809 Coulter Ave · Gonzalez, FL 32533

$234,000

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 158 Days on market

Built 1958 0.51 ac lot $186/sqft · 28% above area Est $246k · at est.

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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 +14.7/30.0
• ARV discount +9.7/15.0
• DSCR +4.5/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this fully remodeled 3-bedroom, 2-bath home offering exceptional updates and impressive living space. This property features a newer roof (2022), new windows, and a fully functional fireplace—delivering peace of mind and worry-free ownership for years to come. The HVAC system and ductwork (new in 2017) further enhance the home’s overall efficiency and comfort. Inside, you’ll find a bright, modern interior with a spacious additional living area perfect for hosting, relaxing, or creating a versatile bonus space. The home also includes a large laundry room, offering the extra room and functionality today’s buyers love. Outside, enjoy a very spacious yard—ideal for entertaining, pets, gardening, or future outdoor additions—along with a large storage shed that provides ample space for tools, equipment, or hobby use. Move-in ready and beautifully upgraded, this home delivers outstanding value in a convenient Cantonment location. Don’t miss your opportunity to make 809 Coulter Ave yours!

Key facts

• Updated electrical
• Brand new roof
• All new plumbing

Tags

• BRAND NEW ROOF
• NEW WINDOWS
• ALL NEW PLUMBING
• UPDATED ELECTRICAL
• FULLY FUNCTIONAL FIREPLACE
• HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $234k.

Deal economics

• At list price, monthly cash flow is $62 ($740/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (17.3% below list).
• Recommended offer: $193k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 158 days — a 12% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $34k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $234k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $193,454 (17.3% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

• ARV (median comp): $245,804
• List price: $234,000
• Delta: -4.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 Watson Ave	0.05mi	3/2.0	1,359 (+8%)	5mo	$200,000	$147	80
309 Homeland Ave	0.55mi	3/2.0	1,350 (+7%)	1mo	$187,000	$139	62
311 Booth Ave	0.52mi	3/1.0	1,218 (-3%)	6mo	$195,000	$160	61
1099 Pine Top Ln	0.74mi	3/2.0	1,333 (+6%)	2mo	$285,000	$214	54
939 Pine Top Ln Unit 9B	0.53mi	3/2.0	1,425 (+13%)	1mo	$294,200	$206	52
927 Pine Top Ln Unit 6B	0.52mi	3/2.0	1,425 (+13%)	3mo	$296,000	$208	51
307 Booth Ave	0.55mi	3/2.0	1,344 (+7%)	16mo	$236,000	$176	50
924 Rustling Pines Rd Unit 17B	0.55mi	3/2.0	1,425 (+13%)	4mo	$296,600	$208	49
204 Rocky Ave	0.68mi	3/1.0	1,183 (-6%)	6mo	$175,000	$148	49
517 Sugar Pine Way Unit 16A	0.41mi	3/2.0	1,425 (+13%)	14mo	$293,200	$206	48
936 Rustling Pines Rd Unit 14B	0.56mi	3/2.0	1,425 (+13%)	7mo	$295,000	$207	46
912 Rustling Pines Dr Unit 20B	0.55mi	3/2.0	1,425 (+13%)	16mo	$293,200	$206	39

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-34,055
• Equity at exit: $34,890

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-24,856
• Equity at exit: $20,232

Cash invested: $65,520 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,935 medium
• Mortgage (P&I): −$1,227
• Tax from tax record: −$142 /mo · $1,704/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $62

Break-even live

Break-even rent $1,857

Max offer price $234,000

Occupancy floor 92%

Sensitivity live

Price	-10% $194	-5% $128	+0% $62	+5% $-5	+10% $-71
Rent	-10% $-91	-5% $-15	+0% $62	+5% $138	+10% $214
Rate	-1.0pp $179	-0.5pp $121	base $62	+0.5pp $1	+1.0pp $-61

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: $58,500
• Closing costs: $7,020
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $234,000 Active 158 DOM
2. 2026-06-18
   days on market $234,000 Active 155 DOM
3. 2026-06-17
   days on market $234,000 Active 154 DOM
4. 2026-06-16
   days on market $234,000 Active 153 DOM
5. 2026-06-15
   pricestatus $234,000 Active 152 DOM
6. 2026-06-14
   status $239,000 Pending 152 DOM
7. 2026-06-10
   days on market $239,000 Active 152 DOM
8. 2026-06-09
   days on market $239,000 Active 151 DOM
9. 2026-06-08
   days on market $239,000 Active 150 DOM
10. 2026-06-07
    days on market $239,000 Active 149 DOM
11. 2026-06-03
    days on market $239,000 Active 145 DOM
12. 2026-06-02
    days on market $239,000 Active 144 DOM
13. 2026-06-01
    days on market $239,000 Active 143 DOM
14. 2026-05-31
    days on market $239,000 Active 142 DOM
15. 2026-05-31
    days on market $239,000 Active 141 DOM
16. 2026-05-12
    status Active 1048-char remark

    Show marketing remark (1048 chars)

