934 Springmier Pl · Gonzalez, FL 32514

$275,000

3 bd · 2.0 ba · 1,765 sqft · SingleFamily public records · 8 Days on market

Built 1986 0.77 ac lot Est $295k · 7% under $3/mo HOA

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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 +12.9/30.0
• ARV discount +10.5/15.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare double-lot opportunity in established Thousand Oaks subdivision! This 3-bedroom, 2-bath home needs a little TLC and offers expansive living on an oversized property, with the adjacent lot included in the sale (total of .77 acres). Step inside to a dramatic vaulted-ceiling living area anchored by a wood-burning fireplace. The kitchen with an island, double oven (2023), and a eat-in area with French doors that open directly to a covered lanai, ideal for seamless indoor-outdoor living. All rooms are equipped with ceiling fans and plantation shutters. The primary suite features soaring vaulted ceilings, a private ensuite with double vanities, and an expansive walk-in closet. Outside, the extra-large backyard offers plenty of room to enjoy, complete with a storage shed and a greenhouse. Additional highlights include a whole-home propane generator, fully fenced, an in-ground irrigation system, and a pool (liner needs replacement). New roof (2021), new HVAC (2025), and impact windows (2010). Sold as-is and priced to reflect the amazing opportunity for someone to make their own. Schedule your showing today!

Key facts

• Oversized property
• Double oven
• Kitchen with island

Tags

• DOUBLE-LOT OPPORTUNITY
• OVERSIZED PROPERTY
• VAULTED-CEILING LIVING AREA
• WOOD-BURNING FIREPLACE
• KITCHEN WITH ISLAND
• DOUBLE OVEN

Property features AI

Finance

• Other: Property conveyed whole/full; Mineral rights conveyed if any; Zoned for single-family residence; Property consists of 2 lots that are less than one acre total
• HOA & community: Annual association fee of $40 covering association management and common area taxes; No community amenities listed

Exterior

• Parking: Detached double garage with automatic door (2 covered spaces)
• Utilities: Cable connected; See remarks for other utilities
• Home design: Single-family residence; One story
• Construction: Wood siding and wood frame construction; Slab foundation; Composition roof with ridge vent; Built as resale (existing home)
• Exterior features: Fenced yard; Covered screened porch; Storage structure on property; No waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator with ice maker; Breakfast area plus separate dining room
• Bedrooms: Primary bedroom on the main level with walk-in closet and en suite bath; Two additional bedrooms
• Flooring: Carpet; Split brick; Vinyl; Wood
• Bathrooms: Two full bathrooms; Primary bathroom with double vanity
• Heating & cooling: Electric heating; Ceiling fan cooling
• Interior features: Ceiling fans; Internet available; Vaulted ceilings; Living room wood-burning fireplace with mantle
• Laundry & utility: See remarks for additional utility details

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-19 ($-230/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (24.0% below list).
• Recommended offer: $209k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: R. C. Lipscomb Elementary School (math 68% / reading 65%, grade B+, #473 of 2,144 statewide, top 23%, 764 students, 52% FRL); Ferry Pass Middle School (math 34% / reading 33%, grade F, #428 of 571 statewide, top 76%, 1,014 students, 64% FRL); J. M. Tate Senior High School (math 42% / reading 52%, grade D-, #207 of 667 statewide, top 32%, 2,110 students, 44% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents flat; 217 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($67k/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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $82k; list at $275k implies a 235% 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 $208,957 (24.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $294,755
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11511 Thousand Oaks Ct	0.34mi	3/2.0	1,683 (-5%)	2mo	$359,900	$214	75
2816 Silent Wood Dr	0.53mi	3/2.0	1,741 (-1%)	2mo	$262,000	$150	71
3052 Red Fern Rd	0.48mi	3/2.0	1,782 (+1%)	11mo	$289,900	$163	67
11525 Chemstrand Rd	0.44mi	4/2.0 (+1)	1,734 (-2%)	6mo	$177,000	$102	67
11698 Wakefield Dr	0.53mi	3/2.0	1,676 (-5%)	10mo	$285,000	$170	59
995 Patriot Pl	0.67mi	3/2.0	1,828 (+4%)	8mo	$349,000	$191	56
821 Cornell Ave	0.49mi	4/2.0 (+1)	1,631 (-8%)	4mo	$273,000	$167	56
868 Valley Ridge Cir	0.74mi	3/2.0	1,656 (-6%)	1mo	$299,000	$181	54
705 Meadowview Ln	0.68mi	3/2.0	1,697 (-4%)	10mo	$273,500	$161	54
2632 Youngwood Ln	0.49mi	3/2.0	1,950 (+10%)	8mo	$300,000	$154	53
3036 Turners Meadow Rd	0.25mi	4/2.0 (+1)	2,027 (+15%)	8mo	$315,000	$155	52
1225 Wakefield Ln	0.68mi	3/2.0	1,875 (+6%)	8mo	$325,000	$173	51

