6922 Sea Turtle Cir · Navarre, FL 32566

$249,999

2 bd · 3.0 ba · 1,240 sqft · Townhouse public records · 92 Days on market

Built 1996 2,744 sqft lot Est $255k · at est. $83/mo HOA · 4% 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 +11.5/30.0
• ARV discount +8.5/15.0
• Schools +5.3/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Rent growth +3.2/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You'll love this updated 2-bedroom, 2.5-bath townhome with ensuite baths in each bedroom, located in Navarre. Freshly painted with new LVP flooring, no carpet, and a bright kitchen with new appliances. Major updates include a new roof (2022), high-efficiency HVAC with UV light (2024), water heater (2025), and garage door opener. Enjoy your fenced backyard and deck--perfect for entertaining or relaxing. Low HOA dues ($250/quarter) cover lawn care, termite bond, and sprinklers. Great location just minutes from Navarre Beach, shopping, and dining--perfect for first-time buyers or a second home!

Key facts

• Ensuite baths
• Bright kitchen
• High-efficiency hvac

Tags

• ENSUITE BATHS
• NEW LVP FLOORING
• BRIGHT KITCHEN
• NEW APPLIANCES
• NEW ROOF
• HIGH-EFFICIENCY HVAC

Property features AI

Finance

• Other: Road is paved and county-maintained
• HOA & community: Homeowners association with annual fee; Annual association fee covers association, grounds maintenance, management and pest control

Exterior

• Parking: Detached not indicated; attached oversized garage; One covered parking space (garage) — total 1 parking space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Circuit breakers with copper wiring; Cable available
• Home design: Townhome (attached property); Two levels; Hip composition roof; Homesteaded
• Construction: Frame construction; Slab foundation
• Exterior features: Sprinkler system; Privacy backyard fence

Interior

• Kitchen: Updated kitchen with painted cabinets, new lighting and faucet; Laminate countertops; Pantry; All new stainless kitchen appliances
• Bedrooms: Master bedroom approximately 11 x 17; Additional bedroom on the second floor approximately 15 x 15
• Bathrooms: Two full bathrooms and one half bathroom; Second-floor full bathrooms (sizes ~5 x 6); First-floor half bathroom (size ~5 x 4); One bathroom noted as not updated
• Heating & cooling: Heat pump heating; Central heating; Central air conditioning; Ceiling fans for cooling; ENERGY STAR qualified heating and cooling equipment
• Interior features: Baseboards; Ceiling fans; High-speed internet available; Smart thermostat; Storm door(s); Blinds and drapery with rods
• Laundry & utility: Indoor laundry with washer/dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (25.1% below list).
• Recommended offer: $187k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.2% in Navarre — 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 70/100 on livability (#435 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, schools A-; Watch: health & safety C-, amenities F, commute F.
• Santa Rosa (suburban): math 63% / reading 60% proficiency, ranked #8 of 73 in FL (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.7%/yr); 768 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,983 units permitted in Santa Rosa County in 2024 (128 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 $8k of value loss. Plan a longer hold.
• Santa Rosa County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 28y 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.
• Current owner paid $128k; list at $250k implies a 95% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,229 (25.1% 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 92 days. Have you received any prior offers? Is the seller open to a 25% 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. Schools are A-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?
7. 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?
8. 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.
9. 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.
10. 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: 5.89%
• Cash-on-cash: -1.45%
• DSCR: 0.94
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $255,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6928 Sea Turtle Cir	0.02mi	2/2.5	1,240 (0%)	8mo	$255,000	$206	91

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 · 2.74% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-46,444
• Equity at exit: $37,276

10-year hold

• IRR: -12.1%
• Equity multiple: 0.29×
• Total profit: $-49,650
• Equity at exit: $21,615

Cash invested: $70,000 (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 32566

• Home prices YoY: -26.2%
• Rents YoY: 2.7%
• Active inventory: 768
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,872 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$104
• HOA: −$83
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-84

Break-even live

Break-even rent $1,979

Max offer price $235,097

Occupancy floor 100%

Sensitivity live

Price	-10% $57	-5% $-14	+0% $-84	+5% $-155	+10% $-226
Rent	-10% $-232	-5% $-158	+0% $-84	+5% $-10	+10% $64
Rate	-1.0pp $42	-0.5pp $-21	base $-84	+0.5pp $-149	+1.0pp $-215

