5513 Sunkist Cir · Pace, FL 32571

$249,000

4 bd · 2.0 ba · 1,674 sqft · Manufactured public records · 2 Days on market

Built 1994 1.00 ac lot

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Why this score? — see what drove the C- 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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +5.3/10.0
• 1% rule +4.6/10.0
• 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

All new remodeled with a NEW ROOF, in Pace. 4 bedroom 2 bath on 1 acre of land. New kitchen cabinets, appliances, countertops, faucet, flooring and all. Nice workshop with Electrical and Plumbing with plenty of space. All IN THE PACE SCHOOL DISTRICT!! All NEW flooring and paint throughout, both baths have new showers and have been completely remodeled. This home has an open floor plan as you walk into the front door. Just as you walk in you are in a great room with plenty of space for your family. The fireplace in this room will provide a relaxing environment for the cold nights ahead. The Master bed and bath is just off to the left of the living space and has a very large walk in closet the connects the bedroom and bath. The opposite side of the house is where you will find 3 spacious bedrooms with brand new flooring and generous closets. There is a hall bathroom to share. The laundry room is on the far side of the house. Outside is an acre of land to enjoy from either the front or back covered porch. Off to one side of the property is a detached building with electrical and plumbing. This can be a mother-in-law suite, teenagers dream, or anything that would fit your needs.

Key facts

• 1 acre lot
• Garage
• Built 1994

Property features AI

Finance

• Other: Homestead exempt
• HOA & community: No homeowners association

Exterior

• Parking: Detached oversized garage
• Utilities: Copper wiring for electric; Septic tank
• Home design: Mobile/Manufactured or modular home; One story
• Construction: Shingle roof; Off-grade foundation
• Exterior features: Interior lot; Paved road access (county maintained)

Interior

• Kitchen: Updated kitchen; Electric water heater
• Bedrooms: Master bedroom on the first floor (approx. 8' x 13'); Three additional bedrooms on the first floor (each approx. 11' x 12.5')
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Living/dining combo; Updated kitchen (renovated within last 1–5 years; kitchen update in 2021)
• Laundry & utility: Off-grade foundation (utility access under home)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/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 $239k (4.1% below list).
• Recommended offer: $239k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 4.5% in Pace — 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 (#475 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; 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.
• 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 25d 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).
• This rent runs 33% of the median local income ($88k/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 $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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y ago; this cycle's ask is 56% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $160k; list at $249k implies a 56% 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 $238,705 (4.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-18,365
• Equity at exit: $37,127

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $10,216
• Equity at exit: $21,529

Cash invested: $69,720 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,387 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$119 /mo · $1,431/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $357

Break-even live

Break-even rent $1,935

Max offer price $249,000

Occupancy floor 80%

Sensitivity live

Price	-10% $498	-5% $427	+0% $357	+5% $287	+10% $216
Rent	-10% $168	-5% $263	+0% $357	+5% $451	+10% $546
Rate	-1.0pp $482	-0.5pp $420	base $357	+0.5pp $292	+1.0pp $227

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3614 Hawks Landing Cir Milton, FL	4.0	2.0	1953	$2,100	$1.08	24d	1	0.44mi
5097 Conservation Cir Milton, FL	3.0–5.0	2.0–3.0	2080	$2,480	$1.19	24d	1	0.57mi
3927 Tuscany Way Milton, FL	3.0	2.0	1850	$2,075	$1.12	24d	1	1.06mi
5849 Danbury Blvd Milton, FL	3.0	2.0	1736	$2,100	$1.21	24d	1	1.23mi
5857 Danbury Blvd Milton, FL	3.0	2.0	1658	$2,145	$1.29	15d	1	1.24mi
5768 Conley Ct Milton, FL	4.0	2.0	2017	$2,100	$1.04	15d	1	1.33mi

Listing history 10 events

1. 2026-05-22
   historical $249,000
2. 2022-02-07
   status Pending 1196-char remark

