4250 Castille Ave · Pea Ridge, FL 32571

$224,900

3 bd · 2.0 ba · 1,138 sqft · SingleFamily public records · 34 Days on market

Built 2004 6,969 sqft lot Est $221k · 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 +11.4/30.0
• ARV discount +6.7/15.0
• Schools +5.3/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT FOR FIRST TIME HOME BUYER OR RETIREE.

Key facts

• Stainless dishwasher
• Extra storage
• Covered patio

Tags

• COVERED PATIO
• STAINLESS DISHWASHER
• SMOOTH TOP STOVE
• EXTRA STORAGE
• PLENTY OF CABINETS

Property features AI

Finance

• Other: Building area about 1,298 square feet; Lot roughly 70 x 100 (0.16 acres); Directions: From Hwy 90 turn left into Santa Villa, go to 2nd stop sign and turn left, then right onto Castille Avenue — house on the left
• HOA & community: No association

Exterior

• Parking: Open parking; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Cable available; Electric service with circuit breakers and copper wiring
• Home design: Single-story (one level); Resale property; Not attached to another property; Slab foundation; Frame construction; Shingle roof
• Construction: Frame construction; Slab foundation; Shingle roof
• Exterior features: Covered porch; Rain gutters; Yard building (additional structure); Interior lot; Paved, county-maintained road access

Interior

• Kitchen: Laminate counters; Dishwasher
• Bedrooms: Primary bedroom on the first floor (approx. 16 x 12); Second bedroom on the first floor (approx. 11.4 x 10.2); Third bedroom on the first floor (approx. 13.2 x 10.4)
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans; Heat pump (energy efficient)
• Interior features: Baseboards; Vaulted ceilings; Double pane windows; Window blinds; Smoke detector(s)
• Laundry & utility: Indoor laundry with washer/dryer hookups; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-78 ($-930/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (27.6% below list).
• Recommended offer: $163k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: schools D-, amenities F, commute 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); 665 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $7k 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 34 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 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 $86k; list at $225k implies a 160% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,718 (27.6% 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 34 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.72% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $220,772
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4373 Cecelia Ct	0.20mi	3/2.0	1,067 (-6%)	4mo	$207,000	$194	76
4233 W Avenida De Golf	0.09mi	3/2.0	1,300 (+14%)	1mo	$181,500	$140	72
5538 Rowell Rd	0.32mi	3/2.0	1,213 (+7%)	11mo	$215,100	$177	65
4290 Castille Ave	0.12mi	3/2.0	1,276 (+12%)	14mo	$250,000	$196	63
4523 Struth Ln	0.47mi	3/2.0	1,200 (+5%)	9mo	$240,000	$200	62
4341 W Avenida De Golf	0.48mi	3/2.0	1,180 (+4%)	12mo	$244,000	$207	61
4381 Santa Villa Dr	0.41mi	3/2.0	1,040 (-9%)	8mo	$200,000	$192	60
5341 Delona Rd	0.65mi	3/2.0	1,204 (+6%)	7mo	$264,000	$219	54
5621 Kingery Rd	0.65mi	3/2.0	1,196 (+5%)	9mo	$219,000	$183	53
4285 W Avenida De Golf	0.29mi	3/2.0	1,300 (+14%)	12mo	$226,000	$174	53
5615 Kingery Rd	0.67mi	3/2.0	1,243 (+9%)	14mo	$249,900	$201	41
4531 Sunrise Dr	0.68mi	3/1.0	1,008 (-11%)	5mo	$120,000	$119	41

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-41,931
• Equity at exit: $33,533

10-year hold

• IRR: -12.3%
• Equity multiple: 0.28×
• Total profit: $-45,113
• Equity at exit: $19,445

Cash invested: $62,972 (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 32571

• Home prices YoY: -17.7%
• Rents YoY: 2.7%
• Active inventory: 665
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,627 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$90 /mo · $1,079/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-78

