302 Wegner Ave · Gonzalez, FL 32533

$239,900

3 bd · 1.0 ba · 2,029 sqft · SingleFamily public records · 78 Days on market

Built 1947 0.27 ac lot $118/sqft · 15% below area Est $284k · 15% under ↓ 9% since listing

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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 +14.4/15.0
• Cash flow +10.5/30.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPEN HOUSE SATURDAY (5-2-2026) from 11-2...Corner lot with over 2000 sq ft of living space! This WELL LOVED home is ready for you... Several mature trees, flowering shrubs, and plenty of grass fill this beautiful yard! The COVERED CARPORT welcomes you in to sit and enjoy your private space! You can use this area for parking or relaxing on a nice patio bench! As you enter the house, the MUDROOM/UTILITY room is spacious and allows you to organize your daily shoes, jackets, or sports equipment! The LAUNDRY ROOM is just off this area and even has a nice FOLDING TABLE. Further into the home you will see where the activity happens! The FOYER leads you to either the BREAKFAST NOOK then KITCHEN or to the FORMAL DINING ROOM! Starting with the KITCHEN you will see plenty of cabinets for cooking supplies and enough floor space to add your own ISLAND if desired. There is a deep PANTRY for convenience. The FORMAL DINING is close by and has a FIREPLACE to set the perfect mood. The large BUFFET allows for entertaining and storage! Off the formal dining is the large FAMILY ROOM with a working ELECTRIC FIREPLACE! Large windows bring in tons of light and you also have access to your side yard with a beautiful wood door! The MASTER BEDROOM is just off the kitchen and is oversized for plenty of furniture, has BUILT IN SHELVES, and includes a nice WALK-IN CLOSET! The MASTER BATHROOM has a WALK-IN SHOWER.The TWO BEDROOMS AND HALL BATHROOM are just in the hallway for easy access.This house and property is very close to the NEW DISC GOLF COURSE AND WALKING PARK! Come see what you can have all for yourself!

Key facts

• Flowering shrubs
• Covered carport
• Laundry room

Tags

• CORNER LOT
• MATURE TREES
• FLOWERING SHRUBS
• COVERED CARPORT
• MUDROOM UTILITY ROOM
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (19.0% below list).
• Recommended offer: $194k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Jim Allen Elementary School (math 54% / reading 53%, grade C, #949 of 2,144 statewide, top 45%, 677 students, 61% 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: 511 active listings in the ZIP; 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 78 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $194,309 (19.0% 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. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.81% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $283,674
• List price: $239,900
• Delta: -15.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Pace Pkwy	0.22mi	3/2.0	1,991 (-2%)	11mo	$293,000	$147	74
406 Coulter Ave	0.13mi	3/2.0	1,788 (-12%)	14mo	$60,000	$34	58
1956 Well Line Rd	0.36mi	3/2.5	2,223 (+10%)	16mo	$665,000	$299	48
514 Morris Ave	0.28mi	4/3.0 (+1)	2,146 (+6%)	21mo	$290,000	$135	47
820 Jacobs Way	0.59mi	4/2.5 (+1)	2,229 (+10%)	10mo	$345,000	$155	36
874 Jacobs Way	0.75mi	4/2.0 (+1)	1,880 (-7%)	20mo	$375,000	$199	27

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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-46,669
• Equity at exit: $35,770

10-year hold

• IRR: -12.8%
• Equity multiple: 0.25×
• Total profit: $-50,595
• Equity at exit: $20,742

Cash invested: $67,172 (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: 511
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,943 medium
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-123

Break-even live

Break-even rent $2,099

Max offer price $222,123

Occupancy floor —

Sensitivity live

Price	-10% $43	-5% $-40	+0% $-123	+5% $-206	+10% $-289
Rent	-10% $-276	-5% $-200	+0% $-123	+5% $-46	+10% $31
Rate	-1.0pp $-2	-0.5pp $-62	base $-123	+0.5pp $-185	+1.0pp $-248