    Welcome to this fully remodeled 3-bedroom, 2-bath home offering exceptional updates and impressive living space. This property features a newer roof (2022), new windows, and a fully functional fireplace—delivering peace of mind and worry-free ownership for years to come. The HVAC system and ductwork (new in 2017) further enhance the home’s overall efficiency and comfort. Inside, you’ll find a bright, modern interior with a spacious additional living area perfect for hosting, relaxing, or creating a versatile bonus space. The home also includes a large laundry room, offering the extra room and functionality today’s buyers love. Outside, enjoy a very spacious yard—ideal for entertaining, pets, gardening, or future outdoor additions—along with a large storage shed that provides ample space for tools, equipment, or hobby use. Move-in ready and beautifully upgraded, this home delivers outstanding value in a convenient Cantonment location. Don’t miss your opportunity to make 809 Coulter Ave yours!

17. 2026-05-02
    status Pending 1048-char remark

    Show marketing remark (1048 chars)

    Welcome to this fully remodeled 3-bedroom, 2-bath home offering exceptional updates and impressive living space. This property features a newer roof (2022), new windows, and a fully functional fireplace—delivering peace of mind and worry-free ownership for years to come. The HVAC system and ductwork (new in 2017) further enhance the home’s overall efficiency and comfort. Inside, you’ll find a bright, modern interior with a spacious additional living area perfect for hosting, relaxing, or creating a versatile bonus space. The home also includes a large laundry room, offering the extra room and functionality today’s buyers love. Outside, enjoy a very spacious yard—ideal for entertaining, pets, gardening, or future outdoor additions—along with a large storage shed that provides ample space for tools, equipment, or hobby use. Move-in ready and beautifully upgraded, this home delivers outstanding value in a convenient Cantonment location. Don’t miss your opportunity to make 809 Coulter Ave yours!

18. 2026-04-23
    price $239,000 1048-char remark

    Show marketing remark (1048 chars)

    Welcome to this fully remodeled 3-bedroom, 2-bath home offering exceptional updates and impressive living space. This property features a newer roof (2022), new windows, and a fully functional fireplace—delivering peace of mind and worry-free ownership for years to come. The HVAC system and ductwork (new in 2017) further enhance the home’s overall efficiency and comfort. Inside, you’ll find a bright, modern interior with a spacious additional living area perfect for hosting, relaxing, or creating a versatile bonus space. The home also includes a large laundry room, offering the extra room and functionality today’s buyers love. Outside, enjoy a very spacious yard—ideal for entertaining, pets, gardening, or future outdoor additions—along with a large storage shed that provides ample space for tools, equipment, or hobby use. Move-in ready and beautifully upgraded, this home delivers outstanding value in a convenient Cantonment location. Don’t miss your opportunity to make 809 Coulter Ave yours!

19. 2026-04-06
    price $248,500 1048-char remark

    Show marketing remark (1048 chars)

    Welcome to this fully remodeled 3-bedroom, 2-bath home offering exceptional updates and impressive living space. This property features a newer roof (2022), new windows, and a fully functional fireplace—delivering peace of mind and worry-free ownership for years to come. The HVAC system and ductwork (new in 2017) further enhance the home’s overall efficiency and comfort. Inside, you’ll find a bright, modern interior with a spacious additional living area perfect for hosting, relaxing, or creating a versatile bonus space. The home also includes a large laundry room, offering the extra room and functionality today’s buyers love. Outside, enjoy a very spacious yard—ideal for entertaining, pets, gardening, or future outdoor additions—along with a large storage shed that provides ample space for tools, equipment, or hobby use. Move-in ready and beautifully upgraded, this home delivers outstanding value in a convenient Cantonment location. Don’t miss your opportunity to make 809 Coulter Ave yours!

20. 2026-03-28
    status Active 1048-char remark

    Show marketing remark (1048 chars)

    Welcome to this fully remodeled 3-bedroom, 2-bath home offering exceptional updates and impressive living space. This property features a newer roof (2022), new windows, and a fully functional fireplace—delivering peace of mind and worry-free ownership for years to come. The HVAC system and ductwork (new in 2017) further enhance the home’s overall efficiency and comfort. Inside, you’ll find a bright, modern interior with a spacious additional living area perfect for hosting, relaxing, or creating a versatile bonus space. The home also includes a large laundry room, offering the extra room and functionality today’s buyers love. Outside, enjoy a very spacious yard—ideal for entertaining, pets, gardening, or future outdoor additions—along with a large storage shed that provides ample space for tools, equipment, or hobby use. Move-in ready and beautifully upgraded, this home delivers outstanding value in a convenient Cantonment location. Don’t miss your opportunity to make 809 Coulter Ave yours!