Break-even live

Break-even rent $1,725

Max offer price $211,206

Occupancy floor 100%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5385 E Avenida de Golf Milton, FL	2.0	1.0	792	$1,200	$1.52	14d	1	0.08mi
4933 Bell Ridge Ln Milton, FL	1.0–3.0	1.0–2.0	865	$1,437	$1.66	14d	8	0.97mi
4355 Park Ct Trlr Park , FL	2.0	1.5	1000	$1,200	$1.20	23d	1	1.28mi
4389 Park Ct Trlr Park , FL	2.0	1.0	700	$1,100	$1.57	23d	1	1.28mi
3864 Oakus Dr Unit 5B Milton, FL	2.0	1.0	800	$1,300	$1.62	23d	1	1.30mi
4413 Oak Vista Ln Milton, FL	1.0–3.0	1.0–2.0	992	$2,354	$2.37	14d	18	1.34mi

Listing history 24 events

1. 2026-06-18
   days on market $224,900 Active 34 DOM
2. 2026-06-17
   days on market $224,900 Active 33 DOM
3. 2026-06-16
   days on market $224,900 Active 32 DOM
4. 2026-06-15
   days on market $224,900 Active 31 DOM
5. 2026-06-14
   days on market $224,900 Active 29 DOM
6. 2026-06-10
   days on market $224,900 Active 26 DOM
7. 2026-06-09
   days on market $224,900 Active 25 DOM
8. 2026-06-08
   days on market $224,900 Active 24 DOM
9. 2026-06-07
   days on market $224,900 Active 23 DOM
10. 2026-06-05
    days on market $224,900 Active 20 DOM
11. 2026-06-03
    days on market $224,900 Active 19 DOM
12. 2026-06-02
    days on market $224,900 Active 18 DOM
13. 2026-06-01
    days on market $224,900 Active 17 DOM
14. 2026-05-31
    days on market $224,900 Active 16 DOM
15. 2026-05-31
    days on market $224,900 Active 15 DOM
16. 2026-05-15
    listed $224,900 Active
17. 2024-03-30
    historical
18. 2023-11-03
    status Active
19. 2023-10-18
    historical
20. 2023-10-13
    price $224,900
21. 2023-09-28
    listed $229,900 Active
22. 2004-11-30
    soldstatus $86,500
23. 2004-11-24
    soldstatus $86,500 43-char remark

    Show marketing remark (43 chars)

    GREAT FOR FIRST TIME HOME BUYER OR RETIREE.

24. 2004-08-26
    listed $86,500 43-char remark

    Show marketing remark (43 chars)

    GREAT FOR FIRST TIME HOME BUYER OR RETIREE.

ⓘ 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: $1,079 · $90/mo
• Projected year-2 tax: $1,867 · $156/mo
• Expected delta: +$788/yr (+$66/mo · 73.1%)

ⓘ 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 10/10 Extreme 7 d/yr ≥105°F today · 22 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: $19,526
• − Mortgage interest: −$12,598
• − Property taxes: −$1,079
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$6,543
• Taxable loss: −$4,942
• Est. tax savings @ 24.0%: +$1,186
• After-tax cash flow: $256/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

+160.0% since first listed

9 events — show timeline

• 2026-05-15 Listed $224,900 PARMLS
• 2024-03-30 Listing Removed — PARMLS
• 2023-11-03 Relisted — PARMLS
• 2023-10-18 Listing Removed — PARMLS
• 2023-10-13 Price Changed $224,900 PARMLS
• 2023-09-28 Listed $229,900 PARMLS
• 2004-11-30 Sold (Public Records) $86,500 Public Records
• 2004-11-24 Sold (MLS) $86,500 PARMLS
• 2004-08-26 Listed $86,500 PARMLS

Property tax history

+8.5%/yr

Latest (2025): $1,079 · +3.1% YoY. Source: county tax records.