4252 Castille Ave · Pea Ridge, FL 32571

$250,000

4 bd · 2.0 ba · 1,592 sqft · SingleFamily public records · 135 Days on market

Built 2002 0.26 ac lot Est $264k · 5% under

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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 +12.1/30.0
• ARV discount +9.9/15.0
• Schools +5.3/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3br 2ba home is conveniently located off of Hwy 90 and is close to most of what the Pace/Milton area has to offer. This home is complete with tile flooring throughout, vaulted ceiling in living room, split bedroom floorplan, eat in kitchen and a large laundry room. There is a large 'bonus room' off of the kitchen that could be used as a family room, office or even a 4th bedroom (there is a closet). The backyard is fenced and there is a workshop/storage shed.

Key facts

• One story layout
• Detached shed
• 0.26 acre lot

Tags

• ONE STORY LAYOUT
• WOOD FRAME CONSTRUCTION
• BRICK AND VINYL SIDING
• MONOLITHIC SLAB FOUNDATION
• TIMBERLINE SHINGLE ROOF
• DETACHED SHED

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Open parking with a driveway
• Utilities: Public sewer; Public water; Circuit breaker electrical service
• Home design: Single-story home; Resale property; Not attached to other properties; Approximately 1,592 square feet
• Construction: Frame construction; Composition roof; Slab foundation; Built on one level
• Exterior features: Interior lot; Paved, county-maintained road access; Public water

Interior

• Kitchen: Eat-in kitchen; Electric water heater
• Bedrooms: Primary bedroom on the first floor, approximately 14' x 14'
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Bonus room; Double pane windows
• Laundry & utility: Circuit breaker electrical panel

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-53 ($-639/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (15.2% below list).
• Recommended offer: $212k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.5% in Pea Ridge — 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 69/100 on livability (#459 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Bennett C Russell Elementary School (math 55% / reading 59%, grade C+, #781 of 2,144 statewide, top 38%, 819 students, 59% FRL); Pace High School (math 63% / reading 62%, grade B-, #93 of 667 statewide, top 14%, 2,240 students, 34% FRL).
• Market conditions: Rents rising (+2.7%/yr); 674 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,983 units permitted in Santa Rosa County in 2024 (128 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 $8k 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.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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 $99k; list at $250k implies a 153% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,960 (15.2% 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 135 days. Have you received any prior offers? Is the seller open to a 15% 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 D-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. 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: 0.85% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $264,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4285 Lindsey Ln	0.12mi	4/2.0	1,640 (+3%)	2mo	$220,000	$134	88
5483 Chantilly Cir	0.37mi	4/2.0	1,535 (-4%)	4mo	$255,000	$166	74
4331 Chantilly Way	0.47mi	3/2.0 (-1)	1,544 (-3%)	4mo	$253,000	$164	65
4412 Copperwood Pl	0.24mi	3/2.0 (-1)	1,442 (-9%)	4mo	$305,000	$212	64
4288 Chantilly Way	0.49mi	3/2.0 (-1)	1,524 (-4%)	3mo	$275,000	$180	62
5301 E Avenida De Golf	0.43mi	3/2.0 (-1)	1,492 (-6%)	4mo	$221,000	$148	61
5270 Barcelona St	0.38mi	3/2.0 (-1)	1,353 (-15%)	4mo	$228,000	$169	49
5247 Catalina St	0.59mi	3/2.0 (-1)	1,430 (-10%)	3mo	$251,000	$176	48
4344 Chantilly Way	0.52mi	3/2.0 (-1)	1,380 (-13%)	2mo	$245,000	$178	47
4460 Santa Villa Dr	0.49mi	3/1.5 (-1)	1,400 (-12%)	4mo	$215,000	$154	47
4327 Chantilly Way	0.47mi	3/2.0 (-1)	1,385 (-13%)	6mo	$210,000	$152	47
4361 W Avenida De Golf	0.49mi	3/1.5 (-1)	1,371 (-14%)	3mo	$204,000	$149	45

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 · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-44,463
• Equity at exit: $37,276

10-year hold

• IRR: -10.9%
• Equity multiple: 0.35×
• Total profit: $-45,382
• Equity at exit: $21,615

Cash invested: $70,000 (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 32571

• Home prices YoY: -17.7%
• Rents YoY: 2.7%
• Active inventory: 674
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,120 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-53

Break-even live

Break-even rent $2,187

Max offer price $242,300

Occupancy floor 98%

Sensitivity live

Price	-10% $120	-5% $33	+0% $-53	+5% $-140	+10% $-226
Rent	-10% $-221	-5% $-137	+0% $-53	+5% $31	+10% $114
Rate	-1.0pp $73	-0.5pp $10	base $-53	+0.5pp $-118	+1.0pp $-184

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4530 Chantilly Way Milton, FL	3.0	2.0	1629	$1,750	$1.07	25d	1	0.93mi
4933 Bell Ridge Ln Milton, FL	1.0–3.0	1.0–2.0	865	$1,437	$1.66	16d	8	0.97mi
5061 Peach Dr Milton, FL	3.0	2.5	1581	$1,850	$1.17	25d	1	1.16mi
4624 Malay Cir Milton, FL	4.0	2.0	1787	$2,085	$1.17	16d	1	1.19mi
4836 Covenant Cir Milton, FL	3.0	2.0	1590	$1,875	$1.18	16d	1	1.19mi
5157 Peach Dr Milton, FL	3.0	2.0	1788	$2,100	$1.17	16d	1	1.33mi
4413 Oak Vista Ln Milton, FL	1.0–3.0	1.0–2.0	992	$2,354	$2.37	16d	18	1.34mi
3984 Pendragon Cir Unit 1 Milton, FL	3.0	2.5	1537	$1,800	$1.17	23d	1	1.36mi
5320 Cornwall Dr Milton, FL	3.0	2.0	1703	$2,200	$1.29	16d	1	1.36mi
3863 Pendragon Cir , FL	3.0	2.5	1579	$2,500	$1.58	25d	1	1.41mi
4955 Red Cedar Rd Milton, FL	5.0	3.0	2077	$2,400	$1.16	16d	1	1.41mi
4051 Pendragon Cir Milton, FL	3.0	2.5	1530	$1,800	$1.18	16d	1	1.43mi
4067 Pendragon Cir Milton, FL	3.0	2.5	1537	$1,800	$1.17	16d	1	1.45mi
4185 Pendragon Cir Unit Alisha walker Milton, FL	3.0	2.5	1553	$1,800	$1.16	16d	1	1.45mi
4167 Pendragon Cir Milton, FL	3.0	2.5	1553	$1,800	$1.16	16d	1	1.46mi

