769 El Camino Dr · Gonzalez, FL 32533

$290,000

5 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 101 Days on market

Built 1975 0.43 ac lot

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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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Entertainment Lover’s Dream! Have a ball since entertaining is made easy in this freshly-painted 3/2, 1816 SF open floor plan home that includes not one, but TWO BONUS ROOMS – one is to the left of the main living area and the other is the SUN ROOM that flows off the dining area. Upon entering, you’ll be amazing at the ENORMOUS 16x15 Great Room with wood-laminate flooring that flows seamlessly into the Kitchen/breakfast/dining area with tile flooring, tons of cabinets, miles of counter-tops, a LARGE breakfast bar, stainless appliances, including, dishwasher, drop-in stove/oven and French door refrigerator w/freezer drawer on the bottom, plus a sink over-looking the backyard and a slider to the 16x10 heated and cooled Florida/Sun Room, deck and fenced backyard. The main living area is wide-open, filled with windows that allow soul-refreshing sunlight to fill the room and flows in perfect harmony out into the Sun Room and onto the deck, creating an entertainment lover’s dream and the perfect spot for those lazy summer BBQs and Holiday get-togethers with family and friends. The Master Suite features a walk-in closet and its own ensuite bath with vanity and tub/shower combo - imagine coming home from a long day, pouring yourself a glass of wine and taking a relaxing soak in your very own tub! Extras include a new room in 2015, tile in the wet areas, wood-laminate flooring in the main living area, an inside laundry with built-in cabinets, Sun Room, deck, and a fully-fenced backyard that affords the perfect spot for a lifetime of Sunday afternoon naps in the hammock! Come, take a look, but bring your checkbook because you will fall in love!

Key facts

• New tile flooring
• High-impact windows
• Remodeled residence

Tags

• REMODELED RESIDENCE
• HIGH-IMPACT WINDOWS
• MAPLEWOOD WINDOWSILLS
• HUGE GRANITE ISLAND
• NEW TILE FLOORING
• FERGUSON FAUCETS

Property features AI

Finance

• Other: County-maintained road access; Lot is approximately 0.43 acre and is an interior lot with central access
• HOA & community: No homeowners association

Exterior

• Parking: Open parking available; Driveway with front entrance access
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer; Circuit breakers and copper wiring for electric; Cable available
• Home design: Single-story home; Resale property; Not attached to another property; Ridge vent (green energy/ventilation feature)
• Construction: Frame construction; Shingle roof; Built on slab / off grade foundation; One level
• Exterior features: Back yard fencing; Front porch

Interior

• Kitchen: Remodeled kitchen (updated within 1–5 years); Granite counters; Kitchen island (custom built); Pantry; All new cabinets with soft-close drawers; New sink and Ferguson faucet; New windows
• Bedrooms: All bedrooms on the first floor; Bedroom sizes approximately 10 x 11, 10 x 11, and 11 x 13
• Flooring: Tile; Vinyl; Carpet
• Bathrooms: Two full bathrooms on the first floor; Updated bathroom with new vanity, lighting, Ferguson faucet, new flooring and plumbing (updated within 1–5 years)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Baseboards; Ceiling fan(s); Bonus room; Sun room; Double pane windows; Blinds
• Laundry & utility: Laundry located inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $55 ($657/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 $229k (21.2% below list).
• Recommended offer: $229k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Market conditions: 513 active listings in the ZIP; solid renter incomes; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 101 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $134k; list at $290k implies a 116% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,569 (21.2% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 0.79% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $192,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1095 Kathleen Ave	0.36mi	4/2.0 (-1)	1,662 (+8%)	9mo	$207,900	$125	57

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-43,628
• Equity at exit: $43,240

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-33,993
• Equity at exit: $25,074

Cash invested: $81,200 (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: 513
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,286 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $55

Break-even live

Break-even rent $2,216

Max offer price $290,000

Occupancy floor 93%

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-21
   historical Contingent
2. 2026-03-22
   status Active
3. 2026-03-13
   historical Contingent
4. 2026-02-13
   listed $290,000 Active
5. 2017-12-06
   soldstatus $134,500
6. 2017-12-04
   soldstatus $134,500 1687-char remark

   Show marketing remark (1687 chars)

   Entertainment Lover’s Dream! Have a ball since entertaining is made easy in this freshly-painted 3/2, 1816 SF open floor plan home that includes not one, but TWO BONUS ROOMS – one is to the left of the main living area and the other is the SUN ROOM that flows off the dining area. Upon entering, you’ll be amazing at the ENORMOUS 16x15 Great Room with wood-laminate flooring that flows seamlessly into the Kitchen/breakfast/dining area with tile flooring, tons of cabinets, miles of counter-tops, a LARGE breakfast bar, stainless appliances, including, dishwasher, drop-in stove/oven and French door refrigerator w/freezer drawer on the bottom, plus a sink over-looking the backyard and a slider to the 16x10 heated and cooled Florida/Sun Room, deck and fenced backyard. The main living area is wide-open, filled with windows that allow soul-refreshing sunlight to fill the room and flows in perfect harmony out into the Sun Room and onto the deck, creating an entertainment lover’s dream and the perfect spot for those lazy summer BBQs and Holiday get-togethers with family and friends. The Master Suite features a walk-in closet and its own ensuite bath with vanity and tub/shower combo - imagine coming home from a long day, pouring yourself a glass of wine and taking a relaxing soak in your very own tub! Extras include a new room in 2015, tile in the wet areas, wood-laminate flooring in the main living area, an inside laundry with built-in cabinets, Sun Room, deck, and a fully-fenced backyard that affords the perfect spot for a lifetime of Sunday afternoon naps in the hammock! Come, take a look, but bring your checkbook because you will fall in love!

