2545 Sutton Place Dr · Gonzalez, FL 32533

$239,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 183 Days on market

Built 2023 Excellent condition 6,969 sqft lot $216/sqft · at area comps Est $245k · 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 +11.3/30.0
• ARV discount +8.5/15.0
• Condition / age +4.8/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller offering concessions and willing to buy down buyer’s interest rate with acceptable offer. Seller is willing to include the home fully furnished with an acceptable offer, creating a rare opportunity for buyers looking for a true move-in ready property. Built in 2023, this move-in ready 3-bedroom home offers modern construction without the wait. The home includes all major kitchen appliances plus washer and dryer, making it an easy turnkey option for buyers. The open living and kitchen layout provides comfortable everyday living with great natural light, while the low-maintenance property keeps upkeep simple. Conveniently located in North Pensacola/Cantonment near Highway 29, with quick access to shopping, dining, and an easy drive into Pensacola. Bonus: it’s already proven itself as a successful Airbnb—perfect if you want extra income now or flexibility later.

Key facts

• Deep lot
• Open layout
• Peaceful cul de sac

Tags

• FULLY FURNISHED
• MOVE IN READY
• PEACEFUL CUL DE SAC
• DEEP LOT
• OPEN LAYOUT
• SMART HOME TECH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $239k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (20.2% below list).
• Recommended offer: $191k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Pine Meadow Elementary School (math 59% / reading 65%, grade B, #608 of 2,144 statewide, top 29%, 710 students, 51% 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: 512 active listings in the ZIP; 3 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; 1,479 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 $7k 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 183 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,808 (20.2% 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 183 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.80% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 10.4

CMA / ARV

• ARV (median comp): $244,627
• List price: $239,000
• Delta: -2.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2536 Sutton Place Dr	0.04mi	3/1.0	1,077 (-2%)	1mo	$233,088	$216	93
336 Crestfield Cir	0.35mi	3/1.5	1,090 (-1%)	1mo	$192,900	$177	79
2516 Sutton Place Dr	0.07mi	3/1.0	1,077 (-2%)	18mo	$216,000	$201	78
328 Forest Hill Dr	0.43mi	3/2.0	1,119 (+1%)	23mo	$212,500	$190	55
827 W Roberts Rd	0.63mi	2/1.0 (-1)	1,173 (+6%)	18mo	$265,000	$226	40

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-44,269
• Equity at exit: $35,636

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-45,701
• Equity at exit: $20,664

Cash invested: $66,920 (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: 512
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,908 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$199 /mo · $2,392/yr
• Insurance: −$100
• HOA: −$42
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-87

Break-even live

Break-even rent $2,018

Max offer price $223,650

Occupancy floor 100%

Sensitivity live

Price	-10% $48	-5% $-19	+0% $-87	+5% $-155	+10% $-222
Rent	-10% $-238	-5% $-162	+0% $-87	+5% $-12	+10% $64
Rate	-1.0pp $33	-0.5pp $-26	base $-87	+0.5pp $-149	+1.0pp $-212

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 Forest Hills Dr Cantonment, FL	3.0	2.0	1080	$1,800	$1.67	25d	1	0.41mi
197 Millet Cir Cantonment, FL	3.0	2.0	1500	$2,000	$1.33	15d	1	0.58mi
3318 Pine Forest Rd Cantonment, FL	2.0	2.0	968	$1,250	$1.29	25d	1	1.19mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 35 events

1. 2026-06-21
   days on market $239,000 Active 183 DOM
2. 2026-06-18
   days on market $239,000 Active 180 DOM
3. 2026-06-17
   days on market $239,000 Active 179 DOM
4. 2026-06-16
   days on market $239,000 Active 178 DOM
5. 2026-06-15
   days on market $239,000 Active 177 DOM
6. 2026-06-14
   days on market $239,000 Active 175 DOM
7. 2026-06-10
   days on market $239,000 Active 172 DOM
8. 2026-06-09
   days on market $239,000 Active 171 DOM
9. 2026-06-08
   days on market $239,000 Active 170 DOM
10. 2026-06-07
    days on market $239,000 Active 169 DOM
11. 2026-06-03
    days on market $239,000 Active 165 DOM
12. 2026-06-02
    days on market $239,000 Active 164 DOM
13. 2026-06-01
    days on market $239,000 Active 163 DOM
14. 2026-05-31
    days on market $239,000 Active 162 DOM
15. 2026-05-31
    days on market $239,000 Active 161 DOM
16. 2026-03-15
    price $239,000 899-char remark

    Show marketing remark (899 chars)

    Seller offering concessions and willing to buy down buyer’s interest rate with acceptable offer. Seller is willing to include the home fully furnished with an acceptable offer, creating a rare opportunity for buyers looking for a true move-in ready property. Built in 2023, this move-in ready 3-bedroom home offers modern construction without the wait. The home includes all major kitchen appliances plus washer and dryer, making it an easy turnkey option for buyers. The open living and kitchen layout provides comfortable everyday living with great natural light, while the low-maintenance property keeps upkeep simple. Conveniently located in North Pensacola/Cantonment near Highway 29, with quick access to shopping, dining, and an easy drive into Pensacola. Bonus: it’s already proven itself as a successful Airbnb—perfect if you want extra income now or flexibility later.

