336 Crestfield Cir · Gonzalez, FL 32533

$199,900

3 bd · 2.0 ba · 1,090 sqft · SingleFamily public records · 34 Days on market

Built 1983 0.29 ac lot Est $235k · 15% 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 +21.6/30.0
• ARV discount +14.3/15.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• 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

This home is Move in ready. One feels like they are in the country but close to all the shopping. Nice country home with NO carpet, newer vinyl clad windows. Newly painted with a big fence in backyard. Locate in a good school district. This one will not last long.

Key facts

• Split floor plan
• Brick home
• Great room

Tags

• BRICK HOME
• CUL-DE-SAC
• GREAT ROOM
• EXPANSIVE BACKYARD
• SPLIT FLOOR PLAN
• INCLUDED APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/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 $193k (3.6% below list).
• Recommended offer: $193k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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; 3 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; 1,479 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 $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 34 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $110k; list at $200k implies a 82% 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,778 (3.6% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.96% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $235,440
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
336 Crestfield Cir	0.00mi	3/1.5	1,090 (0%)	1mo	$192,900	$177	98
2536 Sutton Place Dr	0.37mi	3/1.0	1,077 (-1%)	1mo	$233,088	$216	76
328 Forest Hill Dr	0.09mi	3/2.0	1,119 (+3%)	23mo	$212,500	$190	72
2516 Sutton Place Dr	0.41mi	3/1.0	1,077 (-1%)	18mo	$216,000	$201	60
3080 Pine Forest Rd	0.48mi	3/2.0	1,025 (-6%)	23mo	$253,000	$247	48
827 W Roberts Rd	0.59mi	2/1.0 (-1)	1,173 (+8%)	18mo	$265,000	$226	36

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-13,033
• Equity at exit: $29,806

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $13,382
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,928 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$86 /mo · $1,035/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $305

Break-even live

Break-even rent $1,542

Max offer price $199,900

Occupancy floor 79%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 Forest Hills Dr Cantonment, FL	3.0	2.0	1080	$1,800	$1.67	23d	1	0.08mi
197 Millet Cir Cantonment, FL	3.0	2.0	1500	$2,000	$1.33	13d	1	0.30mi
3318 Pine Forest Rd Cantonment, FL	2.0	2.0	968	$1,250	$1.29	23d	1	0.86mi

Listing history 8 events

1. 2026-04-06
   status Pending
2. 2026-03-10
   historical Contingent
3. 2026-03-03
   listed $199,900 Active
4. 2017-07-21
   soldstatus $109,900
5. 2017-07-19
   soldstatus $109,900 264-char remark

   Show marketing remark (264 chars)

   This home is Move in ready. One feels like they are in the country but close to all the shopping. Nice country home with NO carpet, newer vinyl clad windows. Newly painted with a big fence in backyard. Locate in a good school district. This one will not last long.

6. 2017-04-27
   listed $109,900 264-char remark

   Show marketing remark (264 chars)

   This home is Move in ready. One feels like they are in the country but close to all the shopping. Nice country home with NO carpet, newer vinyl clad windows. Newly painted with a big fence in backyard. Locate in a good school district. This one will not last long.

7. 2006-04-13
   soldstatus $104,600
8. 1998-12-31
   soldstatus $53,500

ⓘ 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: $1,035 · $86/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$624/yr (+$52/mo · 60.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 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: $23,133
• − Mortgage interest: −$11,198
• − Property taxes: −$1,035
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$5,815
• Taxable income: $385
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $3,569/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

+273.6% since first listed

8 events — show timeline

• 2026-04-06 Pending — PARMLS
• 2026-03-10 Contingent — PARMLS
• 2026-03-03 Listed $199,900 PARMLS
• 2017-07-21 Sold (Public Records) $109,900 Public Records
• 2017-07-19 Sold (MLS) $109,900 PARMLS
• 2017-04-27 Listed $109,900 PARMLS
• 2006-04-13 Sold (Public Records) $104,600 Public Records
• 1998-12-31 Sold (Public Records) $53,500 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,035 · +19.5% YoY. Source: county tax records.