550 Allen Cir · Molino, FL 32577

$115,300

3 bd · 3.0 ba · 1,216 sqft · Manufactured public records · 183 Days on market

Built 2006 0.93 ac lot $95/sqft · 94% above area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for quiet, country-style living? This is it! This charming mobile home offers 3 bedrooms and 2 full baths with 1,216 sq. ft. of living space, all set on nearly an acre of land in a secluded neighborhood. It’s the perfect place to enjoy peace and relaxation after work or on the weekends. There’s plenty of open space for gardening, outdoor hobbies, or future expansions—whatever fits your lifestyle. Come take a look and make it YOUR home today!

Key facts

• 0.93 acre lot
• Built 2006
• Listed 183 days

Tags

• SECLUDED NEIGHBORHOOD
• OPEN SPACE FOR GARDENING

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $947 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.1% vs local median 3.5% in Molino — 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 76/100 on livability (#224 in FL, #3,540 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living 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: 64 active listings in the ZIP; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $797 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,464 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.80% ✓
• Cap rate: 16.15%
• Cash-on-cash: 35.20%
• DSCR: 2.57
• GRM: 4.6

CMA / ARV

• ARV (median comp): $59,420
• List price: $115,300
• Delta: 94.04%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.8%
• Equity multiple: 2.29×
• Total profit: $41,598
• Equity at exit: $17,192

10-year hold

• IRR: 37.9%
• Equity multiple: 4.52×
• Total profit: $113,753
• Equity at exit: $9,969

Cash invested: $32,284 (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 32577

• Home prices YoY: -6.5%
• Active inventory: 64
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,075 medium
• Mortgage (P&I): −$605
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $947

Break-even live

Break-even rent $877

Max offer price $115,300

Occupancy floor 49%

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: $28,825
• Closing costs: $3,459
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $115,300 Active 183 DOM
2. 2026-06-17
   days on market $115,300 Active 182 DOM
3. 2026-06-16
   days on market $115,300 Active 181 DOM
4. 2026-06-15
   days on market $115,300 Active 180 DOM
5. 2026-06-14
   days on market $115,300 Active 178 DOM
6. 2026-06-10
   days on market $115,300 Active 175 DOM
7. 2026-06-09
   days on market $115,300 Active 174 DOM
8. 2026-06-08
   days on market $115,300 Active 173 DOM
9. 2026-06-07
   days on market $115,300 Active 172 DOM
10. 2026-06-03
    days on market $115,300 Active 168 DOM
11. 2026-06-02
    days on market $115,300 Active 167 DOM
12. 2026-06-01
    days on market $115,300 Active 166 DOM
13. 2026-05-31
    days on market $115,300 Active 165 DOM
14. 2026-05-31
    days on market $115,300 Active 164 DOM
15. 2025-12-17
    listed $115,300 Active 473-char remark

    Show marketing remark (473 chars)

    Looking for quiet, country-style living? This is it! This charming mobile home offers 3 bedrooms and 2 full baths with 1,216 sq. ft. of living space, all set on nearly an acre of land in a secluded neighborhood. It’s the perfect place to enjoy peace and relaxation after work or on the weekends. There’s plenty of open space for gardening, outdoor hobbies, or future expansions—whatever fits your lifestyle. Come take a look and make it YOUR home today!

16. 2023-11-26
    historical
17. 2023-10-17
    status Active
18. 2023-09-12
    historical Contingent
19. 2023-08-24
    listed $115,300 Active

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $957 · $80/mo
• Expected delta: +$478/yr (+$40/mo · 100.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 21 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: $24,905
• − Mortgage interest: −$6,459
• − Property taxes: −$479
• − Insurance: −$576
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$3,354
• Taxable income: $10,052
• Est. tax owed @ 24.0%: −$2,412
• After-tax cash flow: $8,951/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 — Molino

• Score: 76/100
• State rank: #224
• US rank: #3540

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Molino, FL
• Population (ZIP): 4,881

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 (78%)
• Race & ethnicity: White 78% Two or more races 13% Hispanic / Latino 12% Black 4%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Serbian 4% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 6% Tagalog/Filipino 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: ▼ -22.32%
• Current HPI: 323.2275
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

5 events — show timeline

• 2025-12-17 Listed $115,300 PARMLS
• 2023-11-26 Listing Removed — PARMLS
• 2023-10-17 Relisted — PARMLS
• 2023-09-12 Contingent — PARMLS
• 2023-08-24 Listed $115,300 PARMLS

Property tax history

+7.2%/yr

Latest (2025): $479 · +35.8% YoY. Source: county tax records.