7. 2017-10-09
   listed $138,000 1687-char remark

   Show marketing remark (1687 chars)

   Entertainment Lover’s Dream! Have a ball since entertaining is made easy in this freshly-painted 3/2, 1816 SF open floor plan home that includes not one, but TWO BONUS ROOMS – one is to the left of the main living area and the other is the SUN ROOM that flows off the dining area. Upon entering, you’ll be amazing at the ENORMOUS 16x15 Great Room with wood-laminate flooring that flows seamlessly into the Kitchen/breakfast/dining area with tile flooring, tons of cabinets, miles of counter-tops, a LARGE breakfast bar, stainless appliances, including, dishwasher, drop-in stove/oven and French door refrigerator w/freezer drawer on the bottom, plus a sink over-looking the backyard and a slider to the 16x10 heated and cooled Florida/Sun Room, deck and fenced backyard. The main living area is wide-open, filled with windows that allow soul-refreshing sunlight to fill the room and flows in perfect harmony out into the Sun Room and onto the deck, creating an entertainment lover’s dream and the perfect spot for those lazy summer BBQs and Holiday get-togethers with family and friends. The Master Suite features a walk-in closet and its own ensuite bath with vanity and tub/shower combo - imagine coming home from a long day, pouring yourself a glass of wine and taking a relaxing soak in your very own tub! Extras include a new room in 2015, tile in the wet areas, wood-laminate flooring in the main living area, an inside laundry with built-in cabinets, Sun Room, deck, and a fully-fenced backyard that affords the perfect spot for a lifetime of Sunday afternoon naps in the hammock! Come, take a look, but bring your checkbook because you will fall in love!

8. 2015-04-03
   soldstatus $103,500 538-char remark

   Show marketing remark (538 chars)

   Updated 3 bedroom 2 bath brick home in Cantonment on .43 acre! Home features new stainless steel Whirlpool appliances, flooring, roof, HVAC system, lighting and plumbing fixtures. The living room opens up to the eat-in kitchen. The kitchen also has a sliding glass door that leads to the Florida room. The indoor laundry room has overhead cabinets for extra storage. The Florida room has sliding glass doors that lead to the open patio, open deck and partially privacy fenced backyard. There is also a yard building for even more storage!

9. 2015-02-13
   listed $99,900 538-char remark

   Show marketing remark (538 chars)

   Updated 3 bedroom 2 bath brick home in Cantonment on .43 acre! Home features new stainless steel Whirlpool appliances, flooring, roof, HVAC system, lighting and plumbing fixtures. The living room opens up to the eat-in kitchen. The kitchen also has a sliding glass door that leads to the Florida room. The indoor laundry room has overhead cabinets for extra storage. The Florida room has sliding glass doors that lead to the open patio, open deck and partially privacy fenced backyard. There is also a yard building for even more storage!

10. 2002-01-09
    soldstatus $87,000
11. 1996-08-08
    soldstatus $62,000
12. 1996-08-01
    soldstatus $62,000
13. 1978-01-01
    soldstatus $27,700

ⓘ 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: $1,312 · $109/mo
• Projected year-2 tax: $2,407 · $201/mo
• Expected delta: +$1,095/yr (+$91/mo · 83.5%)

ⓘ 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 10/10 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: $27,428
• − Mortgage interest: −$16,245
• − Property taxes: −$1,312
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − Depreciation: −$8,436
• Taxable loss: −$4,403
• Est. tax savings @ 24.0%: +$1,057
• After-tax cash flow: $1,714/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

• 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

+946.9% since first listed

13 events — show timeline

• 2026-04-21 Contingent — PARMLS
• 2026-03-22 Relisted — PARMLS
• 2026-03-13 Contingent — PARMLS
• 2026-02-13 Listed $290,000 PARMLS
• 2017-12-06 Sold (Public Records) $134,500 Public Records
• 2017-12-04 Sold (MLS) $134,500 PARMLS
• 2017-10-09 Listed $138,000 PARMLS
• 2015-04-03 Sold (MLS) $103,500 PARMLS
• 2015-02-13 Listed $99,900 PARMLS
• 2002-01-09 Sold (Public Records) $87,000 Public Records
• 1996-08-08 Sold (Public Records) $62,000 Public Records
• 1996-08-01 Sold (Public Records) $62,000 Public Records
• 1978-01-01 Sold (Public Records) $27,700 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,312 · +16.5% YoY. Source: county tax records.