The Camilla Plan · Cantonment, FL 32533

$321,900

4 bd · 2.0 ba · 1,528 sqft · SingleFamily · 209 Days on market

Good condition

---

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).

• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Camilla Plan in Reserve at Brookhaven, our new home community in Cantonment, Florida! Just over 1,500 square feet, this beautiful single-story home offers 4-bedrooms with 2-bathrooms, a 1-car garage, and a seamless open layout. When entering the home, you'll have easy access from the entry way to the first three bedrooms and guest bathroom. Continuing through the entryway you will find a large open concept living area. The great room blends seamlessly into the kitchen, dining space, and living room. The kitchen offers plenty of space and an island for additional counter space. The kitchen features Quartz countertops and stainless-steel appliances, including a stove, dishwasher, and microwave would make any home chef's day. Directly off of the kitchen you will enjoy sharing a meal in your cozy dining space. The patio is at the rear of the home with access to the family room. Moving through the open concept main living area, you'll find the primary bedroom. This bedroom is a spacious and relaxing space that includes the attached primary bathroom. Between the vanity, toilet, walk-in shower, and walk-in closet, your primary bedroom and bathroom can become a haven of relaxation. This D. R. Horton home is Connected package offers devices such as the Amazon Echo Dot, Smart Switch, a Honeywell Thermostat, and more so you'll never be far from home. Call to schedule your tour of the Camilla plan at Reserve at Brookhaven today!

Key facts

• Quartz countertops
• Cozy dining space
• Kitchen island

Tags

• LARGE OPEN CONCEPT LIVING AREA
• KITCHEN ISLAND
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• COZY DINING SPACE
• REAR PATIO

🏗️ New construction. The $321,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $339,193.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $322k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-671 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (34.2% below list).
• Recommended offer: $212k (34.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Pine Meadow Elementary School (math 59% / reading 65%, grade B, #608 of 2,144 statewide, top 29%, 710 students, 51% FRL); Ransom Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 1,224 students, 49% FRL); J. M. Tate Senior High School (math 42% / reading 52%, grade D-, #207 of 667 statewide, top 32%, 2,110 students, 44% FRL).
• Market conditions: 842 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $10k 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 209 days — a 12% lower offer ($283k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,738 (34.2% 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 209 days. Have you received any prior offers? Is the seller open to a 34% 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. 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?
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: 0.62% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.48%
• DSCR: 0.62
• GRM: 13.3

CMA / ARV

• ARV (median comp): $339,193
• List price: $321,900
• Delta: -5.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2921 Ironweed Cir	0.44mi	4/2.0	1,528 (0%)	3mo	$297,900	$195	77
2917 Ironweed Cir	0.47mi	4/2.0	1,491 (-2%)	0mo	$274,900	$184	74
2979 Ironweed Cir	0.33mi	3/2.0 (-1)	1,443 (-6%)	1mo	$277,101	$192	70
3485 Blaney Dr	0.22mi	3/2.0 (-1)	1,360 (-11%)	1mo	$245,000	$180	65
3034 Serviceberry Rd	0.29mi	3/2.0 (-1)	1,697 (+11%)	3mo	$346,900	$204	61
3290 Water Birch Rd	0.34mi	3/2.0 (-1)	1,697 (+11%)	1mo	$329,900	$194	60
3226 Water Birch Rd	0.34mi	3/2.0 (-1)	1,697 (+11%)	2mo	$309,900	$183	59
3278 Water Birch Rd	0.34mi	3/2.0 (-1)	1,697 (+11%)	2mo	$322,720	$190	59
3266 Water Birch Rd	0.34mi	3/2.0 (-1)	1,697 (+11%)	2mo	$309,900	$183	59
3254 Water Birch Rd	0.34mi	3/2.0 (-1)	1,697 (+11%)	2mo	$309,900	$183	59
1995 Joshua Dr	0.74mi	3/2.0 (-1)	1,579 (+3%)	2mo	$268,000	$170	54
2028 Jason Dr	0.67mi	3/2.0 (-1)	1,648 (+8%)	4mo	$264,900	$161	48

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: -31.3%
• Equity multiple: -0.03×
• Total profit: $-97,691
• Equity at exit: $50,575

