2280 Prytania Cir · Navarre, FL 32566

$269,900

4 bd · 3.0 ba · 2,239 sqft · SingleFamily public records · 8 Days on market

Built 1993 0.26 ac lot Est $504k · 46% under

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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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Schools +5.3/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision to 2280 Prytania Cir in Navarre! This spacious 4-bedroom, 2-bath home offers 2,239 square feet, a brick/vinyl exterior, and a slab foundation in a desirable Navarre location. With a 5-year-old HVAC system already in place, this property is ready for its next chapter. The home will need a roof replacement, full renovation, interior updates, and property cleanup, including ceiling drywall repair from prior roof leaks. With generous square footage, a functional layout, and strong upside potential, this is a great opportunity for buyers looking to renovate, customize, or add value. Whether you're searching for your next project, rental, or resale opportunity, this one has the

Key facts

• Slab foundation
• Brick vinyl exterior
• Roof replacement

Tags

• BRICK VINYL EXTERIOR
• SLAB FOUNDATION
• 5 YEAR OLD HVAC SYSTEM
• ROOF REPLACEMENT
• FULL RENOVATION
• INTERIOR UPDATES

Property features AI

Finance

• Other: Lot approximately 0.26 acres (dimensions ~90 x 125)
• Financial info: No investor or income/expense details provided
• HOA & community: No association (association fees noted as annually if applicable)

Exterior

• Parking: Attached garage (1 garage space, 1 covered space, total 1 parking space)
• Security: No specific security features provided
• Utilities: Electric service with circuit breakers; Public water; Public sewer
• Home design: Two-story home; Resale property; Not attached to another property; Entry level information not specified
• Construction: Brick and frame construction; Off-grade foundation; Built previously (not new construction)
• Exterior features: Composition roof; Paved road access; Public water; Public sewer; No horses allowed

Interior

• Kitchen: No water heater listed (appliances not updated)
• Bedrooms: Master bedroom on the first level (approximately 10 x 10); Second bedroom on the first level (approximately 10 x 10); Third bedroom on the first level (approximately 10 x 10)
• Flooring: Tile; Carpet
• Bathrooms: Three full bathrooms
• Heating & cooling: Open loop geothermal heat pump; Ceiling fan(s)
• Interior features: Tile and carpet flooring; Ceiling fan(s)
• Laundry & utility: No specific laundry or utility details provided

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $229 ($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 $236k (12.4% below list).
• Recommended offer: $236k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.2% in Navarre — 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 70/100 on livability (#435 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, schools A-; Watch: health & safety C-, amenities F, commute F.
• 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 (+2.7%/yr); 768 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,983 units permitted in Santa Rosa County in 2024 (128 in 5+ unit buildings).

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.
• Santa Rosa County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 28y 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 $120k; list at $270k implies a 126% 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; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,411 (12.4% 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. Schools are A-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?
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: 0.88% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.64%
• DSCR: 1.16
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $503,775
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9412 Pouder Ln	0.30mi	4/2.0	2,337 (+4%)	0mo	$465,000	$199	74
2345 Prytania Cir	0.18mi	4/3.0	2,481 (+11%)	2mo	$430,000	$173	72
9283 Ridge Dr	0.22mi	4/2.0	2,015 (-10%)	5mo	$489,900	$243	65
2078 Wiregrass St	0.62mi	4/2.5	2,296 (+2%)	1mo	$469,900	$205	64
2102 Palmetto Lake Dr	0.67mi	4/3.0	2,318 (+4%)	2mo	$570,000	$246	61
2310 Miami Ct	0.56mi	4/2.0	2,322 (+4%)	7mo	$459,900	$198	58
9119 Timber Ln	0.72mi	4/2.0	2,182 (-2%)	3mo	$430,000	$197	56
2548 Bluewater Dr	0.67mi	4/3.5	2,409 (+8%)	3mo	$570,000	$237	52
9152 Timber Ln	0.60mi	4/2.0	2,019 (-10%)	1mo	$441,500	$219	51
1955 Wiregrass St	0.63mi	5/3.0 (+1)	2,043 (-9%)	1mo	$462,400	$226	50
2086 Wiregrass St	0.62mi	5/3.0 (+1)	2,043 (-9%)	2mo	$459,310	$225	50
2066 Wiregrass St	0.73mi	5/3.0 (+1)	2,043 (-9%)	0mo	$459,900	$225	46

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 · 2.74% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.61×
• Total profit: $-29,851
• Equity at exit: $40,243

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-10,126
• Equity at exit: $23,336

Cash invested: $75,572 (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 32566