   Show marketing remark (1196 chars)

   All new remodeled with a NEW ROOF, in Pace. 4 bedroom 2 bath on 1 acre of land. New kitchen cabinets, appliances, countertops, faucet, flooring and all. Nice workshop with Electrical and Plumbing with plenty of space. All IN THE PACE SCHOOL DISTRICT!! All NEW flooring and paint throughout, both baths have new showers and have been completely remodeled. This home has an open floor plan as you walk into the front door. Just as you walk in you are in a great room with plenty of space for your family. The fireplace in this room will provide a relaxing environment for the cold nights ahead. The Master bed and bath is just off to the left of the living space and has a very large walk in closet the connects the bedroom and bath. The opposite side of the house is where you will find 3 spacious bedrooms with brand new flooring and generous closets. There is a hall bathroom to share. The laundry room is on the far side of the house. Outside is an acre of land to enjoy from either the front or back covered porch. Off to one side of the property is a detached building with electrical and plumbing. This can be a mother-in-law suite, teenagers dream, or anything that would fit your needs.

3. 2022-02-04
   soldstatus $160,000 Sold 1196-char remark

   Show marketing remark (1196 chars)

   All new remodeled with a NEW ROOF, in Pace. 4 bedroom 2 bath on 1 acre of land. New kitchen cabinets, appliances, countertops, faucet, flooring and all. Nice workshop with Electrical and Plumbing with plenty of space. All IN THE PACE SCHOOL DISTRICT!! All NEW flooring and paint throughout, both baths have new showers and have been completely remodeled. This home has an open floor plan as you walk into the front door. Just as you walk in you are in a great room with plenty of space for your family. The fireplace in this room will provide a relaxing environment for the cold nights ahead. The Master bed and bath is just off to the left of the living space and has a very large walk in closet the connects the bedroom and bath. The opposite side of the house is where you will find 3 spacious bedrooms with brand new flooring and generous closets. There is a hall bathroom to share. The laundry room is on the far side of the house. Outside is an acre of land to enjoy from either the front or back covered porch. Off to one side of the property is a detached building with electrical and plumbing. This can be a mother-in-law suite, teenagers dream, or anything that would fit your needs.

4. 2022-01-31
   soldstatus $160,000
5. 2021-12-28
   historical Contingent 1196-char remark

   Show marketing remark (1196 chars)

   All new remodeled with a NEW ROOF, in Pace. 4 bedroom 2 bath on 1 acre of land. New kitchen cabinets, appliances, countertops, faucet, flooring and all. Nice workshop with Electrical and Plumbing with plenty of space. All IN THE PACE SCHOOL DISTRICT!! All NEW flooring and paint throughout, both baths have new showers and have been completely remodeled. This home has an open floor plan as you walk into the front door. Just as you walk in you are in a great room with plenty of space for your family. The fireplace in this room will provide a relaxing environment for the cold nights ahead. The Master bed and bath is just off to the left of the living space and has a very large walk in closet the connects the bedroom and bath. The opposite side of the house is where you will find 3 spacious bedrooms with brand new flooring and generous closets. There is a hall bathroom to share. The laundry room is on the far side of the house. Outside is an acre of land to enjoy from either the front or back covered porch. Off to one side of the property is a detached building with electrical and plumbing. This can be a mother-in-law suite, teenagers dream, or anything that would fit your needs.

6. 2021-12-23
   listed $159,900 Active 1196-char remark

   Show marketing remark (1196 chars)

   All new remodeled with a NEW ROOF, in Pace. 4 bedroom 2 bath on 1 acre of land. New kitchen cabinets, appliances, countertops, faucet, flooring and all. Nice workshop with Electrical and Plumbing with plenty of space. All IN THE PACE SCHOOL DISTRICT!! All NEW flooring and paint throughout, both baths have new showers and have been completely remodeled. This home has an open floor plan as you walk into the front door. Just as you walk in you are in a great room with plenty of space for your family. The fireplace in this room will provide a relaxing environment for the cold nights ahead. The Master bed and bath is just off to the left of the living space and has a very large walk in closet the connects the bedroom and bath. The opposite side of the house is where you will find 3 spacious bedrooms with brand new flooring and generous closets. There is a hall bathroom to share. The laundry room is on the far side of the house. Outside is an acre of land to enjoy from either the front or back covered porch. Off to one side of the property is a detached building with electrical and plumbing. This can be a mother-in-law suite, teenagers dream, or anything that would fit your needs.

