9985 Paws Rd · Munson, FL 32570

$149,900

3 bd · 2.0 ba · 1,315 sqft · SingleFamily public records · 540 Days on market

Built 1968 6.67 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Rent growth +3.2/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! Brick 3BR/2BA home sold AS IS with two additional parcels, totaling 6.67 acres on a private road. The home sits on 2.56 acres, plus a 3.10-acre second lot and a 1.01-acre third lot—ideal for those seeking space, privacy, and potential. This property offers a true country setting with room to expand, build, or create your own retreat. Inside, you’ll find a wood-burning fireplace and original hardwood floors that appear salvageable. The home will require a full renovation, making it a perfect opportunity for investors or buyers ready to add their personal touch. Endless possibilities await—renovate, rebuild, or reimagine. Property is serviced by well and se

Key facts

• Private road
• Total of 6.67 acres
• 6.67 acre lot

Tags

• WOOD BURNING FIREPLACE
• ORIGINAL HARDWOOD FLOORS
• PRIVATE ROAD
• TOTAL OF 6.67 ACRES

Property features AI

Finance

• Other: Lot approximately 6.67 acres
• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Utilities: Electric with circuit breakers; Septic tank sewer
• Home design: Single-story (one level); Resale property; Not attached to another property; Private-maintained road access
• Construction: Brick construction; Off-grade foundation; Shingle roof
• Exterior features: Allows horses; Central access to the lot

Interior

• Kitchen: Electric water heater (listed under appliances); Kitchen/dining combo
• Bedrooms: Primary bedroom on the first floor (approx. 12.6' x 12'); Additional bedroom on the first floor (approx. 8.8' x 9.6'); Second additional bedroom on the first floor (approx. 8' x 12')
• Flooring: Hardwood
• Bathrooms: Two full bathrooms (all on the first floor)
• Heating & cooling: Central air conditioning; Central heating; Heating available from fireplace(s)
• Interior features: Hardwood flooring; Fireplace
• Laundry & utility: Electric service with circuit breakers

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $721 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#879 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime C-, employment D+, schools F.
• Santa Rosa (suburban): math 63% / reading 60% proficiency, ranked #8 of 73 in FL (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.7%/yr); 360 active listings in the ZIP; solid renter incomes; 1,983 units permitted in Santa Rosa County in 2024 (128 in 5+ unit buildings).
• This rent runs 32% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Santa Rosa County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 540 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $59k; list at $150k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 540 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.60%
• DSCR: 1.92
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.7% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.50×
• Total profit: $20,935
• Equity at exit: $22,351

10-year hold

• IRR: 21.2%
• Equity multiple: 2.78×
• Total profit: $74,582
• Equity at exit: $12,961

Cash invested: $41,972 (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 32570

• Home prices YoY: -15.1%
• Rents YoY: 2.7%
• Active inventory: 360
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,028 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$33 /mo · $394/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $721

Break-even live

Break-even rent $1,116

Max offer price $149,900

Occupancy floor 59%

Sensitivity live

Price	-10% $806	-5% $763	+0% $721	+5% $678	+10% $636
Rent	-10% $560	-5% $641	+0% $721	+5% $801	+10% $881
Rate	-1.0pp $796	-0.5pp $759	base $721	+0.5pp $682	+1.0pp $642

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-05
   days on market $149,900 Active 540 DOM
2. 2026-06-03
   days on market $149,900 Active 539 DOM
3. 2026-06-02
   days on market $149,900 Active 538 DOM
4. 2026-06-01
   days on market $149,900 Active 537 DOM
5. 2026-05-31
   days on market $149,900 Active 536 DOM
6. 2026-05-31
   days on market $149,900 Active 535 DOM
7. 2024-12-11
   listed $149,900 Active
8. 2009-12-31
   historical
9. 2007-06-27
   listed $87,900
10. 2007-06-22
    historical
11. 2006-09-18
    listed $89,000
12. 2006-08-02
    soldstatus $59,050
13. 2005-08-12
    listed $66,000
14. 2004-09-30
    historical
15. 2004-04-21
    listed $50,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $394 · $33/mo
• Projected year-2 tax: $1,244 · $104/mo
• Expected delta: +$850/yr (+$71/mo · 215.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,335
• − Mortgage interest: −$8,397
• − Property taxes: −$394
• − Insurance: −$750
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$4,361
• Taxable income: $6,540
• Est. tax owed @ 24.0%: −$1,570
• After-tax cash flow: $7,078/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: Santa Rosa
• NCES district ID: 1201650
• Math proficiency: 63% ▼ -6.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $58,161
• Composite: 53.12/100
• National rank: #1511
• State rank: #8 of 73 in FL

Livability — Munson

• Score: 55/100
• State rank: #879
• US rank: #23362

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D+ Housing A- Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Santa Rosa County · 194,764 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 37,197
• Household income: $77,222
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 590.0

Population outlook (Santa Rosa County) Hauer SSP2

• Today (2025): 195,978 people
• By 2030: 209,782 · +7.0%
• By 2040: 235,293 · +20.1%
• By 2050: 256,408 · +30.8%
• By 2075: 298,074 · +52.1%
• By 2100: 303,216 · +54.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 7% Black 6% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Santa Rosa

• 2024 margin: Solid R (+51.0) · D 24.1% · R 75.0%
• 2008→2024 swing: -3.0pp toward R · 2008: -47.9pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+46.5 2016: R+53.5 2012: R+52.6 2008: R+47.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.06%
• Current HPI: 287.7469
• Rent YoY: ▲ 2.70%
• Metro: Pensacola-Ferry Pass-Brent, 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

+199.8% since first listed

9 events — show timeline

• 2024-12-11 Listed $149,900 PARMLS
• 2009-12-31 Listing Removed — PARMLS
• 2007-06-27 Listed $87,900 PARMLS
• 2007-06-22 Listing Removed — PARMLS
• 2006-09-18 Listed $89,000 PARMLS
• 2006-08-02 Sold (MLS) $59,050 PARMLS
• 2005-08-12 Listed $66,000 PARMLS
• 2004-09-30 Listing Removed — PARMLS
• 2004-04-21 Listed $50,000 PARMLS

Property tax history

-5.1%/yr

Latest (2025): $394 · +11.4% YoY. Source: county tax records.