2172 Sandhill St · Gonzalez, FL 32533

$259,900

4 bd · 2.0 ba · 1,504 sqft · Land · 65 Days on market

Built 2026 6,263 sqft lot $173/sqft · at area comps Est $273k · at est. $42/mo HOA · 2% of rent

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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 +10.5/30.0
• ARV discount +9.7/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Bowen is a cozy cottage-style home that features 4 bedrooms and 2 bathrooms with 1,504 square feet of living space. Stylish and comfortable, this home is designed to suit your needs. This home features a fantastic open-concept main area, seamlessly connecting the kitchen, dining, and living rooms to the outdoor space. Enjoy cooking in the kitchen, which overlooks the dining area and the great room. The split bedroom plan ensures just the right amount of privacy. The primary bedroom serves as a retreat, featuring an ensuite bath and a spacious open closet. The second and third bedrooms are located away from the primary bedroom and are separated by a second full bathroom with a linen closet. The fourth bedroom is conveniently situated across from the second bedroom and kitchen. A laundry room, located just past this bedroom and across from the kitchen, makes cleanup a breeze. This plan is designed with modern amenities and the convenience of everyday life in mind. The Smart Home Connected package includes a keyless entry, automated front porch lighting, and a touch panel which can be used to control your lighting, thermostat, front door and more. We invite you to schedule a personal tour this home in Sanctuary. Please reach out to one of our knowledgeable New Home Professionals to arrange your visit today!

Key facts

• 6,263 sq ft lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $260k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (17.0% below list).
• Recommended offer: $216k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Zoned schools: Jim Allen Elementary School (math 54% / reading 53%, grade C, #949 of 2,144 statewide, top 45%, 677 students, 61% 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: 511 active listings in the ZIP; solid renter incomes; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($86k/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 $8k 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 65 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $215,601 (17.0% 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 65 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.83% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 10.0

CMA / ARV

• ARV (median comp): $273,467
• List price: $259,900
• Delta: -4.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.0%
• Equity multiple: 0.30×
• Total profit: $-50,646
• Equity at exit: $38,752

10-year hold

• IRR: -12.8%
• Equity multiple: 0.25×
• Total profit: $-54,925
• Equity at exit: $22,471

Cash invested: $72,772 (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: 511
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,156 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$42
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-135

Break-even live

Break-even rent $2,327

Max offer price $240,385

Occupancy floor —

Sensitivity live

Price	-10% $45	-5% $-45	+0% $-135	+5% $-225	+10% $-314
Rent	-10% $-305	-5% $-220	+0% $-135	+5% $-50	+10% $35
Rate	-1.0pp $-4	-0.5pp $-69	base $-135	+0.5pp $-202	+1.0pp $-271

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 20 events

1. 2026-06-21
   days on market $259,900 Active 65 DOM
2. 2026-06-18
   days on market $259,900 Active 62 DOM
3. 2026-06-17
   price $259,900 Active 61 DOM
4. 2026-06-17
   days on market $262,900 Active 61 DOM
5. 2026-06-16
   days on market $262,900 Active 60 DOM
6. 2026-06-15
   days on market $262,900 Active 59 DOM
7. 2026-06-14
   pricedays on market $262,900 Active 57 DOM
8. 2026-06-10
   days on market $264,900 Active 54 DOM
9. 2026-06-09
   days on market $264,900 Active 53 DOM
10. 2026-06-08
    days on market $264,900 Active 52 DOM
11. 2026-06-07
    pricedays on market $264,900 Active 51 DOM
12. 2026-06-03
    days on market $269,900 Active 47 DOM
13. 2026-06-02
    pricedays on market $269,900 Active 46 DOM
14. 2026-06-01
    days on market $272,900 Active 45 DOM
15. 2026-05-31
    days on market $272,900 Active 44 DOM
16. 2026-05-31
    days on market $272,900 Active 43 DOM
17. 2026-04-25
    price $282,900 1329-char remark

    Show marketing remark (1329 chars)