10-year hold

• IRR: -34.6%
• Equity multiple: -0.47×
• Total profit: $-139,997
• Equity at exit: $29,327

Cash invested: $94,974 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 30 active · 40 under contract
• Months of supply: 4.2 mo (24%/mo absorbed)
• Median asking: $358,900 ($210/sqft)
• Median days on market: 74 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +5.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32533

• Home prices YoY: -14.6%
• Active inventory: 842
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,117 high
• Mortgage (P&I): −$1,779
• Tax est. 1.5%: −$424 /mo · $5,088/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-671

Break-even live

Break-even rent $2,967

Max offer price $242,047

Occupancy floor —

Sensitivity live

Price	-10% $-437	-5% $-554	+0% $-671	+5% $-789	+10% $-906
Rent	-10% $-839	-5% $-755	+0% $-671	+5% $-588	+10% $-504
Rate	-1.0pp $-501	-0.5pp $-585	base $-671	+0.5pp $-759	+1.0pp $-849

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: $84,798
• Closing costs: $10,176
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3480 Blaney Dr Cantonment, FL	3.0	2.0	1861	$1,995	$1.07	6d	1	0.21mi
3021 Serviceberry Rd Cantonment, FL	4.0	2.0	1787	$2,250	$1.26	119d	1	0.29mi
9469 Nature Creek Ln Pensacola, FL	3.0	2.5	1843	$1,700	$0.92	0d	1	0.90mi
3203 Mountain Laurel Trl Cantonment, FL	4.0	3.0	2030	$2,600	$1.28	109d	1	0.94mi
9497 Nature Creek Cir Pensacola, FL	3.0	2.5	1537	$1,850	$1.20	62d	1	0.94mi
9499 Nature Creek Cir Pensacola, FL	3.0	2.5	1524	$1,675	$1.10	109d	1	0.94mi
9502 Nature Creek Cir Pensacola, FL	3.0	2.5	1524	$1,695	$1.11	62d	1	0.96mi
9433 Nature Creek Ln Pensacola, FL	3.0	2.5	1553	$1,800	$1.16	62d	1	0.97mi
9525 Nature Creek Cir Pensacola, FL	3.0	2.5	1524	$1,750	$1.15	109d	1	1.00mi
9801 Nature Creek Blvd Pensacola, FL	3.0	2.5	1778	$1,895	$1.07	62d	1	1.01mi
9530 Nature Creek Cir Pensacola, FL	3.0	2.5	1524	$1,700	$1.12	5d	1	1.01mi
9532 Nature Creek Cir Pensacola, FL	3.0	2.5	1524	$1,800	$1.18	6d	1	1.02mi
9536 Nature Creek Cir Pensacola, FL	3.0	2.5	1785	$1,999	$1.12	6d	1	1.02mi
9620 Nature Creek Blvd Pensacola, FL	3.0	2.5	1569	$1,725	$1.10	6d	1	1.06mi
9907 Cali Ln Pensacola, FL	3.0–5.0	2.0–3.0	2080	$2,455	$1.18	0d	1	1.25mi
2340 Tobie Dean Rd Cantonment, FL	3.0	2.5	2178	$2,975	$1.37	62d	1	1.44mi
8511 Myslak Way Pensacola, FL	4.0	1.0–2.5	1010	$2,173	$2.15	0d	97	1.47mi