21. 2026-03-18
    status Pending 1048-char remark

    Show marketing remark (1048 chars)

    Welcome to this fully remodeled 3-bedroom, 2-bath home offering exceptional updates and impressive living space. This property features a newer roof (2022), new windows, and a fully functional fireplace—delivering peace of mind and worry-free ownership for years to come. The HVAC system and ductwork (new in 2017) further enhance the home’s overall efficiency and comfort. Inside, you’ll find a bright, modern interior with a spacious additional living area perfect for hosting, relaxing, or creating a versatile bonus space. The home also includes a large laundry room, offering the extra room and functionality today’s buyers love. Outside, enjoy a very spacious yard—ideal for entertaining, pets, gardening, or future outdoor additions—along with a large storage shed that provides ample space for tools, equipment, or hobby use. Move-in ready and beautifully upgraded, this home delivers outstanding value in a convenient Cantonment location. Don’t miss your opportunity to make 809 Coulter Ave yours!

22. 2026-02-27
    price $251,000 1048-char remark

    Show marketing remark (1048 chars)

    Welcome to this fully remodeled 3-bedroom, 2-bath home offering exceptional updates and impressive living space. This property features a newer roof (2022), new windows, and a fully functional fireplace—delivering peace of mind and worry-free ownership for years to come. The HVAC system and ductwork (new in 2017) further enhance the home’s overall efficiency and comfort. Inside, you’ll find a bright, modern interior with a spacious additional living area perfect for hosting, relaxing, or creating a versatile bonus space. The home also includes a large laundry room, offering the extra room and functionality today’s buyers love. Outside, enjoy a very spacious yard—ideal for entertaining, pets, gardening, or future outdoor additions—along with a large storage shed that provides ample space for tools, equipment, or hobby use. Move-in ready and beautifully upgraded, this home delivers outstanding value in a convenient Cantonment location. Don’t miss your opportunity to make 809 Coulter Ave yours!

23. 2026-01-26
    price $258,000 1048-char remark

    Show marketing remark (1048 chars)

    Welcome to this fully remodeled 3-bedroom, 2-bath home offering exceptional updates and impressive living space. This property features a newer roof (2022), new windows, and a fully functional fireplace—delivering peace of mind and worry-free ownership for years to come. The HVAC system and ductwork (new in 2017) further enhance the home’s overall efficiency and comfort. Inside, you’ll find a bright, modern interior with a spacious additional living area perfect for hosting, relaxing, or creating a versatile bonus space. The home also includes a large laundry room, offering the extra room and functionality today’s buyers love. Outside, enjoy a very spacious yard—ideal for entertaining, pets, gardening, or future outdoor additions—along with a large storage shed that provides ample space for tools, equipment, or hobby use. Move-in ready and beautifully upgraded, this home delivers outstanding value in a convenient Cantonment location. Don’t miss your opportunity to make 809 Coulter Ave yours!

24. 2025-12-20
    listed $268,500 Active 1048-char remark

    Show marketing remark (1048 chars)

    Welcome to this fully remodeled 3-bedroom, 2-bath home offering exceptional updates and impressive living space. This property features a newer roof (2022), new windows, and a fully functional fireplace—delivering peace of mind and worry-free ownership for years to come. The HVAC system and ductwork (new in 2017) further enhance the home’s overall efficiency and comfort. Inside, you’ll find a bright, modern interior with a spacious additional living area perfect for hosting, relaxing, or creating a versatile bonus space. The home also includes a large laundry room, offering the extra room and functionality today’s buyers love. Outside, enjoy a very spacious yard—ideal for entertaining, pets, gardening, or future outdoor additions—along with a large storage shed that provides ample space for tools, equipment, or hobby use. Move-in ready and beautifully upgraded, this home delivers outstanding value in a convenient Cantonment location. Don’t miss your opportunity to make 809 Coulter Ave yours!

25. 2025-08-05
    soldstatus $135,000
26. 2011-05-17
    historical
27. 2011-04-14
    listed $37,000
28. 1967-01-01
    soldstatus $16,000

ⓘ 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: $1,704 · $142/mo
• Projected year-2 tax: $1,942 · $162/mo
• Expected delta: +$238/yr (+$20/mo · 14.0%)

ⓘ 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 3/10 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: $23,214
• − Mortgage interest: −$13,108
• − Property taxes: −$1,704
• − Insurance: −$1,170
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$6,807
• Taxable loss: −$3,289
• Est. tax savings @ 24.0%: +$789
• After-tax cash flow: $1,529/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

+1393.8% since first listed

13 events — show timeline

• 2026-05-12 Relisted — PARMLS
• 2026-05-02 Pending — PARMLS
• 2026-04-23 Price Changed $239,000 PARMLS
• 2026-04-06 Price Changed $248,500 PARMLS
• 2026-03-28 Relisted — PARMLS
• 2026-03-18 Pending — PARMLS
• 2026-02-27 Price Changed $251,000 PARMLS
• 2026-01-26 Price Changed $258,000 PARMLS
• 2025-12-20 Listed $268,500 PARMLS
• 2025-08-05 Sold (Public Records) $135,000 Public Records
• 2011-05-17 Listing Removed — PARMLS
• 2011-04-14 Listed $37,000 PARMLS
• 1967-01-01 Sold (Public Records) $16,000 Public Records

Property tax history

+18.3%/yr

Latest (2025): $1,704 · +186.0% YoY. Source: county tax records.