11124 Chumuckla Hwy · Brownsdale, FL 32565

$119,900

2 bd · 2.0 ba · 1,276 sqft · Manufactured public records · 34 Days on market

Built 1990 1.50 ac lot

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Why this score? — see what drove the C- 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 +12.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 1.5 acre parcel offers incredible flexibility with septic, power, and Moore Creek Mt. Carmel city water already installed — saving buyers time and money from the start. The property also features a detached 30’x30’ 2-car garage, while the homesite sits approximately 450’ off Chumuckla Highway offering added privacy and separation from the road. A mobile home currently sits on the property and conveys as-is (teardown/haulaway. ) Zoned R1M * - 1 mobile home/0.25 acre- this property presents a variety of potential uses and opportunities for the next owner. Whether you’re looking to create an investment opportunity, establish a homestead, or build out your ow

Key facts

• 1.5 acre parcel
• Zoned r1m
• 1.5 acre lot

Tags

• 1.5 ACRE PARCEL
• DETACHED 2-CAR GARAGE
• ZONED R1M

Property features AI

Finance

• Other: Directions: Take Chumuckla Hwy
• HOA & community: No association; If applicable, association fees noted as annually

Exterior

• Parking: Detached 2-car garage; Two covered parking spaces (total 2 spaces)
• Utilities: Electric service with circuit breakers; Septic tank
• Home design: One-story concrete home; Off-grade foundation; Resale property; Homestead exempt
• Construction: Concrete construction; One level
• Exterior features: Shingle roof; Paved, county-maintained road access; Does not allow horses; 1.5-acre lot

Interior

• Kitchen: Kitchen on the first floor (approx. 20' x 10'); No water heater reported
• Bedrooms: Two bedrooms on the first floor (approx. 12' x 12' and 11' x 10')
• Flooring: See remarks
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Living/dining combo; Flooring: see remarks

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $-16 ($-187/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (14.2% below list).
• Recommended offer: $103k (14.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#788 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, employment A; Watch: schools D-, 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: 129 active listings in the ZIP; 1,983 units permitted in Santa Rosa County in 2024 (128 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Santa Rosa County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,916 (14.2% 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 34 days. Have you received any prior offers? Is the seller open to a 14% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.86% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.92×
• Total profit: $64,325
• Equity at exit: $108,015

10-year hold

• IRR: 21.2%
• Equity multiple: 6.67×
• Total profit: $190,237
• Equity at exit: $232,939

Cash invested: $33,572 (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 32565

• Home prices YoY: 11.4%
• Active inventory: 129
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-16

Break-even live

Break-even rent $1,049

Max offer price $117,648

Occupancy floor 97%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $119,900 Active 34 DOM
2. 2026-06-17
   days on market $119,900 Active 33 DOM
3. 2026-06-16
   days on market $119,900 Active 32 DOM
4. 2026-06-15
   days on market $119,900 Active 31 DOM
5. 2026-06-14
   days on market $119,900 Active 29 DOM
6. 2026-06-10
   days on market $119,900 Active 26 DOM
7. 2026-06-09
   days on market $119,900 Active 25 DOM
8. 2026-06-08
   days on market $119,900 Active 24 DOM
9. 2026-06-07
   days on market $119,900 Active 23 DOM
10. 2026-06-05
    days on market $119,900 Active 20 DOM
11. 2026-06-03
    days on market $119,900 Active 19 DOM
12. 2026-06-02
    days on market $119,900 Active 18 DOM
13. 2026-06-01
    days on market $119,900 Active 17 DOM
14. 2026-05-31
    days on market $119,900 Active 16 DOM
15. 2026-05-31
    days on market $119,900 Active 15 DOM
16. 2026-05-15
    listed $119,900 Active

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 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: $12,350
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$3,488
• Taxable loss: −$2,228
• Est. tax savings @ 24.0%: +$535
• After-tax cash flow: $348/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 — Brownsdale

• Score: 61/100
• State rank: #788
• US rank: #18034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,653

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 (91%)
• Race & ethnicity: White 91% Asian 5% Two or more races 3%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · China, Vietnam
• Languages at home: 94% English-only · Chinese 4% Spanish 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: ▲ 33.17%
• Current HPI: 324.7547
• 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

1 event — show timeline

• 2026-05-15 Listed $119,900 PARMLS

Property tax history

+1.9%/yr

Latest (2025): $183 · +30.3% YoY. Source: county tax records.