4610 Richardson Rd · Molino, FL 32577

$344,000

4 bd · 2.0 ba · 1,995 sqft · SingleFamily public records · 50 Days on market

Built 1981 0.74 ac lot $172/sqft · 42% below area Est $597k · 42% 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).

• ARV discount +15.0/15.0
• Cash flow +8.9/30.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

AS-IS cash sale

Key facts

• New water heater
• Granite countertops
• New hvac system

Tags

• STANDING SEAM METAL ROOF
• NEW HVAC SYSTEM
• NEW WATER HEATER
• LUXURY VINYL PLANK FLOORING
• REAL WOOD SOFT-CLOSE CABINETS
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Lot approximately 0.74 acres; Directions: From Hwy 97 turn onto Richardson Rd
• HOA & community: No homeowners association

Exterior

• Parking: Four total parking spaces; Front entrance and guest parking
• Utilities: Public water; Septic tank sewer; Copper electrical wiring
• Home design: One-story brick home; Off-grade foundation; Resale property; Not attached to another property; Homestead; Paved, county-maintained road access; Green features include insulation and ENERGY STAR appliances
• Construction: Metal roof; Brick construction; Off-grade foundation; One level
• Exterior features: Covered porch; Porch

Interior

• Kitchen: Updated kitchen remodeled in 2025 with new cabinets, counters, sink, floors, tile, and appliances; Dishwasher; ENERGY STAR qualified dishwasher; ENERGY STAR qualified refrigerator; Electric water heater
• Bedrooms: Primary bedroom on the first floor, approximately 13' x 12'
• Bathrooms: Three full bathrooms; Bathrooms remodeled in 2025 with new cabinet, sink, flooring, tub, and tile
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s); ENERGY STAR qualified equipment
• Interior features: Ceiling fan(s); Insulated doors
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $344k.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (30.4% below list).
• Recommended offer: $240k (30.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.5% in Molino — 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 76/100 on livability (#224 in FL, #3,540 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living 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.
• Market conditions: 64 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $10k 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 50 days — a 3% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $24k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $344k implies a 199% 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; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,500 (30.4% 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 50 days. Have you received any prior offers? Is the seller open to a 30% 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 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?
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: 0.70% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.46%
• DSCR: 0.85
• GRM: 12.0

CMA / ARV

• ARV (median comp): $597,304
• List price: $344,000
• Delta: -42.41%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4340 Molino Meadows Rd	0.63mi	4/3.0	2,012 (+1%)	2mo	$495,000	$246	63
4355 N Hwy 95 A	0.26mi	3/2.0 (-1)	1,814 (-9%)	16mo	$220,000	$121	54

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: -22.1%
• Equity multiple: 0.24×
• Total profit: $-73,545
• Equity at exit: $51,292

10-year hold

• IRR: -16.2%
• Equity multiple: 0.09×
• Total profit: $-87,217
• Equity at exit: $29,743

Cash invested: $96,320 (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 32577

• Home prices YoY: -6.5%
• Active inventory: 64
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,395 medium
• Mortgage (P&I): −$1,804
• Tax from tax record: −$223 /mo · $2,674/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-278

Break-even live

Break-even rent $2,747

Max offer price $294,877

Occupancy floor —

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: $86,000
• Closing costs: $10,320
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4321 Molino Meadows Dr Molino, FL	3.0	2.0	1912	$2,395	$1.25	13d	1	0.65mi

Listing history 23 events

1. 2026-06-18
   days on market $344,000 Active 50 DOM
2. 2026-06-17
   days on market $344,000 Active 49 DOM
3. 2026-06-16
   days on market $344,000 Active 48 DOM
4. 2026-06-15
   days on market $344,000 Active 47 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   pricedays on market $344,000 Active 45 DOM
7. 2026-06-10
   days on market $349,000 Active 42 DOM
8. 2026-06-09
   days on market $349,000 Active 41 DOM
9. 2026-06-08
   days on market $349,000 Active 40 DOM
10. 2026-06-07
    days on market $349,000 Active 39 DOM
11. 2026-06-03
    days on market $349,000 Active 35 DOM
12. 2026-06-03
    price $349,000 Active 34 DOM
13. 2026-06-02
    days on market $358,500 Active 34 DOM
14. 2026-06-01
    days on market $358,500 Active 33 DOM
15. 2026-05-31
    days on market $358,500 Active 32 DOM
16. 2026-05-31
    days on market $358,500 Active 31 DOM
17. 2026-05-11
    price $358,500 704-char remark
18. 2026-04-29
    listed $368,500 Active 704-char remark
19. 2025-11-07
    soldstatus $115,000 15-char remark

    Show marketing remark (15 chars)

    AS-IS cash sale

20. 2025-11-07
    soldstatus $115,000

    Show marketing remark (15 chars)

    AS-IS cash sale

21. 2025-11-06
    listed $115,000 15-char remark

    Show marketing remark (15 chars)

    AS-IS cash sale

22. 2025-09-03
    soldstatus $30,000

    Show marketing remark (25 chars)

    AS-IS court ordered sale.

23. 2025-09-03
    listed $30,000

    Show marketing remark (25 chars)

    AS-IS court ordered sale.

ⓘ 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: $2,674 · $223/mo
• Projected year-2 tax: $2,855 · $238/mo
• Expected delta: +$181/yr (+$15/mo · 6.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $28,740
• − Mortgage interest: −$19,269
• − Property taxes: −$2,674
• − Insurance: −$1,720
• − Repairs & maintenance: −$2,299
• − Management: −$2,299
• − Depreciation: −$10,007
• Taxable loss: −$9,529
• Est. tax savings @ 24.0%: +$2,287
• After-tax cash flow: $-1,050/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 — Molino

• Score: 76/100
• State rank: #224
• US rank: #3540

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: Molino, FL
• Population (ZIP): 4,881

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 (78%)
• Race & ethnicity: White 78% Two or more races 13% Hispanic / Latino 12% Black 4%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Serbian 4% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 6% Tagalog/Filipino 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: ▼ -22.32%
• Current HPI: 323.2275
• Rent YoY: —
• Metro: —
• 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

+1046.7% since first listed

9 events — show timeline

• 2026-06-11 Price Changed $344,000 PARMLS
• 2026-06-02 Price Changed $349,000 PARMLS
• 2026-05-11 Price Changed $358,500 PARMLS
• 2026-04-29 Listed $368,500 PARMLS
• 2025-11-07 Sold (Public Records) $115,000 Public Records
• 2025-11-07 Sold (MLS) $115,000 PARMLS
• 2025-11-06 Listed $115,000 PARMLS
• 2025-09-03 Listed $30,000 PARMLS
• 2025-09-03 Sold (MLS) $30,000 PARMLS

Property tax history

+6.9%/yr

Latest (2025): $2,674 · +14.3% YoY. Source: county tax records.