2347 Kirkwood Dr · Gonzalez, FL 32533

$275,000

4 bd · 2.0 ba · 1,827 sqft · SingleFamily public records · 262 Days on market

Built 2022 6,969 sqft lot Est $303k · 9% under $13/mo HOA · 1% of rent ↓ 12% 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).

• Cash flow +12.8/30.0
• ARV discount +11.7/15.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New construction and a great open design perfect for entertaining in the brand new Kirkwood community off Kingsfield Road. Highly desirable lower maintenance exterior and the Cali floor plan is one of our very best sellers. The Cali is a 4 bedroom, 2 bath, covered patio, 2 car garage home with no wasted space, a very comfortable and relaxed feel. The kitchen features smooth top range, granite counters with undermount sink, all stainless steel appliances, quiet dishwasher, a large island bar and corner pantry. Bedroom-1 features a large walk in closet and beautiful adjoining bath with a granite double vanity and 5' shower and roomy linen closet for extra storage. You will love the impeccable wood look flooring throughout with plush carpet in the bedrooms. The Smart Home Connect System includes your video doorbell, keyless entry and much more. Fabric hurricane window and door protection is also included. Stylish Craftsman new construction located in a convenient central Cantonment location with easy access to Navy Federal Credit Union and the interstate.

Key facts

• Double vanity
• Granite countertops
• Large walk in closet

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVACY FENCED BACKYARD
• SMART HOME TECHNOLOGY
• DOUBLE VANITY
• LARGE WALK IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $145 (includes association services)

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Copper electrical wiring; Cable available
• Home design: One-story home; Resale property; Not attached to other units; Homestead exemption applicable
• Construction: Frame construction; Shingle roof; Slab foundation; Built as a single-level structure
• Exterior features: Covered patio/porch; Privacy fence; Paved road access; County-maintained road

Interior

• Kitchen: Granite counters; Kitchen island; Built-in microwave; Dishwasher; Disposal; Refrigerator; Electric water heater
• Bedrooms: Bedroom on the first floor (approx. 11' x 12')
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Baseboards; High-speed internet
• Laundry & utility: Inside laundry with washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-25 ($-295/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (19.4% below list).
• Recommended offer: $222k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Pine Meadow Elementary School (math 59% / reading 65%, grade B, #608 of 2,144 statewide, top 29%, 710 students, 51% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 31% 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 $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 262 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $45k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $221,646 (19.4% 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 262 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $303,282
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2347 Kirkwood Dr	0.00mi	4/2.0	1,787 (-2%)	1mo	$270,000	$151	96
225 Camellia Dr	0.44mi	4/2.0	1,815 (-1%)	1mo	$315,000	$174	78
2236 Cricket Ridge Dr	0.19mi	3/2.0 (-1)	1,703 (-7%)	3mo	$265,000	$156	72
2543 Pine Forest Rd	0.44mi	3/2.0 (-1)	1,810 (-1%)	3mo	$299,900	$166	71
2065 Winners Cir	0.65mi	3/2.0 (-1)	1,909 (+4%)	1mo	$280,000	$147	57
2586 Fiddlers Cir	0.49mi	3/2.0 (-1)	1,700 (-7%)	5mo	$289,990	$171	56
2587 Fiddlers Cir	0.46mi	3/2.0 (-1)	1,652 (-10%)	7mo	$290,000	$176	51
272 Millet Cir	0.71mi	3/2.0 (-1)	1,745 (-4%)	6mo	$290,000	$166	49
349 Western Pines Rd	0.74mi	3/2.5 (-1)	1,747 (-4%)	3mo	$199,900	$114	49
1935 Winners Cir	0.65mi	4/2.0	2,087 (+14%)	4mo	$300,000	$144	43
2443 Brookwood Pl	0.61mi	3/2.0 (-1)	2,014 (+10%)	8mo	$265,700	$132	43
332 Twisted Oak Dr	0.59mi	3/2.0 (-1)	1,563 (-14%)	4mo	$260,000	$166	40

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-46,171
• Equity at exit: $41,003

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-42,398
• Equity at exit: $23,777

Cash invested: $77,000 (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: $2,216 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$206 /mo · $2,471/yr
• Insurance: −$115
• HOA: −$13
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-25

Break-even live

Break-even rent $2,248

Max offer price $270,656

Occupancy floor 96%

Sensitivity live

Price	-10% $131	-5% $53	+0% $-25	+5% $-102	+10% $-180
Rent	-10% $-200	-5% $-112	+0% $-25	+5% $63	+10% $151
Rate	-1.0pp $114	-0.5pp $45	base $-25	+0.5pp $-96	+1.0pp $-168