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $239,900 Active 78 DOM
2. 2026-06-18
   days on market $239,900 Active 75 DOM
3. 2026-06-17
   days on market $239,900 Active 74 DOM
4. 2026-06-16
   days on market $239,900 Active 73 DOM
5. 2026-06-15
   days on market $239,900 Active 72 DOM
6. 2026-06-14
   days on market $239,900 Active 70 DOM
7. 2026-06-10
   days on market $239,900 Active 67 DOM
8. 2026-06-09
   days on market $239,900 Active 66 DOM
9. 2026-06-08
   days on market $239,900 Active 65 DOM
10. 2026-06-07
    pricedays on market $239,900 Active 64 DOM
11. 2026-06-03
    days on market $249,900 Active 60 DOM
12. 2026-06-02
    days on market $249,900 Active 59 DOM
13. 2026-06-01
    days on market $249,900 Active 58 DOM
14. 2026-05-31
    days on market $249,900 Active 57 DOM
15. 2026-05-31
    days on market $249,900 Active 56 DOM
16. 2026-05-07
    price $264,000 1609-char remark

    Show marketing remark (1609 chars)

    OPEN HOUSE SATURDAY (5-2-2026) from 11-2...Corner lot with over 2000 sq ft of living space! This WELL LOVED home is ready for you... Several mature trees, flowering shrubs, and plenty of grass fill this beautiful yard! The COVERED CARPORT welcomes you in to sit and enjoy your private space! You can use this area for parking or relaxing on a nice patio bench! As you enter the house, the MUDROOM/UTILITY room is spacious and allows you to organize your daily shoes, jackets, or sports equipment! The LAUNDRY ROOM is just off this area and even has a nice FOLDING TABLE. Further into the home you will see where the activity happens! The FOYER leads you to either the BREAKFAST NOOK then KITCHEN or to the FORMAL DINING ROOM! Starting with the KITCHEN you will see plenty of cabinets for cooking supplies and enough floor space to add your own ISLAND if desired. There is a deep PANTRY for convenience. The FORMAL DINING is close by and has a FIREPLACE to set the perfect mood. The large BUFFET allows for entertaining and storage! Off the formal dining is the large FAMILY ROOM with a working ELECTRIC FIREPLACE! Large windows bring in tons of light and you also have access to your side yard with a beautiful wood door! The MASTER BEDROOM is just off the kitchen and is oversized for plenty of furniture, has BUILT IN SHELVES, and includes a nice WALK-IN CLOSET! The MASTER BATHROOM has a WALK-IN SHOWER.The TWO BEDROOMS AND HALL BATHROOM are just in the hallway for easy access.This house and property is very close to the NEW DISC GOLF COURSE AND WALKING PARK! Come see what you can have all for yourself!

17. 2026-04-04
    listed $289,000 Active 1609-char remark

    Show marketing remark (1609 chars)

    OPEN HOUSE SATURDAY (5-2-2026) from 11-2...Corner lot with over 2000 sq ft of living space! This WELL LOVED home is ready for you... Several mature trees, flowering shrubs, and plenty of grass fill this beautiful yard! The COVERED CARPORT welcomes you in to sit and enjoy your private space! You can use this area for parking or relaxing on a nice patio bench! As you enter the house, the MUDROOM/UTILITY room is spacious and allows you to organize your daily shoes, jackets, or sports equipment! The LAUNDRY ROOM is just off this area and even has a nice FOLDING TABLE. Further into the home you will see where the activity happens! The FOYER leads you to either the BREAKFAST NOOK then KITCHEN or to the FORMAL DINING ROOM! Starting with the KITCHEN you will see plenty of cabinets for cooking supplies and enough floor space to add your own ISLAND if desired. There is a deep PANTRY for convenience. The FORMAL DINING is close by and has a FIREPLACE to set the perfect mood. The large BUFFET allows for entertaining and storage! Off the formal dining is the large FAMILY ROOM with a working ELECTRIC FIREPLACE! Large windows bring in tons of light and you also have access to your side yard with a beautiful wood door! The MASTER BEDROOM is just off the kitchen and is oversized for plenty of furniture, has BUILT IN SHELVES, and includes a nice WALK-IN CLOSET! The MASTER BATHROOM has a WALK-IN SHOWER.The TWO BEDROOMS AND HALL BATHROOM are just in the hallway for easy access.This house and property is very close to the NEW DISC GOLF COURSE AND WALKING PARK! Come see what you can have all for yourself!

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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: $23,317
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$6,979
• Taxable loss: −$5,629
• Est. tax savings @ 24.0%: +$1,351
• After-tax cash flow: $-123/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): 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

-8.7% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $264,000 PARMLS
• 2026-04-04 Listed $289,000 PARMLS

Property tax history

+3.6%/yr

Latest (2025): $457 · +41.2% YoY. Source: county tax records.