1019 Woodbury Pl · Gonzalez, FL 32533

$215,000

4 bd · 2.0 ba · 1,671 sqft · SingleFamily public records · 70 Days on market

Built 1974 10,201 sqft lot $129/sqft · at area comps Est $212k · at est.

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Why this score? — see what drove the C 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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +6.8/15.0
• 1% rule +5.2/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this ranch-style brick home in Cantonment Heights! While the home needs a little bit of love to meet its full potential, THE SELLER IS WILLING TO REPLACE ROOF AND HVAC SYSTEM WITH AN ACCEPTABLE OFFER - helping you tackle two of the biggest ownership expenses upfront. If you’ve been looking for functional space, durability, and storage in Cantonment for under $300k, this home is worth a second look! This 1671 SQ FT ranch offers 4 bedrooms, 2 baths, 2 living spaces, and 2 dedicated entrances. The split-floorplan conversion was designed with privacy and flexible functionality in mind. This home’s layout makes it ideal for hosting guests, multigenerational living, the private retreat you’ve always wanted, or a strategic addition to your rental portfolio. The home has many low-maintenance features, including tile flooring throughout; tiled bathrooms with a walk-in shower; and an updated kitchen with stainless appliances, tile backsplash, and ample cabinet space. Outside is where the value really stands out: beautiful, mature, shade trees throughout the property; a covered front porch and back patio; a fully-fenced backyard and partially-fenced front yard; a storage shed, and a HUGE workshop. Schedule a tour today!

Key facts

• Replace hvac system
• Tile flooring
• Tiled bathrooms

Tags

• REPLACE ROOF
• REPLACE HVAC SYSTEM
• SPLIT-FLOORPLAN CONVERSION
• TILE FLOORING
• TILED BATHROOMS
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $202k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• 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 30% 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 $1k of loan paydown is wiped out by about $6k 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 70 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $27k; list at $215k implies a 702% 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 8.2

CMA / ARV

• ARV (median comp): $211,920
• List price: $215,000
• Delta: 1.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1013 Woodbury Pl	0.03mi	3/2.0 (-1)	1,431 (-14%)	22mo	$209,900	$147	51
769 El Camino Dr	0.70mi	5/2.0 (+1)	1,816 (+9%)	1mo	$280,000	$154	47

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-7,790
• Equity at exit: $32,057

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $27,824
• Equity at exit: $18,589

Cash invested: $60,200 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,187 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$85 /mo · $1,019/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $426

Break-even live

Break-even rent $1,648

Max offer price $215,000

Occupancy floor 76%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $215,000 Active 70 DOM
2. 2026-06-17
   days on market $215,000 Active 69 DOM
3. 2026-06-16
   days on market $215,000 Active 68 DOM
4. 2026-06-15
   days on market $215,000 Active 67 DOM
5. 2026-06-14
   days on market $215,000 Active 65 DOM
6. 2026-06-10
   days on market $215,000 Active 62 DOM
7. 2026-06-09
   days on market $215,000 Active 61 DOM
8. 2026-06-08
   days on market $215,000 Active 60 DOM
9. 2026-06-07
   days on market $215,000 Active 59 DOM
10. 2026-06-03
    days on market $215,000 Active 55 DOM
11. 2026-06-02
    days on market $215,000 Active 54 DOM
12. 2026-06-01
    days on market $215,000 Active 53 DOM
13. 2026-05-31
    days on market $215,000 Active 52 DOM
14. 2026-05-31
    days on market $215,000 Active 51 DOM
15. 2026-05-14
    price $215,000 1257-char remark

    Show marketing remark (1257 chars)

    Welcome to this ranch-style brick home in Cantonment Heights! While the home needs a little bit of love to meet its full potential, THE SELLER IS WILLING TO REPLACE ROOF AND HVAC SYSTEM WITH AN ACCEPTABLE OFFER - helping you tackle two of the biggest ownership expenses upfront. If you’ve been looking for functional space, durability, and storage in Cantonment for under $300k, this home is worth a second look! This 1671 SQ FT ranch offers 4 bedrooms, 2 baths, 2 living spaces, and 2 dedicated entrances. The split-floorplan conversion was designed with privacy and flexible functionality in mind. This home’s layout makes it ideal for hosting guests, multigenerational living, the private retreat you’ve always wanted, or a strategic addition to your rental portfolio. The home has many low-maintenance features, including tile flooring throughout; tiled bathrooms with a walk-in shower; and an updated kitchen with stainless appliances, tile backsplash, and ample cabinet space. Outside is where the value really stands out: beautiful, mature, shade trees throughout the property; a covered front porch and back patio; a fully-fenced backyard and partially-fenced front yard; a storage shed, and a HUGE workshop. Schedule a tour today!

16. 2026-04-09
    listed $225,000 Active 1257-char remark

    Show marketing remark (1257 chars)

    Welcome to this ranch-style brick home in Cantonment Heights! While the home needs a little bit of love to meet its full potential, THE SELLER IS WILLING TO REPLACE ROOF AND HVAC SYSTEM WITH AN ACCEPTABLE OFFER - helping you tackle two of the biggest ownership expenses upfront. If you’ve been looking for functional space, durability, and storage in Cantonment for under $300k, this home is worth a second look! This 1671 SQ FT ranch offers 4 bedrooms, 2 baths, 2 living spaces, and 2 dedicated entrances. The split-floorplan conversion was designed with privacy and flexible functionality in mind. This home’s layout makes it ideal for hosting guests, multigenerational living, the private retreat you’ve always wanted, or a strategic addition to your rental portfolio. The home has many low-maintenance features, including tile flooring throughout; tiled bathrooms with a walk-in shower; and an updated kitchen with stainless appliances, tile backsplash, and ample cabinet space. Outside is where the value really stands out: beautiful, mature, shade trees throughout the property; a covered front porch and back patio; a fully-fenced backyard and partially-fenced front yard; a storage shed, and a HUGE workshop. Schedule a tour today!

17. 2022-10-12
    historical
18. 2022-08-10
    listed $220,000 Active
19. 1978-01-01
    soldstatus $26,800
20. 1974-01-01
    soldstatus $48,000
21. 1974-01-01
    soldstatus $19,000
22. 1911-01-01
    soldstatus $24,900

ⓘ 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: $1,019 · $85/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$766/yr (+$64/mo · 75.1%)

ⓘ 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 5/10 Major
• 🌡 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: $26,247
• − Mortgage interest: −$12,043
• − Property taxes: −$1,019
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − Depreciation: −$6,255
• Taxable income: $1,656
• Est. tax owed @ 24.0%: −$397
• After-tax cash flow: $4,714/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

+763.5% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $215,000 PARMLS
• 2026-04-09 Listed $225,000 PARMLS
• 2022-10-12 Listing Removed — PARMLS
• 2022-08-10 Listed $220,000 PARMLS
• 1978-01-01 Sold (Public Records) $26,800 Public Records
• 1974-01-01 Sold (Public Records) $19,000 Public Records
• 1974-01-01 Sold (Public Records) $48,000 Public Records
• 1911-01-01 Sold (Public Records) $24,900 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,019 · +19.7% YoY. Source: county tax records.