7. 2019-11-06
   soldstatus $64,900
8. 2019-10-28
   soldstatus $63,400 1069-char remark

   Show marketing remark (1069 chars)

   BACK ON THE MARKET****Here is a home on a quiet road and IN THE PACE SCHOOL DISTRICT!! This home has an open floor plan as you walk into the front door. Just as you walk in you are in a great room with plenty of space for your family. The fireplace in this room will provide a relaxing environment for the cold nights ahead. The Master bed and bath is just off to the left of the living space and has a very large walk in closet the connects the bedroom and bath. The opposite side of the house is where you will find 2 spacious bedrooms with brand new flooring and generous closets. There is a hall bathroom to share. The kitchen is open to the great room and also has new flooring as well as freshly painted cabinets. The laundry room is on the far side of the house and does have the washer and dryer staying. Outside is an acre of land to enjoy from either the front or back covered porch. Off to one side of the property is a detached building with electrical and plumbing. This can be a mother-in-law suite, teenagers dream, or anything that would fit your needs.

9. 2019-08-13
   listed $64,900 1069-char remark

   Show marketing remark (1069 chars)

   BACK ON THE MARKET****Here is a home on a quiet road and IN THE PACE SCHOOL DISTRICT!! This home has an open floor plan as you walk into the front door. Just as you walk in you are in a great room with plenty of space for your family. The fireplace in this room will provide a relaxing environment for the cold nights ahead. The Master bed and bath is just off to the left of the living space and has a very large walk in closet the connects the bedroom and bath. The opposite side of the house is where you will find 2 spacious bedrooms with brand new flooring and generous closets. There is a hall bathroom to share. The kitchen is open to the great room and also has new flooring as well as freshly painted cabinets. The laundry room is on the far side of the house and does have the washer and dryer staying. Outside is an acre of land to enjoy from either the front or back covered porch. Off to one side of the property is a detached building with electrical and plumbing. This can be a mother-in-law suite, teenagers dream, or anything that would fit your needs.

10. 1994-04-01
    soldstatus $20,000

ⓘ 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: $1,431 · $119/mo
• Projected year-2 tax: $2,067 · $172/mo
• Expected delta: +$636/yr (+$53/mo · 44.4%)

ⓘ 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 3/10 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: $28,645
• − Mortgage interest: −$13,948
• − Property taxes: −$1,431
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,292
• − Management: −$2,292
• − Depreciation: −$7,244
• Taxable income: $194
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $4,237/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 — Pace

• Score: 69/100
• State rank: #475
• US rank: #8593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pace, FL
• County: Santa Rosa County · 194,764 people
• City population: 42,171
• 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

+1145.0% since first listed

10 events — show timeline

• 2026-05-22 Coming Soon $249,000 PARMLS
• 2022-02-07 Pending — PARMLS
• 2022-02-04 Sold (MLS) $160,000 PARMLS
• 2022-01-31 Sold (Public Records) $160,000 Public Records
• 2021-12-28 Contingent — PARMLS
• 2021-12-23 Listed $159,900 PARMLS
• 2019-11-06 Sold (Public Records) $64,900 Public Records
• 2019-10-28 Sold (MLS) $63,400 PARMLS
• 2019-08-13 Listed $64,900 PARMLS
• 1994-04-01 Sold (Public Records) $20,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,431 · +3.9% YoY. Source: county tax records.