Listing history 50 events

1. 2026-09-24
   days on market $321,900 Active 209 DOM
2. 2026-09-23
   days on market $321,900 Active 208 DOM
3. 2026-09-22
   days on market $321,900 Active 207 DOM
4. 2026-09-21
   days on market $321,900 Active 206 DOM
5. 2026-09-20
   days on market $321,900 Active 205 DOM
6. 2026-09-19
   days on market $321,900 Active 204 DOM
7. 2026-09-18
   days on market $321,900 Active 203 DOM
8. 2026-09-17
   days on market $321,900 Active 202 DOM
9. 2026-09-16
   days on market $321,900 Active 201 DOM
10. 2026-09-15
    days on market $321,900 Active 200 DOM
11. 2026-09-14
    days on market $321,900 Active 199 DOM
12. 2026-09-13
    days on market $321,900 Active 198 DOM
13. 2026-09-12
    days on market $321,900 Active 197 DOM
14. 2026-09-11
    days on market $321,900 Active 196 DOM
15. 2026-09-05
    days on market $321,900 Active 190 DOM
16. 2026-09-04
    days on market $321,900 Active 189 DOM
17. 2026-09-03
    days on market $321,900 Active 188 DOM
18. 2026-08-31
    days on market $321,900 Active 185 DOM
19. 2026-08-30
    days on market $321,900 Active 184 DOM
20. 2026-08-29
    days on market $321,900 Active 183 DOM
21. 2026-08-28
    days on market $321,900 Active 182 DOM
22. 2026-08-27
    days on market $321,900 Active 181 DOM
23. 2026-08-26
    days on market $321,900 Active 180 DOM
24. 2026-08-25
    days on market $321,900 Active 179 DOM
25. 2026-08-24
    days on market $321,900 Active 178 DOM
26. 2026-08-23
    days on market $321,900 Active 177 DOM
27. 2026-08-22
    days on market $321,900 Active 176 DOM
28. 2026-08-21
    days on market $321,900 Active 175 DOM
29. 2026-08-20
    days on market $321,900 Active 174 DOM
30. 2026-08-19
    days on market $321,900 Active 173 DOM
31. 2026-08-18
    days on market $321,900 Active 172 DOM
32. 2026-08-17
    days on market $321,900 Active 171 DOM
33. 2026-08-16
    days on market $321,900 Active 170 DOM
34. 2026-08-15
    days on market $321,900 Active 169 DOM
35. 2026-08-14
    days on market $321,900 Active 168 DOM
36. 2026-08-13
    days on market $321,900 Active 167 DOM
37. 2026-08-12
    days on market $321,900 Active 166 DOM
38. 2026-08-11
    days on market $321,900 Active 165 DOM
39. 2026-08-10
    days on market $321,900 Active 164 DOM
40. 2026-08-09
    days on market $321,900 Active 163 DOM
41. 2026-08-08
    days on market $321,900 Active 162 DOM
42. 2026-08-07
    days on market $321,900 Active 161 DOM
43. 2026-08-06
    days on market $321,900 Active 160 DOM
44. 2026-08-05
    days on market $321,900 Active 159 DOM
45. 2026-08-04
    days on market $321,900 Active 158 DOM
46. 2026-08-03
    days on market $321,900 Active 157 DOM
47. 2026-07-31
    days on market $321,900 Active 154 DOM
48. 2026-07-30
    days on market $321,900 Active 153 DOM
49. 2026-07-29
    days on market $321,900 Active 152 DOM
50. 2026-07-27
    days on market $321,900 Active 150 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: $25,409
• − Mortgage interest: −$19,000
• − Property taxes: −$5,088
• − Insurance: −$1,696
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − Depreciation: −$9,867
• Taxable loss: −$14,308
• Est. tax savings @ 24.0%: +$3,434
• After-tax cash flow: $-4,622/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 · 12 photos

Good 80/100 None rehab

This single-story home in Reserve at Brookhaven is in good condition with a modern kitchen and bathrooms. It's move-in ready with minor maintenance items to address. Potential value can be increased with exterior painting and window screen replacement.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Rental Replace window screens — Maintaining window screens ensures a comfortable living environment and can attract renters. ↑
• Both Install smart home devices — Smart home devices can improve convenience and energy efficiency, enhancing both resale and rental value. ↑

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Kingsfield Elementary School C+ FL #764/2,144 Nat'l #8,415/41,679 Middle Ransom Middle School C+ FL #209/571 Nat'l #2,873/14,009 High J. M. Tate Senior High School D- FL #207/667 Nat'l #6,330/17,239

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 — Cantonment

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Escambia County · 334,637 people
• City population: 31,860
• 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: 8% of renters

---

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

+3.2% since first listed

5 events — show timeline

• 2026-04-25 Price Changed $319,900 Zillow
• 2026-04-18 Price Changed $316,900 Zillow
• 2026-03-31 Price Changed $314,900 Zillow
• 2026-03-14 Price Changed $312,900 Zillow
• 2026-02-27 Listed $309,900 Zillow