    The Bowen is a cozy cottage-style home that features 4 bedrooms and 2 bathrooms with 1,504 square feet of living space. Stylish and comfortable, this home is designed to suit your needs. This home features a fantastic open-concept main area, seamlessly connecting the kitchen, dining, and living rooms to the outdoor space. Enjoy cooking in the kitchen, which overlooks the dining area and the great room. The split bedroom plan ensures just the right amount of privacy. The primary bedroom serves as a retreat, featuring an ensuite bath and a spacious open closet. The second and third bedrooms are located away from the primary bedroom and are separated by a second full bathroom with a linen closet. The fourth bedroom is conveniently situated across from the second bedroom and kitchen. A laundry room, located just past this bedroom and across from the kitchen, makes cleanup a breeze. This plan is designed with modern amenities and the convenience of everyday life in mind. The Smart Home Connected package includes a keyless entry, automated front porch lighting, and a touch panel which can be used to control your lighting, thermostat, front door and more. We invite you to schedule a personal tour this home in Sanctuary. Please reach out to one of our knowledgeable New Home Professionals to arrange your visit today!

18. 2026-04-24
    price $282,900 822-char remark

    Show marketing remark (822 chars)

    Welcome to your new home at Sanctuary! The Bowen floorplan boasts a generous layout with 4 bedrooms and 2 bathrooms, and a 1 car garage. Step inside to find a welcoming foyer that leads to three guest bedrooms and a well-appointed guest bath at the front of the house. As you continue down the hallway, you'll be captivated by the expansive open kitchen and living area, designed for both relaxation and entertaining. Bedroom 1, located at the rear of the home, serves as a serene escape, complete with a spacious walk-in closet and a luxurious adjoining bathroom featuring a stylish vanity and a large shower. Plus, enjoy the convenience of a Smart Home Technology package included as a standard feature. Future residents will also relish access to a community pool, making it the perfect place for leisure and enjoyment!

19. 2026-04-23
    listed $278,900 Active 1329-char remark

    Show marketing remark (1329 chars)

    The Bowen is a cozy cottage-style home that features 4 bedrooms and 2 bathrooms with 1,504 square feet of living space. Stylish and comfortable, this home is designed to suit your needs. This home features a fantastic open-concept main area, seamlessly connecting the kitchen, dining, and living rooms to the outdoor space. Enjoy cooking in the kitchen, which overlooks the dining area and the great room. The split bedroom plan ensures just the right amount of privacy. The primary bedroom serves as a retreat, featuring an ensuite bath and a spacious open closet. The second and third bedrooms are located away from the primary bedroom and are separated by a second full bathroom with a linen closet. The fourth bedroom is conveniently situated across from the second bedroom and kitchen. A laundry room, located just past this bedroom and across from the kitchen, makes cleanup a breeze. This plan is designed with modern amenities and the convenience of everyday life in mind. The Smart Home Connected package includes a keyless entry, automated front porch lighting, and a touch panel which can be used to control your lighting, thermostat, front door and more. We invite you to schedule a personal tour this home in Sanctuary. Please reach out to one of our knowledgeable New Home Professionals to arrange your visit today!

20. 2026-04-17
    listed $278,900 Active 822-char remark

    Show marketing remark (822 chars)

    Welcome to your new home at Sanctuary! The Bowen floorplan boasts a generous layout with 4 bedrooms and 2 bathrooms, and a 1 car garage. Step inside to find a welcoming foyer that leads to three guest bedrooms and a well-appointed guest bath at the front of the house. As you continue down the hallway, you'll be captivated by the expansive open kitchen and living area, designed for both relaxation and entertaining. Bedroom 1, located at the rear of the home, serves as a serene escape, complete with a spacious walk-in closet and a luxurious adjoining bathroom featuring a stylish vanity and a large shower. Plus, enjoy the convenience of a Smart Home Technology package included as a standard feature. Future residents will also relish access to a community pool, making it the perfect place for leisure and enjoyment!

ⓘ 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: $25,872
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − HOA: −$504
• − Depreciation: −$7,561
• Taxable loss: −$6,089
• Est. tax savings @ 24.0%: +$1,461
• After-tax cash flow: $-157/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

+1.4% since first listed

4 events — show timeline

• 2026-04-25 Price Changed $282,900 Zillow
• 2026-04-24 Price Changed $282,900 PARMLS
• 2026-04-23 Listed $278,900 Zillow
• 2026-04-17 Listed $278,900 PARMLS