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 · 0.76% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.34×
• Total profit: $-50,499
• Equity at exit: $41,003

10-year hold

• IRR: -16.4%
• Equity multiple: 0.17×
• Total profit: $-64,066
• Equity at exit: $23,777

Cash invested: $77,000 (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 32514

• Home prices YoY: -31.2%
• Rents YoY: 0.8%
• Active inventory: 217
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,090 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$110 /mo · $1,323/yr
• Insurance: −$115
• HOA: −$3
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-19

Break-even live

Break-even rent $2,114

Max offer price $271,615

Occupancy floor 96%

Sensitivity live

Price	-10% $137	-5% $59	+0% $-19	+5% $-97	+10% $-175
Rent	-10% $-184	-5% $-102	+0% $-19	+5% $63	+10% $146
Rate	-1.0pp $119	-0.5pp $51	base $-19	+0.5pp $-90	+1.0pp $-163

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1232 Greystone Ln Pensacola, FL	3.0	2.0	1628	$2,100	$1.29	25d	1	1.29mi
404 Buxton Way Cantonment, FL	4.0	3.0	2200	$2,495	$1.13	25d	1	1.33mi

HOA detail

• Monthly dues: $3 · $36/yr
• Likely covers: pool

Listing history 8 events

1. 2026-05-13
   status Pending

   Show marketing remark (1122 chars)

   Rare double-lot opportunity in established Thousand Oaks subdivision! This 3-bedroom, 2-bath home needs a little TLC and offers expansive living on an oversized property, with the adjacent lot included in the sale (total of .77 acres). Step inside to a dramatic vaulted-ceiling living area anchored by a wood-burning fireplace. The kitchen with an island, double oven (2023), and a eat-in area with French doors that open directly to a covered lanai, ideal for seamless indoor-outdoor living. All rooms are equipped with ceiling fans and plantation shutters. The primary suite features soaring vaulted ceilings, a private ensuite with double vanities, and an expansive walk-in closet. Outside, the extra-large backyard offers plenty of room to enjoy, complete with a storage shed and a greenhouse. Additional highlights include a whole-home propane generator, fully fenced, an in-ground irrigation system, and a pool (liner needs replacement). New roof (2021), new HVAC (2025), and impact windows (2010). Sold as-is and priced to reflect the amazing opportunity for someone to make their own. Schedule your showing today!

2. 2026-05-13
   historical Contingent 1122-char remark

   Show marketing remark (1122 chars)

   Rare double-lot opportunity in established Thousand Oaks subdivision! This 3-bedroom, 2-bath home needs a little TLC and offers expansive living on an oversized property, with the adjacent lot included in the sale (total of .77 acres). Step inside to a dramatic vaulted-ceiling living area anchored by a wood-burning fireplace. The kitchen with an island, double oven (2023), and a eat-in area with French doors that open directly to a covered lanai, ideal for seamless indoor-outdoor living. All rooms are equipped with ceiling fans and plantation shutters. The primary suite features soaring vaulted ceilings, a private ensuite with double vanities, and an expansive walk-in closet. Outside, the extra-large backyard offers plenty of room to enjoy, complete with a storage shed and a greenhouse. Additional highlights include a whole-home propane generator, fully fenced, an in-ground irrigation system, and a pool (liner needs replacement). New roof (2021), new HVAC (2025), and impact windows (2010). Sold as-is and priced to reflect the amazing opportunity for someone to make their own. Schedule your showing today!

3. 2026-05-02
   status Active 1122-char remark

   Show marketing remark (1122 chars)

   Rare double-lot opportunity in established Thousand Oaks subdivision! This 3-bedroom, 2-bath home needs a little TLC and offers expansive living on an oversized property, with the adjacent lot included in the sale (total of .77 acres). Step inside to a dramatic vaulted-ceiling living area anchored by a wood-burning fireplace. The kitchen with an island, double oven (2023), and a eat-in area with French doors that open directly to a covered lanai, ideal for seamless indoor-outdoor living. All rooms are equipped with ceiling fans and plantation shutters. The primary suite features soaring vaulted ceilings, a private ensuite with double vanities, and an expansive walk-in closet. Outside, the extra-large backyard offers plenty of room to enjoy, complete with a storage shed and a greenhouse. Additional highlights include a whole-home propane generator, fully fenced, an in-ground irrigation system, and a pool (liner needs replacement). New roof (2021), new HVAC (2025), and impact windows (2010). Sold as-is and priced to reflect the amazing opportunity for someone to make their own. Schedule your showing today!

