Bonds Plan · Cantonment, FL 32533

$255,990

3 bd · 2.0 ba · 1,290 sqft · SingleFamily · 152 Days on market

Excellent condition

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +5.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-story home offers a modern and low-maintenance layout. Two secondary bedrooms surround a full bathroom at the front of the home, leading to an open-concept layout shared between the kitchen, living and dining areas. A lavish owner's suite is nestled into a private rear corner and features an en-suite bathroom and walk-in closet.

Key facts

• 2 garage spots
• Listed 151 days

🏗️ New construction. The $255,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $284,048.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $256k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-282 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (16.9% below list).
• Recommended offer: $213k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.2% in Cantonment — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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: 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: 748 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $9k 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 152 days — a 12% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,796 (16.9% 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 152 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.75% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.25%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $284,048
• List price: $255,990
• Delta: -10.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
827 Bella Terra Way Lot 12E	0.11mi	3/2.0	1,290 (0%)	0mo	$246,990	$191	95
1537 Paisley Dr Lot 4B	0.16mi	3/2.0	1,290 (0%)	1mo	$244,990	$190	92
1099 Pine Top Ln	0.17mi	3/2.0	1,333 (+3%)	4mo	$285,000	$214	83
1107 Green Gate Rd Lot 12F	0.04mi	3/2.0	1,474 (+14%)	8mo	$279,990	$190	67
552 Cedar Tree Ln	0.67mi	3/2.0	1,278 (-1%)	0mo	$248,000	$194	67
1097 Sandhills Ln Lot 2F	0.07mi	3/2.0	1,474 (+14%)	8mo	$264,990	$180	66
1056 Sandhills Ln Lot 14A	0.07mi	3/2.0	1,474 (+14%)	8mo	$274,990	$187	66
939 Pine Top Ln Unit 9B	0.52mi	3/2.0	1,425 (+10%)	3mo	$294,200	$206	56
927 Pine Top Ln Unit 6B	0.55mi	3/2.0	1,425 (+10%)	5mo	$296,000	$208	53
904 Rustling Pine Rd Unit 22B	0.62mi	3/2.0	1,425 (+10%)	2mo	$299,700	$210	52
924 Rustling Pines Rd Unit 17B	0.56mi	3/2.0	1,425 (+10%)	5mo	$296,600	$208	52
1123 Green Gate Rd Lot 8F	0.64mi	3/2.0	1,474 (+14%)	6mo	$270,990	$184	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.20×
• Total profit: $-63,950
• Equity at exit: $42,352

10-year hold

• IRR: -18.2%
• Equity multiple: 0.01×
• Total profit: $-78,675
• Equity at exit: $24,559

Cash invested: $79,533 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 41 active · 19 under contract
• Months of supply: 11.7 mo (9%/mo absorbed)
• Median asking: $268,600 ($192/sqft)
• Median days on market: 95 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +14.5% above 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: 748
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,128 medium
• Mortgage (P&I): −$1,490
• Tax est. 1.5%: −$355 /mo · $4,261/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-282

Break-even live

Break-even rent $2,485

Max offer price $243,257

Occupancy floor —

Sensitivity live

Price	-10% $-86	-5% $-184	+0% $-282	+5% $-380	+10% $-478
Rent	-10% $-450	-5% $-366	+0% $-282	+5% $-198	+10% $-114
Rate	-1.0pp $-139	-0.5pp $-210	base $-282	+0.5pp $-356	+1.0pp $-430

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: $71,012
• Closing costs: $8,521
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2107 Sandhill St Cantonment, FL	4.0	2.0	1791	$2,300	$1.28	15d	1	1.29mi
20 Spoonbill St Cantonment, FL	3.0	2.0	1281	$1,800	$1.41	15d	1	1.35mi