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
197 Millet Cir Cantonment, FL	3.0	2.0	1500	$2,000	$1.33	15d	1	0.84mi
2310 Tall Oak Dr Cantonment, FL	4.0	2.0	2241	$2,195	$0.98	25d	1	1.14mi
717 Brambling Ct Cantonment, FL	3.0	2.0	1634	$1,875	$1.15	25d	1	1.43mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: cable

Listing history 11 events

1. 2026-05-23
   status Pending
2. 2026-04-22
   historical Contingent
3. 2026-04-15
   price $275,000
4. 2026-01-24
   price $285,000
5. 2025-11-04
   price $299,900
6. 2025-10-17
   price $305,000
7. 2025-09-28
   price $310,000
8. 2025-09-03
   listed $320,000 Active
9. 2022-03-31
   soldstatus $311,900 Sold 1070-char remark

   Show marketing remark (1070 chars)

   New construction and a great open design perfect for entertaining in the brand new Kirkwood community off Kingsfield Road. Highly desirable lower maintenance exterior and the Cali floor plan is one of our very best sellers. The Cali is a 4 bedroom, 2 bath, covered patio, 2 car garage home with no wasted space, a very comfortable and relaxed feel. The kitchen features smooth top range, granite counters with undermount sink, all stainless steel appliances, quiet dishwasher, a large island bar and corner pantry. Bedroom-1 features a large walk in closet and beautiful adjoining bath with a granite double vanity and 5' shower and roomy linen closet for extra storage. You will love the impeccable wood look flooring throughout with plush carpet in the bedrooms. The Smart Home Connect System includes your video doorbell, keyless entry and much more. Fabric hurricane window and door protection is also included. Stylish Craftsman new construction located in a convenient central Cantonment location with easy access to Navy Federal Credit Union and the interstate.

10. 2022-01-14
    listed $311,900 1070-char remark

    Show marketing remark (1070 chars)

    New construction and a great open design perfect for entertaining in the brand new Kirkwood community off Kingsfield Road. Highly desirable lower maintenance exterior and the Cali floor plan is one of our very best sellers. The Cali is a 4 bedroom, 2 bath, covered patio, 2 car garage home with no wasted space, a very comfortable and relaxed feel. The kitchen features smooth top range, granite counters with undermount sink, all stainless steel appliances, quiet dishwasher, a large island bar and corner pantry. Bedroom-1 features a large walk in closet and beautiful adjoining bath with a granite double vanity and 5' shower and roomy linen closet for extra storage. You will love the impeccable wood look flooring throughout with plush carpet in the bedrooms. The Smart Home Connect System includes your video doorbell, keyless entry and much more. Fabric hurricane window and door protection is also included. Stylish Craftsman new construction located in a convenient central Cantonment location with easy access to Navy Federal Credit Union and the interstate.

11. 2022-01-14
    historical 1070-char remark

    Show marketing remark (1070 chars)

    New construction and a great open design perfect for entertaining in the brand new Kirkwood community off Kingsfield Road. Highly desirable lower maintenance exterior and the Cali floor plan is one of our very best sellers. The Cali is a 4 bedroom, 2 bath, covered patio, 2 car garage home with no wasted space, a very comfortable and relaxed feel. The kitchen features smooth top range, granite counters with undermount sink, all stainless steel appliances, quiet dishwasher, a large island bar and corner pantry. Bedroom-1 features a large walk in closet and beautiful adjoining bath with a granite double vanity and 5' shower and roomy linen closet for extra storage. You will love the impeccable wood look flooring throughout with plush carpet in the bedrooms. The Smart Home Connect System includes your video doorbell, keyless entry and much more. Fabric hurricane window and door protection is also included. Stylish Craftsman new construction located in a convenient central Cantonment location with easy access to Navy Federal Credit Union and the interstate.

ⓘ 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: $2,471 · $206/mo
• Projected year-2 tax: $2,471 · $206/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $26,598
• − Mortgage interest: −$15,404
• − Property taxes: −$2,471
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,128
• − Management: −$2,128
• − HOA: −$156
• − Depreciation: −$8,000
• Taxable loss: −$5,064
• Est. tax savings @ 24.0%: +$1,215
• After-tax cash flow: $920/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

-11.8% since first listed

11 events — show timeline

• 2026-05-23 Pending — PARMLS
• 2026-04-22 Contingent — PARMLS
• 2026-04-15 Price Changed $275,000 PARMLS
• 2026-01-24 Price Changed $285,000 PARMLS
• 2025-11-04 Price Changed $299,900 PARMLS
• 2025-10-17 Price Changed $305,000 PARMLS
• 2025-09-28 Price Changed $310,000 PARMLS
• 2025-09-03 Listed $320,000 PARMLS
• 2022-03-31 Sold (MLS) $311,900 PARMLS
• 2022-01-14 Listing Removed — PARMLS
• 2022-01-14 Listed $311,900 PARMLS

Property tax history

+6.1%/yr

Latest (2025): $2,471 · +11.4% YoY. Source: county tax records.