213 Rocky Ave · Gonzalez, FL 32533

$248,500

3 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 17 Days on market

Built 1947 10,624 sqft lot Est $253k · at est.

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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).

• Cash flow +15.0/30.0
• ARV discount +8.3/15.0
• DSCR +4.6/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your vision and tools — opportunity is knocking at 213 Rocky Ave! This property sits on a spacious corner lot in one of Cantonment’s most convenient and desirable areas, surrounded by good schools and a friendly community. The home is in need of TLC and renovation, making it a perfect project for an investor, handyman, or buyer looking to create their dream home. With solid bones and endless potential, you can reimagine the space exactly how you want it — modernize, expand, or design a fresh new layout to match your vision. Enjoy the peaceful setting, proximity to local shopping and dining, and the quick drive to Pensacola, Navy Federal, and I-10 access. Homes in this area move fast once updated — don’t miss your chance to build instant equity and turn this diamond in the rough into something truly special! Sold As-Is. Cash or renovation financing preferred.

Key facts

• Extended front porch
• Covered back deck
• New roof

Tags

• NEW ROOF
• BUTCHER BLOCK COUNTERTOPS
• STAINLESS STEEL GAS STOVE
• COVERED BACK DECK
• EXTENDED FRONT PORCH

Property features AI

Finance

• Other: Located on a publicly maintained, county road; Property condition listed as resale; Green energy features include lighting
• HOA & community: No association

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Public sewer; Copper electrical wiring
• Home design: One-story, single-family (detached) home; Resale property; Frame construction
• Construction: Shingle roof; Off-grade foundation; Frame construction; Building area approximately 1,653 square feet
• Exterior features: Chain link fencing; Porch; Covered deck; Central access lot

Interior

• Kitchen: Remodeled kitchen; Dishwasher; Refrigerator; Electric water heater; ENERGY STAR qualified dishwasher, refrigerator, appliances, and water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Living/dining room combo; Living room remodeled; Kitchen completely remodeled in 2026; Bathroom completely remodeled in 2026
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $79 ($954/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (21.7% below list).
• Recommended offer: $195k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.2% in Gonzalez — 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 71/100 on livability (#385 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• Escambia (suburban): math 40% / reading 45% proficiency, ranked #56 of 73 in FL (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 513 active listings in the ZIP; solid renter incomes; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Escambia County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $65k; list at $248k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,631 (21.7% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $253,075
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Homeland Ave	0.12mi	3/2.0	1,350 (+2%)	1mo	$187,000	$139	86
204 Rocky Ave	0.07mi	3/1.0	1,183 (-11%)	6mo	$175,000	$148	74
311 Booth Ave	0.19mi	3/1.0	1,218 (-8%)	6mo	$195,000	$160	72
307 Booth Ave	0.18mi	3/2.0	1,344 (+1%)	16mo	$236,000	$176	72
405 Mintz Ln	0.02mi	3/2.0	1,462 (+10%)	9mo	$295,000	$202	70
806 Watson Ave	0.57mi	3/2.0	1,359 (+3%)	5mo	$200,000	$147	61
505 Coulter Ave	0.28mi	3/2.0	1,454 (+10%)	18mo	$285,000	$196	52
807 Coulter Ave	0.60mi	3/2.0	1,307 (-1%)	20mo	$263,000	$201	50
1123 Green Gate Rd Lot 8F	0.67mi	3/2.0	1,474 (+11%)	4mo	$270,990	$184	42
205 Webb St	0.52mi	4/2.0 (+1)	1,464 (+10%)	10mo	$280,000	$191	41
517 Sugar Pine Way Unit 16A	0.74mi	3/2.0	1,425 (+8%)	14mo	$293,200	$206	38
915 Pine Top Ln Unit 3B	0.75mi	3/2.0	1,425 (+8%)	18mo	$292,900	$206	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-35,337
• Equity at exit: $37,052

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-24,781
• Equity at exit: $21,486

Cash invested: $69,580 (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 32533

• Home prices YoY: -14.6%
• Active inventory: 513
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,946 medium
• Mortgage (P&I): −$1,303
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $79

Break-even live

Break-even rent $1,846

Max offer price $248,500

Occupancy floor 91%

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: $62,125
• Closing costs: $7,455
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $248,500 Active 17 DOM
2. 2026-06-17
   days on market $248,500 Active 16 DOM
3. 2026-06-16
   days on market $248,500 Active 15 DOM
4. 2026-06-15
   days on market $248,500 Active 14 DOM
5. 2026-06-14
   pricedays on market $248,500 Active 12 DOM
6. 2026-06-10
   days on market $249,000 Active 9 DOM
7. 2026-06-09
   days on market $249,000 Active 8 DOM
8. 2026-06-08
   days on market $249,000 Active 7 DOM
9. 2026-06-07
   days on market $249,000 Active 6 DOM
10. 2026-06-03
    days on market $249,000 Active 2 DOM
11. 2026-06-01
    remarks 693-char remark
12. 2026-06-01
    listed $249,000 Active 1 DOM

ⓘ 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: $617 · $51/mo
• Projected year-2 tax: $2,063 · $172/mo
• Expected delta: +$1,446/yr (+$120/mo · 234.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,356
• − Mortgage interest: −$13,920
• − Property taxes: −$617
• − Insurance: −$1,242
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − Depreciation: −$7,229
• Taxable loss: −$3,390
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $1,767/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: Escambia
• NCES district ID: 1200510
• Math proficiency: 40% ▼ -9.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $44,649
• Composite: 36.04/100
• National rank: #4773
• State rank: #56 of 73 in FL

Livability — Gonzalez

• Score: 71/100
• State rank: #385
• US rank: #6813

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 31,860
• Household income: $86,087
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 389.0

Population outlook (Escambia County) Hauer SSP2

• Today (2025): 334,637 people
• By 2030: 345,779 · +3.3%
• By 2040: 364,828 · +9.0%
• By 2050: 378,514 · +13.1%
• By 2075: 403,220 · +20.5%
• By 2100: 386,125 · +15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 12% Two or more races 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Italian 2% Serbian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Guatemala, China
• Languages at home: 96% English-only · Spanish 2% Vietnamese 1%

Political lean MEDSL · Escambia

• 2024 margin: R (+19.5) · D 39.7% · R 59.2% · Other 1.1%
• 2008→2024 swing: -0.2pp no change · 2008: -19.3pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+15.1 2016: R+20.6 2012: R+20.6 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.13%
• Current HPI: 259.2605
• Rent YoY: —
• 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

+634.5% since first listed

9 events — show timeline

• 2026-06-01 Listed $249,000 PARMLS
• 2025-12-19 Sold (Public Records) $65,000 Public Records
• 2025-12-19 Sold (MLS) $65,000 PARMLS
• 2025-11-26 Contingent — PARMLS
• 2025-11-11 Price Changed $82,500 PARMLS
• 2025-10-30 Price Changed $95,000 PARMLS
• 2025-10-15 Listed $100,000 PARMLS
• 2005-03-08 Sold (Public Records) $77,000 Public Records
• 1990-10-01 Sold (Public Records) $33,900 Public Records

Property tax history

+3.7%/yr

Latest (2025): $617 · +25.8% YoY. Source: county tax records.