17. 2026-01-26
    price $240,000 899-char remark

    Show marketing remark (899 chars)

    Seller offering concessions and willing to buy down buyer’s interest rate with acceptable offer. Seller is willing to include the home fully furnished with an acceptable offer, creating a rare opportunity for buyers looking for a true move-in ready property. Built in 2023, this move-in ready 3-bedroom home offers modern construction without the wait. The home includes all major kitchen appliances plus washer and dryer, making it an easy turnkey option for buyers. The open living and kitchen layout provides comfortable everyday living with great natural light, while the low-maintenance property keeps upkeep simple. Conveniently located in North Pensacola/Cantonment near Highway 29, with quick access to shopping, dining, and an easy drive into Pensacola. Bonus: it’s already proven itself as a successful Airbnb—perfect if you want extra income now or flexibility later.

18. 2025-12-20
    listed $245,000 Active 899-char remark

    Show marketing remark (899 chars)

    Seller offering concessions and willing to buy down buyer’s interest rate with acceptable offer. Seller is willing to include the home fully furnished with an acceptable offer, creating a rare opportunity for buyers looking for a true move-in ready property. Built in 2023, this move-in ready 3-bedroom home offers modern construction without the wait. The home includes all major kitchen appliances plus washer and dryer, making it an easy turnkey option for buyers. The open living and kitchen layout provides comfortable everyday living with great natural light, while the low-maintenance property keeps upkeep simple. Conveniently located in North Pensacola/Cantonment near Highway 29, with quick access to shopping, dining, and an easy drive into Pensacola. Bonus: it’s already proven itself as a successful Airbnb—perfect if you want extra income now or flexibility later.

19. 2025-10-09
    historical
20. 2025-07-11
    price $249,000
21. 2025-07-03
    price $259,000
22. 2025-05-29
    price $260,000
23. 2025-04-03
    listed $255,000 Active
24. 2023-09-26
    soldstatus $228,575 Sold
25. 2023-08-21
    status Pending
26. 2023-08-10
    price $234,900
27. 2023-08-01
    price $249,900
28. 2023-07-21
    price $247,900
29. 2023-07-17
    price $253,900
30. 2023-06-07
    price $256,900
31. 2023-06-05
    price $255,900
32. 2023-06-04
    price $254,900
33. 2023-06-01
    listed $253,900 Active
34. 2023-02-13
    soldstatus $2,280,000
35. 2023-02-09
    soldstatus $2,166,000

ⓘ 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: $2,392 · $199/mo
• Projected year-2 tax: $2,392 · $199/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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: $22,897
• − Mortgage interest: −$13,388
• − Property taxes: −$2,392
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − HOA: −$504
• − Depreciation: −$6,953
• Taxable loss: −$5,198
• Est. tax savings @ 24.0%: +$1,248
• After-tax cash flow: $205/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 · 12 photos

Excellent 95/100 None rehab

This move-in ready home is in excellent condition with modern appliances and fresh paint. It offers a great opportunity for buyers looking for a low-maintenance property with a great location.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value
• Both painting — refreshes interior and exterior
• Both landscaping — improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Both landscaping — improves curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Gonzalez, FL
• 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

-89.0% since first listed

20 events — show timeline

• 2026-03-15 Price Changed $239,000 PARMLS
• 2026-01-26 Price Changed $240,000 PARMLS
• 2025-12-20 Listed $245,000 PARMLS
• 2025-10-09 Listing Removed — PARMLS
• 2025-07-11 Price Changed $249,000 PARMLS
• 2025-07-03 Price Changed $259,000 PARMLS
• 2025-05-29 Price Changed $260,000 PARMLS
• 2025-04-03 Listed $255,000 PARMLS
• 2023-09-26 Sold (MLS) $228,575 PARMLS
• 2023-08-21 Pending — PARMLS
• 2023-08-10 Price Changed $234,900 PARMLS
• 2023-08-01 Price Changed $249,900 PARMLS
• 2023-07-21 Price Changed $247,900 PARMLS
• 2023-07-17 Price Changed $253,900 PARMLS
• 2023-06-07 Price Changed $256,900 PARMLS
• 2023-06-05 Price Changed $255,900 PARMLS
• 2023-06-04 Price Changed $254,900 PARMLS
• 2023-06-01 Listed $253,900 PARMLS
• 2023-02-13 Sold (Public Records) $2,280,000 Public Records
• 2023-02-09 Sold (Public Records) $2,166,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,392 · +1.8% YoY. Source: county tax records.