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1726 Eagle Bay Ln Navarre, FL	2.0	1.0	957	$1,295	$1.35	24d	1	0.29mi
6637 Water St Navarre, FL	3.0	2.0	1390	$2,050	$1.47	24d	1	0.60mi
6635 Water St Navarre, FL	3.0	2.0	1390	$2,050	$1.47	24d	1	0.60mi
1717 Sound Haven Ct Navarre, FL	3.0	3.0	1396	$2,050	$1.47	14d	1	0.94mi
7381 Navarre Pkwy Navarre, FL	1.0–3.0	1.0–2.0	986	$1,824	$1.85	14d	24	1.24mi
7459 Harvest Village Ct Navarre, FL	2.0	2.0	1102	$1,650	$1.50	24d	1	1.48mi

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: waterlandscaping

Listing history 40 events

1. 2026-06-18
   days on market $249,999 Active 92 DOM
2. 2026-06-17
   days on market $249,999 Active 91 DOM
3. 2026-06-16
   days on market $249,999 Active 90 DOM
4. 2026-06-15
   days on market $249,999 Active 89 DOM
5. 2026-06-14
   days on market $249,999 Active 87 DOM
6. 2026-06-10
   days on market $249,999 Active 84 DOM
7. 2026-06-09
   days on market $249,999 Active 83 DOM
8. 2026-06-08
   days on market $249,999 Active 82 DOM
9. 2026-06-07
   days on market $249,999 Active 81 DOM
10. 2026-06-05
    days on market $249,999 Active 78 DOM
11. 2026-06-03
    days on market $249,999 Active 77 DOM
12. 2026-06-02
    days on market $249,999 Active 76 DOM
13. 2026-06-01
    days on market $249,999 Active 75 DOM
14. 2026-05-31
    days on market $249,999 Active 74 DOM
15. 2026-05-31
    days on market $249,999 Active 73 DOM
16. 2026-05-11
    price $249,999 598-char remark

    Show marketing remark (598 chars)

    You'll love this updated 2-bedroom, 2.5-bath townhome with ensuite baths in each bedroom, located in Navarre. Freshly painted with new LVP flooring, no carpet, and a bright kitchen with new appliances. Major updates include a new roof (2022), high-efficiency HVAC with UV light (2024), water heater (2025), and garage door opener. Enjoy your fenced backyard and deck--perfect for entertaining or relaxing. Low HOA dues ($250/quarter) cover lawn care, termite bond, and sprinklers. Great location just minutes from Navarre Beach, shopping, and dining--perfect for first-time buyers or a second home!

17. 2026-05-11
    price $249,999

    Show marketing remark (598 chars)

    You'll love this updated 2-bedroom, 2.5-bath townhome with ensuite baths in each bedroom, located in Navarre. Freshly painted with new LVP flooring, no carpet, and a bright kitchen with new appliances. Major updates include a new roof (2022), high-efficiency HVAC with UV light (2024), water heater (2025), and garage door opener. Enjoy your fenced backyard and deck--perfect for entertaining or relaxing. Low HOA dues ($250/quarter) cover lawn care, termite bond, and sprinklers. Great location just minutes from Navarre Beach, shopping, and dining--perfect for first-time buyers or a second home!

18. 2026-03-18
    listed $255,000 Active 598-char remark

    Show marketing remark (598 chars)

    You'll love this updated 2-bedroom, 2.5-bath townhome with ensuite baths in each bedroom, located in Navarre. Freshly painted with new LVP flooring, no carpet, and a bright kitchen with new appliances. Major updates include a new roof (2022), high-efficiency HVAC with UV light (2024), water heater (2025), and garage door opener. Enjoy your fenced backyard and deck--perfect for entertaining or relaxing. Low HOA dues ($250/quarter) cover lawn care, termite bond, and sprinklers. Great location just minutes from Navarre Beach, shopping, and dining--perfect for first-time buyers or a second home!

19. 2026-03-18
    listed $255,000 Active

    Show marketing remark (598 chars)

    You'll love this updated 2-bedroom, 2.5-bath townhome with ensuite baths in each bedroom, located in Navarre. Freshly painted with new LVP flooring, no carpet, and a bright kitchen with new appliances. Major updates include a new roof (2022), high-efficiency HVAC with UV light (2024), water heater (2025), and garage door opener. Enjoy your fenced backyard and deck--perfect for entertaining or relaxing. Low HOA dues ($250/quarter) cover lawn care, termite bond, and sprinklers. Great location just minutes from Navarre Beach, shopping, and dining--perfect for first-time buyers or a second home!