Listing history 27 events

1. 2026-06-22
   days on market $250,000 Active 135 DOM
2. 2026-06-18
   days on market $250,000 Active 132 DOM
3. 2026-06-17
   days on market $250,000 Active 131 DOM
4. 2026-06-16
   days on market $250,000 Active 130 DOM
5. 2026-06-15
   days on market $250,000 Active 129 DOM
6. 2026-06-14
   days on market $250,000 Active 127 DOM
7. 2026-06-10
   days on market $250,000 Active 124 DOM
8. 2026-06-09
   days on market $250,000 Active 123 DOM
9. 2026-06-08
   days on market $250,000 Active 122 DOM
10. 2026-06-07
    days on market $250,000 Active 121 DOM
11. 2026-06-05
    days on market $250,000 Active 118 DOM
12. 2026-06-03
    days on market $250,000 Active 117 DOM
13. 2026-06-02
    days on market $250,000 Active 116 DOM
14. 2026-06-01
    days on market $250,000 Active 115 DOM
15. 2026-05-31
    days on market $250,000 Active 114 DOM
16. 2026-05-31
    days on market $250,000 Active 113 DOM
17. 2026-02-06
    listed $250,000 Active
18. 2024-01-07
    historical $875
19. 2024-01-02
    price $875
20. 2023-12-24
    listed $650
21. 2010-07-23
    soldstatus $99,000 467-char remark

    Show marketing remark (467 chars)

    This 3br 2ba home is conveniently located off of Hwy 90 and is close to most of what the Pace/Milton area has to offer. This home is complete with tile flooring throughout, vaulted ceiling in living room, split bedroom floorplan, eat in kitchen and a large laundry room. There is a large 'bonus room' off of the kitchen that could be used as a family room, office or even a 4th bedroom (there is a closet). The backyard is fenced and there is a workshop/storage shed.

22. 2010-04-20
    listed $94,500 467-char remark

    Show marketing remark (467 chars)

    This 3br 2ba home is conveniently located off of Hwy 90 and is close to most of what the Pace/Milton area has to offer. This home is complete with tile flooring throughout, vaulted ceiling in living room, split bedroom floorplan, eat in kitchen and a large laundry room. There is a large 'bonus room' off of the kitchen that could be used as a family room, office or even a 4th bedroom (there is a closet). The backyard is fenced and there is a workshop/storage shed.

23. 2007-07-10
    soldstatus $99,000 326-char remark

    Show marketing remark (326 chars)

    HUD property sold as-is. Information from sources deemed reliable but not guaranteed. Buyer to verify all information. Liens/Code violations may/may not exist. Broker/purchaser to resolve. Evidence of mold may/may not be present. No remediation has or will be done. FHA ELIGIBLE WITH $2200 REPAIR ESCROW HUD CASE - 091-367019

24. 2007-04-13
    listed $107,000 326-char remark

    Show marketing remark (326 chars)

    HUD property sold as-is. Information from sources deemed reliable but not guaranteed. Buyer to verify all information. Liens/Code violations may/may not exist. Broker/purchaser to resolve. Evidence of mold may/may not be present. No remediation has or will be done. FHA ELIGIBLE WITH $2200 REPAIR ESCROW HUD CASE - 091-367019

25. 2003-01-28
    soldstatus $79,900
26. 2001-06-06
    listed $78,900
27. 2000-07-05
    soldstatus $17,500

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 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: $25,435
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − Depreciation: −$7,273
• Taxable loss: −$4,911
• Est. tax savings @ 24.0%: +$1,179
• After-tax cash flow: $540/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 — Pea Ridge

• Score: 69/100
• State rank: #459
• US rank: #8316

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pea Ridge, FL
• County: Santa Rosa County · 194,764 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 42,171
• Household income: $87,617
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 301.0

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 9% Hispanic / Latino 6% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Italian 3% Slovak 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -62.39%
• Current HPI: 290.2953
• Rent YoY: ▲ 2.72%
• 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

+1328.6% since first listed

11 events — show timeline

• 2026-02-06 Listed $250,000 PARMLS
• 2024-01-07 Rental Removed $875 APPFOLIO
• 2024-01-02 Price Changed $875 APPFOLIO
• 2023-12-24 Listed for Rent $650 APPFOLIO
• 2010-07-23 Sold (MLS) $99,000 PARMLS
• 2010-04-20 Listed $94,500 PARMLS
• 2007-07-10 Sold (MLS) $99,000 PARMLS
• 2007-04-13 Listed $107,000 PARMLS
• 2003-01-28 Sold (MLS) $79,900 PARMLS
• 2001-06-06 Listed $78,900 PARMLS
• 2000-07-05 Sold (Public Records) $17,500 Public Records

Property tax history

+0.0%/yr

Latest (2025): $151 · +0.0% YoY. Source: county tax records.