	3.0	2.5	2038	$2,595	$1.27	25d	1	0.62mi
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 $464,990 Active 260 DOM
2. 2026-06-18
   days on market $464,990 Active 257 DOM
3. 2026-06-17
   days on market $464,990 Active 256 DOM
4. 2026-06-16
   days on market $464,990 Active 255 DOM
5. 2026-06-15
   days on market $464,990 Active 254 DOM
6. 2026-06-13
   days on market $464,990 Active 252 DOM
7. 2026-06-13
   days on market $464,990 Active 251 DOM
8. 2026-06-09
   days on market $464,990 Active 248 DOM
9. 2026-06-08
   days on market $464,990 Active 247 DOM
10. 2026-06-07
    days on market $464,990 Active 246 DOM
11. 2026-06-05
    pricedays on market $464,990 Active 243 DOM
12. 2026-06-03
    days on market $462,490 Active 242 DOM
13. 2026-06-02
    days on market $462,490 Active 241 DOM
14. 2026-06-01
    days on market $462,490 Active 240 DOM
15. 2026-05-31
    days on market $462,490 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: $39,673
• − Mortgage interest: −$43,478
• − Property taxes: −$11,643
• − Insurance: −$3,881
• − Repairs & maintenance: −$3,174
• − Management: −$3,174
• − Depreciation: −$22,580
• Taxable loss: −$48,256
• Est. tax savings @ 24.0%: +$11,581
• After-tax cash flow: $-21,445/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