• Home prices YoY: -26.2%
• Rents YoY: 2.7%
• Active inventory: 768
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,364 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$110 /mo · $1,326/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $229

Break-even live

Break-even rent $2,074

Max offer price $269,900

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2225 Prytania Cir Navarre, FL	3.0	2.0	1529	$2,150	$1.41	23d	1	0.16mi
2225 Prytania Cir Navarre, FL	3.0	2.0	1529	$2,150	$1.41	14d	1	0.16mi
9523 Parker Place Dr Navarre, FL	3.0	2.0	1700	$1,850	$1.09	23d	1	0.46mi
2212 Peachwood Ct Navarre, FL	3.0	2.0	1750	$2,200	$1.26	23d	1	0.48mi
9332 Vandivere Dr Navarre, FL	4.0	2.0	2567	$2,750	$1.07	23d	1	0.53mi
2109 Bellemeade Cir Navarre, FL	3.0	2.0	1658	$1,900	$1.15	14d	1	0.81mi
2109 Bellemeade Cir Navarre, FL	3.0	2.0	1658	$1,900	$1.15	23d	1	0.81mi
2281 Tom St Navarre, FL	3.0	2.0	1604	$2,295	$1.43	23d	1	0.95mi
2170 Tom St Navarre, FL	3.0	2.0	1400	$1,750	$1.25	23d	1	1.02mi
2127 Tom St Unit 2127 Navarre, FL	3.0	2.5	1400	$1,750	$1.25	23d	1	1.03mi
2123 Tom St Navarre, FL	3.0	2.0	1400	$1,900	$1.36	23d	1	1.03mi
2107 Nina St Navarre, FL	3.0	2.0	1738	$2,400	$1.38	14d	1	1.09mi
2244 Hadleigh Hills Ct Navarre, FL	3.0	2.5	1664	$1,995	$1.20	23d	1	1.12mi
8958 Ellen Ct Navarre, FL	3.0	2.0	1627	$2,250	$1.38	14d	1	1.14mi
8934 E River Dr Navarre, FL	4.0	2.0	1989	$2,500	$1.26	23d	1	1.18mi
2121 Wilsons Plover Cir Navarre, FL	3.0	2.0	1544	$2,000	$1.30	23d	1	1.32mi
2345 Ortega St Navarre, FL	3.0	2.0	1527	$2,200	$1.44	14d	1	1.38mi
2345 Ortega St Navarre, FL	3.0	2.0	1527	$2,200	$1.44	23d	1	1.38mi
8740 Brown Pelican Cir Navarre, FL	3.0	2.5	1742	$1,850	$1.06	21d	1	1.43mi
8733 Brown Pelican Cir Navarre, FL	3.0	2.5	1500	$1,950	$1.30	14d	1	1.46mi
8733 Brown Pelican Cir Navarre, FL	3.0	2.5	1551	$1,950	$1.26	23d	1	1.46mi
8776 Brown Pelican Cir Navarre, FL	3.0	2.5	1551	$1,900	$1.23	23d	1	1.48mi

Listing history 7 events

1. 2026-06-18
   days on market $269,900 Active 8 DOM
2. 2026-06-17
   days on market $269,900 Active 7 DOM
3. 2026-06-16
   days on market $269,900 Active 6 DOM
4. 2026-06-15
   days on market $269,900 Active 5 DOM
5. 2026-06-14
   days on market $269,900 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $269,900 Active 2 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: $1,326 · $110/mo
• Projected year-2 tax: $2,240 · $187/mo
• Expected delta: +$914/yr (+$76/mo · 69.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,369
• − Mortgage interest: −$15,119
• − Property taxes: −$1,326
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − Depreciation: −$7,852
• Taxable loss: −$1,815
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $3,188/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: 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 — Navarre

• Score: 70/100
• State rank: #435
• US rank: #7790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Navarre, FL
• County: Santa Rosa County · 194,764 people
• City population: 43,883
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 43,883
• Household income: $105,551
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 608.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 9% Hispanic / Latino 9% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Scotch-Irish 3% Lithuanian 3% Romanian 2%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 92% English-only · Spanish 4% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -105.87%
• Current HPI: 298.6821
• Rent YoY: ▲ 2.74%
• 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

+128.9% since first listed

4 events — show timeline

• 2026-06-10 Listed $269,900 PARMLS
• 1998-11-05 Sold (Public Records) $119,500 Public Records
• 1998-02-23 Listed $117,900 ECAR
• 1998-02-23 Listed $117,900 ECAR

Property tax history

-1.7%/yr

Latest (2025): $1,326 · +4.5% YoY. Source: county tax records.