4. 2026-05-02
   listed $275,000 Active

   Show marketing remark (1122 chars)

   Rare double-lot opportunity in established Thousand Oaks subdivision! This 3-bedroom, 2-bath home needs a little TLC and offers expansive living on an oversized property, with the adjacent lot included in the sale (total of .77 acres). Step inside to a dramatic vaulted-ceiling living area anchored by a wood-burning fireplace. The kitchen with an island, double oven (2023), and a eat-in area with French doors that open directly to a covered lanai, ideal for seamless indoor-outdoor living. All rooms are equipped with ceiling fans and plantation shutters. The primary suite features soaring vaulted ceilings, a private ensuite with double vanities, and an expansive walk-in closet. Outside, the extra-large backyard offers plenty of room to enjoy, complete with a storage shed and a greenhouse. Additional highlights include a whole-home propane generator, fully fenced, an in-ground irrigation system, and a pool (liner needs replacement). New roof (2021), new HVAC (2025), and impact windows (2010). Sold as-is and priced to reflect the amazing opportunity for someone to make their own. Schedule your showing today!

5. 2026-04-13
   historical Contingent 1122-char remark

   Show marketing remark (1122 chars)

   Rare double-lot opportunity in established Thousand Oaks subdivision! This 3-bedroom, 2-bath home needs a little TLC and offers expansive living on an oversized property, with the adjacent lot included in the sale (total of .77 acres). Step inside to a dramatic vaulted-ceiling living area anchored by a wood-burning fireplace. The kitchen with an island, double oven (2023), and a eat-in area with French doors that open directly to a covered lanai, ideal for seamless indoor-outdoor living. All rooms are equipped with ceiling fans and plantation shutters. The primary suite features soaring vaulted ceilings, a private ensuite with double vanities, and an expansive walk-in closet. Outside, the extra-large backyard offers plenty of room to enjoy, complete with a storage shed and a greenhouse. Additional highlights include a whole-home propane generator, fully fenced, an in-ground irrigation system, and a pool (liner needs replacement). New roof (2021), new HVAC (2025), and impact windows (2010). Sold as-is and priced to reflect the amazing opportunity for someone to make their own. Schedule your showing today!

6. 2026-04-10
   listed $275,000 Active 1122-char remark

   Show marketing remark (1122 chars)

   Rare double-lot opportunity in established Thousand Oaks subdivision! This 3-bedroom, 2-bath home needs a little TLC and offers expansive living on an oversized property, with the adjacent lot included in the sale (total of .77 acres). Step inside to a dramatic vaulted-ceiling living area anchored by a wood-burning fireplace. The kitchen with an island, double oven (2023), and a eat-in area with French doors that open directly to a covered lanai, ideal for seamless indoor-outdoor living. All rooms are equipped with ceiling fans and plantation shutters. The primary suite features soaring vaulted ceilings, a private ensuite with double vanities, and an expansive walk-in closet. Outside, the extra-large backyard offers plenty of room to enjoy, complete with a storage shed and a greenhouse. Additional highlights include a whole-home propane generator, fully fenced, an in-ground irrigation system, and a pool (liner needs replacement). New roof (2021), new HVAC (2025), and impact windows (2010). Sold as-is and priced to reflect the amazing opportunity for someone to make their own. Schedule your showing today!

7. 1987-02-01
   soldstatus $82,000
8. 1985-10-01
   soldstatus $12,100

ⓘ 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: $1,323 · $110/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$960/yr (+$80/mo · 72.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $25,075
• − Mortgage interest: −$15,404
• − Property taxes: −$1,323
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − HOA: −$36
• − Depreciation: −$8,000
• Taxable loss: −$5,075
• Est. tax savings @ 24.0%: +$1,218
• After-tax cash flow: $988/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): 42,447
• Household income: $66,644
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1962.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 63% Black 22% Two or more races 9% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% 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: ▼ -120.99%
• Current HPI: 266.7408
• Rent YoY: ▲ 0.76%
• 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

+2172.7% since first listed

8 events — show timeline

• 2026-05-13 Pending — BCAR
• 2026-05-13 Contingent — PARMLS
• 2026-05-02 Relisted — PARMLS
• 2026-05-02 Listed $275,000 BCAR
• 2026-04-13 Contingent — PARMLS
• 2026-04-10 Listed $275,000 PARMLS
• 1987-02-01 Sold (Public Records) $82,000 Public Records
• 1985-10-01 Sold (Public Records) $12,100 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,323 · +16.5% YoY. Source: county tax records.