20. 2026-01-16
    price $249,900
21. 2026-01-06
    price $254,900
22. 2025-11-22
    price $255,000
23. 2025-10-13
    price $259,900
24. 2025-09-22
    price $263,000
25. 2025-09-03
    price $265,000
26. 2025-08-04
    price $267,000
27. 2025-07-17
    price $267,500
28. 2025-07-10
    price $269,900
29. 2017-08-15
    soldstatus $128,000
30. 2017-08-14
    soldstatus $128,000
31. 2017-03-28
    listed $132,000
32. 2005-05-09
    soldstatus $90,000
33. 2002-06-28
    soldstatus $80,000
34. 2002-06-26
    soldstatus $80,000
35. 2002-02-19
    listed $81,900
36. 2000-06-02
    listed $78,000
37. 2000-05-31
    historical
38. 1999-05-19
    listed $80,000
39. 1999-05-18
    listed $80,000
40. 1998-12-19
    listed $80,000

ⓘ 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: $783 · $65/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$1,292/yr (+$108/mo · 164.9%)

ⓘ 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 10/10 Extreme 7 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,467
• − Mortgage interest: −$14,004
• − Property taxes: −$783
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − HOA: −$996
• − Depreciation: −$7,273
• Taxable loss: −$5,433
• Est. tax savings @ 24.0%: +$1,304
• After-tax cash flow: $292/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: Santa Rosa
• NCES district ID: 1201650
• Math proficiency: 63% ▼ -6.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $58,161
• Composite: 53.12/100
• National rank: #1511
• State rank: #8 of 73 in FL

Livability — Navarre

• Score: 70/100
• State rank: #435
• US rank: #7790

Category grades

Amenities F Commute F Cost of living B Crime A- Employment A Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Navarre, FL
• County: Santa Rosa County · 194,764 people
• City population: 43,883
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 43,883
• Household income: $105,551
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 608.0

Population outlook (Santa Rosa County) Hauer SSP2

• Today (2025): 195,978 people
• By 2030: 209,782 · +7.0%
• By 2040: 235,293 · +20.1%
• By 2050: 256,408 · +30.8%
• By 2075: 298,074 · +52.1%
• By 2100: 303,216 · +54.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 9% Hispanic / Latino 9% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Scotch-Irish 3% Lithuanian 3% Romanian 2%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 92% English-only · Spanish 4% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Santa Rosa

• 2024 margin: Solid R (+51.0) · D 24.1% · R 75.0%
• 2008→2024 swing: -3.0pp toward R · 2008: -47.9pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+46.5 2016: R+53.5 2012: R+52.6 2008: R+47.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.87%
• Current HPI: 298.6821
• Rent YoY: ▲ 2.74%
• 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

+212.5% since first listed

25 events — show timeline

• 2026-05-11 Price Changed $249,999 NAMLS
• 2026-05-11 Price Changed $249,999 PARMLS
• 2026-03-18 Listed $255,000 PARMLS
• 2026-03-18 Listed $255,000 NAMLS
• 2026-01-16 Price Changed $249,900 ECAR
• 2026-01-06 Price Changed $254,900 ECAR
• 2025-11-22 Price Changed $255,000 ECAR
• 2025-10-13 Price Changed $259,900 ECAR
• 2025-09-22 Price Changed $263,000 ECAR
• 2025-09-03 Price Changed $265,000 ECAR
• 2025-08-04 Price Changed $267,000 ECAR
• 2025-07-17 Price Changed $267,500 ECAR
• 2025-07-10 Price Changed $269,900 ECAR
• 2017-08-15 Sold (Public Records) $128,000 Public Records
• 2017-08-14 Sold (MLS) $128,000 PARMLS
• 2017-03-28 Listed $132,000 PARMLS
• 2005-05-09 Sold (Public Records) $90,000 Public Records
• 2002-06-28 Sold (Public Records) $80,000 Public Records
• 2002-06-26 Sold (MLS) $80,000 NAMLS
• 2002-02-19 Listed $81,900 NAMLS
• 2000-06-02 Listed $78,000 ECAR
• 2000-05-31 Listing Removed — NAMLS
• 1999-05-19 Listed $80,000 NAMLS
• 1999-05-18 Listed $80,000 ECAR
• 1998-12-19 Listed $80,000 ECAR

Property tax history

-3.5%/yr

Latest (2025): $783 · +4.6% YoY. Source: county tax records.