1301 Redwood Ln Unit B · Midway, FL 32563

$104,900

1 bd · 1.0 ba · 425 sqft · Condo · 43 Days on market

Built 1983 Fair condition $8/mo HOA · 1% of rent

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Why this score? — see what drove the B- 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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1 bdrm condo

Key facts

• $8 HOA
• Parking
• Built 1983

Property features AI

Finance

• HOA & community: Community association with annual fee of $100; Association fee covers grounds maintenance

Exterior

• Parking: 1 space per unit
• Utilities: Public water; Public sewer; Electric service implied (has heating & cooling)
• Home design: One-story unit in Country Club Villas; Unit in a multi-unit building (Building A, Unit B)
• Construction: Frame construction; Slab foundation
• Exterior features: Paved road access; Public water; Public sewer; Lot about 0.43 acres; Roof details: see remarks; No horses allowed

Interior

• Kitchen: Kitchen on the first floor (approx. 15 x 14); No water heater listed
• Bedrooms: Master bedroom on the first floor, approximately 12 x 12
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Open loop geothermal heat pump system
• Interior features: Vinyl flooring; Kitchen and dining combined (Kitchen/Dining combo)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.1% in Midway — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Santa Rosa (suburban): math 63% / reading 60% proficiency, ranked #8 of 73 in FL (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.6%/yr); 453 active listings in the ZIP; solid renter incomes; 1,983 units permitted in Santa Rosa County in 2024 (128 in 5+ unit buildings).
• This rent is only 17% of the median local income ($100k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Santa Rosa County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $105k implies a 163% gain — meaningful room to come down on a strong offer.

Recommended offer $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.63%
• DSCR: 1.65
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.6% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.28×
• Total profit: $8,095
• Equity at exit: $15,641

10-year hold

• IRR: 17.6%
• Equity multiple: 2.57×
• Total profit: $46,099
• Equity at exit: $9,070

Cash invested: $29,372 (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 32563

• Rents YoY: 4.6%
• Active inventory: 453
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,381 medium
• Mortgage (P&I): −$550
• Tax est. 1.5%: −$131 /mo · $1,574/yr
• Insurance: −$44
• HOA: −$8
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $358

Break-even live

Break-even rent $928

Max offer price $104,900

Occupancy floor 69%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $8 · $96/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $104,900 Active 43 DOM
2. 2026-06-16
   days on market $104,900 Active 42 DOM
3. 2026-06-15
   days on market $104,900 Active 41 DOM
4. 2026-06-14
   days on market $104,900 Active 39 DOM
5. 2026-06-10
   days on market $104,900 Active 36 DOM
6. 2026-06-09
   days on market $104,900 Active 35 DOM
7. 2026-06-08
   days on market $104,900 Active 34 DOM
8. 2026-06-07
   days on market $104,900 Active 33 DOM
9. 2026-06-05
   days on market $104,900 Active 30 DOM
10. 2026-06-03
    days on market $104,900 Active 29 DOM
11. 2026-06-02
    days on market $104,900 Active 28 DOM
12. 2026-06-01
    days on market $104,900 Active 27 DOM
13. 2026-05-31
    days on market $104,900 Active 26 DOM
14. 2026-05-31
    days on market $104,900 Active 25 DOM
15. 2026-05-21
    price $104,900
16. 2026-05-08
    price $107,000
17. 2026-05-05
    listed $112,000 Active
18. 2014-07-31
    soldstatus $39,900 13-char remark

    Show marketing remark (13 chars)

    1 bdrm condo

19. 2013-02-12
    listed $39,900 13-char remark

    Show marketing remark (13 chars)

    1 bdrm condo

20. 2012-06-14
    historical
21. 2011-06-14
    listed $45,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,573
• − Mortgage interest: −$5,876
• − Property taxes: −$1,574
• − Insurance: −$524
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − HOA: −$96
• − Depreciation: −$3,052
• Taxable income: $2,800
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $3,625/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.

Condition & rehab AI · 9 photos

Fair 45/100 Cosmetic rehab

This 1-bedroom, 1-bath condo requires cosmetic updates to its kitchen and bathrooms, along with some exterior painting and landscaping to enhance its curb appeal and value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Major bathroom fixtures — old and in poor condition
• Minor exterior siding — some discoloration

Value-add opportunities

• Resale new kitchen cabinets and appliances — modernizing the kitchen
• Resale new bathroom fixtures and vanity — improving the bathroom's functionality
• Both new flooring — enhancing both resale and rental appeal
• Both exterior painting — enhancing curb appeal and value
• Both landscaping — improving curb appeal and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · old and in poor condition	Major	$15,000–50,000
exterior siding · some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Resale new kitchen cabinets and appliances — modernizing the kitchen ↑
• Resale new bathroom fixtures and vanity — improving the bathroom's functionality ↑
• Both new flooring — enhancing both resale and rental appeal ↑
• Both exterior painting — enhancing curb appeal and value ↑
• Both landscaping — improving curb appeal and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Santa Rosa
• NCES district ID: 1201650
• Math proficiency: 63% ▼ -6.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $58,161
• Composite: 53.12/100
• National rank: #1511
• State rank: #8 of 73 in FL

Livability — Midway

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Midway, FL
• County: Santa Rosa County · 194,764 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 30,364
• Household income: $100,396
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 397.0

Population outlook (Santa Rosa County) Hauer SSP2

• Today (2025): 195,978 people
• By 2030: 209,782 · +7.0%
• By 2040: 235,293 · +20.1%
• By 2050: 256,408 · +30.8%
• By 2075: 298,074 · +52.1%
• By 2100: 303,216 · +54.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 5% Slovak 3% Romanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Santa Rosa

• 2024 margin: Solid R (+51.0) · D 24.1% · R 75.0%
• 2008→2024 swing: -3.0pp toward R · 2008: -47.9pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+46.5 2016: R+53.5 2012: R+52.6 2008: R+47.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -229.78%
• Current HPI: 278.9852
• Rent YoY: ▲ 4.60%
• 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

+133.1% since first listed

7 events — show timeline

• 2026-05-21 Price Changed $104,900 PARMLS
• 2026-05-08 Price Changed $107,000 PARMLS
• 2026-05-05 Listed $112,000 PARMLS
• 2014-07-31 Sold (MLS) $39,900 PARMLS
• 2013-02-12 Listed $39,900 PARMLS
• 2012-06-14 Listing Removed — PARMLS
• 2011-06-14 Listed $45,000 PARMLS