8182 Mobile Hwy · Gonzalez, FL 32526

$255,000

3 bd · 2.0 ba · 1,836 sqft · Manufactured public records · 17 Days on market

Built 1999 1.31 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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +3.9/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This move-in ready home boasts numerous recent upgrades, including a brand-new 2025 roof, new hot water heater, new luxury vinyl flooring throughout, and elegant new crown molding. The spacious master suite features a large walk-in closet and a large master bathroom with both a shower and relaxing jet tub. Offering 1,836 sq ft of living space on 1.3 acres, this property is perfectly located in the highly sought-after Beulah area — just minutes from I-10 and within walking distance to Beulah Regional Park. Outdoor storage is a major bonus with a massive 29x20 pole barn (perfect for RV storage), a 19x19 two-car shed, and a 19x19 carport.

Key facts

• Jet tub
• Walk-in closet
• New crown molding

Tags

• NEW ROOF
• NEW HOT WATER HEATER
• NEW LUXURY VINYL FLOORING
• NEW CROWN MOLDING
• WALK-IN CLOSET
• JET TUB

Property features AI

Finance

• Other: Lot approximately 1.31 acres; Building area reported as 1,836 (units not listed per instructions)
• HOA & community: No homeowners association

Exterior

• Parking: 4 total parking spaces; 2-car garage (attached); 2-car carport; RV access/parking
• Utilities: Copper wiring for electric; Septic tank
• Home design: Mobile/Manufactured home; One story; Off-grade foundation; Frame construction
• Construction: Frame construction; Off-grade foundation; Shingle roof
• Exterior features: Shingle roof; Paved road access; County maintained road; Does not allow horses; Ridge vent for ventilation

Interior

• Kitchen: Updated kitchen; New sink; Electric water heater
• Bedrooms: Master bedroom on first level; Additional bedrooms on first level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; New vanity in bath
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Updated bathrooms; Updated kitchen; Living/dining combo; Carpet flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $255k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/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 $228k (10.6% below list).
• Recommended offer: $228k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Rents rising fast (+4.4%/yr); 417 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($75k/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 $8k 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 17 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,006 (10.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.42% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.67×
• Total profit: $-23,427
• Equity at exit: $38,021

10-year hold

• IRR: 2.2%
• Equity multiple: 1.17×
• Total profit: $12,111
• Equity at exit: $22,048

Cash invested: $71,400 (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 32526

• Home prices YoY: -28.3%
• Rents YoY: 4.4%
• Active inventory: 417
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,280 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$127 /mo · $1,528/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $230

Break-even live

Break-even rent $1,988

Max offer price $255,000

Occupancy floor 85%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9470 Lutoo Ln Pensacola, FL	4.0	2.0	1774	$2,300	$1.30	23d	1	0.75mi
7540 Oak Lake Blvd Pensacola, FL	4.0	2.5	2000	$2,085	$1.04	14d	1	0.96mi
7805 Lakeside Oaks Dr Pensacola, FL	4.0	2.0	1830	$2,400	$1.31	23d	1	0.99mi
7416 Oak Lake Blvd Pensacola, FL	3.0	2.0	1979	$2,145	$1.08	21d	1	1.04mi
9845 Beulah Rd Pensacola, FL	4.0	2.5	2016	$2,000	$0.99	14d	1	1.18mi
5251 W Nine Mile Rd Pensacola, FL	1.0–3.0	1.0–2.0	1029	$2,494	$2.42	13d	45	1.20mi
7068 Whitetail Run Dr Pensacola, FL	4.0	2.0	1815	$2,300	$1.27	13d	1	1.46mi

Listing history 12 events

1. 2026-06-18
   days on market $255,000 Active 17 DOM
2. 2026-06-17
   days on market $255,000 Active 16 DOM
3. 2026-06-16
   days on market $255,000 Active 15 DOM
4. 2026-06-15
   days on market $255,000 Active 14 DOM
5. 2026-06-14
   days on market $255,000 Active 12 DOM
6. 2026-06-10
   days on market $255,000 Active 9 DOM
7. 2026-06-09
   days on market $255,000 Active 8 DOM
8. 2026-06-08
   days on market $255,000 Active 7 DOM
9. 2026-06-07
   days on market $255,000 Active 6 DOM
10. 2026-06-03
    days on market $255,000 Active 2 DOM
11. 2026-06-02
    remarks 643-char remark
12. 2026-06-02
    listed $255,000 Active 1 DOM

ⓘ 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: $1,528 · $127/mo
• Projected year-2 tax: $2,116 · $176/mo
• Expected delta: +$588/yr (+$49/mo · 38.5%)

ⓘ 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 · 24 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: $27,361
• − Mortgage interest: −$14,284
• − Property taxes: −$1,528
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,189
• − Management: −$2,189
• − Depreciation: −$7,418
• Taxable loss: −$1,523
• Est. tax savings @ 24.0%: +$365
• After-tax cash flow: $3,130/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): 44,680
• Household income: $75,098
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 1166.0

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 (66%)
• Race & ethnicity: White 66% Black 19% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Tagalog/Filipino 1% Other Indo-European 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: ▼ -99.68%
• Current HPI: 252.6406
• Rent YoY: ▲ 4.42%
• 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

1 event — show timeline

• 2026-05-31 Listed $255,000 PARMLS

Property tax history

+12.4%/yr

Latest (2025): $1,528 · +13.1% YoY. Source: county tax records.