Listing history 50 events

1. 2026-08-08
   days on market $255,990 Active 152 DOM
2. 2026-08-07
   days on market $255,990 Active 151 DOM
3. 2026-08-06
   days on market $255,990 Active 150 DOM
4. 2026-08-05
   days on market $255,990 Active 149 DOM
5. 2026-08-04
   days on market $255,990 Active 148 DOM
6. 2026-08-03
   pricedays on market $255,990 Active 147 DOM
7. 2026-07-31
   days on market $254,990 Active 144 DOM
8. 2026-07-30
   days on market $254,990 Active 143 DOM
9. 2026-07-29
   days on market $254,990 Active 142 DOM
10. 2026-07-27
    days on market $254,990 Active 140 DOM
11. 2026-07-25
    days on market $254,990 Active 138 DOM
12. 2026-07-23
    days on market $254,990 Active 136 DOM
13. 2026-07-22
    days on market $254,990 Active 135 DOM
14. 2026-07-21
    days on market $254,990 Active 134 DOM
15. 2026-07-18
    days on market $254,990 Active 131 DOM
16. 2026-07-16
    days on market $254,990 Active 129 DOM
17. 2026-07-16
    days on market $254,990 Active 128 DOM
18. 2026-07-14
    days on market $254,990 Active 127 DOM
19. 2026-07-14
    days on market $254,990 Active 126 DOM
20. 2026-07-12
    days on market $254,990 Active 125 DOM
21. 2026-07-11
    days on market $254,990 Active 124 DOM
22. 2026-07-10
    days on market $254,990 Active 123 DOM
23. 2026-07-09
    days on market $254,990 Active 122 DOM
24. 2026-07-08
    days on market $254,990 Active 121 DOM
25. 2026-07-07
    days on market $254,990 Active 120 DOM
26. 2026-07-06
    days on market $254,990 Active 119 DOM
27. 2026-07-05
    days on market $254,990 Active 118 DOM
28. 2026-07-04
    days on market $254,990 Active 117 DOM
29. 2026-07-03
    days on market $254,990 Active 116 DOM
30. 2026-07-02
    days on market $254,990 Active 115 DOM
31. 2026-07-01
    days on market $254,990 Active 114 DOM
32. 2026-06-30
    days on market $254,990 Active 113 DOM
33. 2026-06-29
    days on market $254,990 Active 112 DOM
34. 2026-06-28
    days on market $254,990 Active 111 DOM
35. 2026-06-28
    days on market $254,990 Active 110 DOM
36. 2026-06-27
    days on market $254,990 Active 109 DOM
37. 2026-06-25
    days on market $254,990 Active 107 DOM
38. 2026-06-23
    days on market $254,990 Active 105 DOM
39. 2026-06-21
    days on market $254,990 Active 104 DOM
40. 2026-06-18
    days on market $254,990 Active 101 DOM
41. 2026-06-17
    days on market $254,990 Active 100 DOM
42. 2026-06-16
    days on market $254,990 Active 99 DOM
43. 2026-06-15
    days on market $254,990 Active 98 DOM
44. 2026-06-14
    days on market $254,990 Active 96 DOM
45. 2026-06-10
    days on market $254,990 Active 93 DOM
46. 2026-06-09
    days on market $254,990 Active 92 DOM
47. 2026-06-08
    days on market $254,990 Active 91 DOM
48. 2026-06-07
    days on market $254,990 Active 90 DOM
49. 2026-06-03
    days on market $254,990 Active 86 DOM
50. 2026-06-02
    days on market $254,990 Active 85 DOM

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 19 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: $25,536
• − Mortgage interest: −$15,911
• − Property taxes: −$4,261
• − Insurance: −$1,420
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − Depreciation: −$8,263
• Taxable loss: −$8,405
• Est. tax savings @ 24.0%: +$2,017
• After-tax cash flow: $-1,365/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 · 1 photo

Excellent 100/100 None rehab

This single-story home is in excellent condition with no visible repairs or maintenance needed. It offers a modern and low-maintenance layout, making it ideal for both resale and rental.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Jim Allen Elementary School C FL #949/2,144 Nat'l #10,846/41,679 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

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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%

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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%

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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

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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 event — show timeline

• 2026-03-09 Listed $279,990 Zillow