2330 Brookwood Pl · Gonzalez, FL 32533

$250,000

3 bd · 2.0 ba · 1,740 sqft · SingleFamily public records · 100 Days on market

Built 1981 1.01 ac lot $144/sqft · 23% below area Est $326k · 23% 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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated in the peaceful, well-established Pine Forest Hills community, 2330 Brookwood Place offers a rare combination of space, privacy, and convenience. Resting on 1.01 acres of beautiful land with mature surroundings and room to live, enhance, or expand, this single-story brick home provides an inviting foundation for the next owner’s vision. The area is known for its quiet charm, attractive neighborhood setting, and close proximity to highly desired schools, recreation, and modern conveniences. The residence features 1740 sqft of comfortable living space, including 3 bedrooms, 2 bathrooms, a traditional floor plan, central heating & cooling, and a 609 sqft attached garage—plus outdoor porch spaces for enjoying the property’s natural backdrop. Zoned X, the property sits in a minimal flood risk area, providing added confidence and peace of mind. Homes in this part of Cantonment are known for excellent livability, larger parcels, and flexible use options—appealing to long-term residents, families, hobbyists, and buyers seeking quality acreage without sacrificing convenience. With Pine Meadow Elementary, Ransom Middle, and Tate High School all within a short drive, the location is also positioned well for top-rated local education and daily accessibility. Buyer's Agent and Buyer to confirm all measurements and information given during due diligence.

Key facts

• Outdoor porch spaces
• 1.01 acres of land
• 1.01 acre lot

Tags

• 1.01 ACRES OF LAND
• OUTDOOR PORCH SPACES
• MINIMAL FLOOD RISK AREA
• TOP-RATED LOCAL EDUCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $83 ($996/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 $206k (17.6% below list).
• Recommended offer: $206k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2k of loan paydown is wiped out by about $8k 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 100 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $250k implies a 262% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,060 (17.6% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 18% 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. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (median comp): $325,506
• List price: $250,000
• Delta: -23.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
437 Pemberton Ln	0.55mi	3/2.0	1,660 (-5%)	1mo	$334,900	$202	66
2347 Kirkwood Dr	0.60mi	4/2.0 (+1)	1,787 (+3%)	1mo	$270,000	$151	62
225 Camellia Dr	0.61mi	4/2.0 (+1)	1,815 (+4%)	1mo	$315,000	$174	59
2307 Tall Oak Dr	0.72mi	4/2.0 (+1)	1,744 (+0%)	5mo	$270,000	$155	57
2748 Woodman Loop	0.54mi	4/2.0 (+1)	1,838 (+6%)	11mo	$345,000	$188	51
2344 Riddle Rd	0.56mi	4/2.0 (+1)	1,624 (-7%)	9mo	$256,000	$158	50
257 Camellia Dr	0.67mi	4/2.0 (+1)	1,815 (+4%)	9mo	$305,000	$168	49
255 W Kingsfield Rd	0.52mi	4/2.0 (+1)	1,948 (+12%)	3mo	$371,000	$190	48
2768 Woodman Loop	0.60mi	4/2.0 (+1)	1,838 (+6%)	12mo	$368,800	$201	48
2323 Tall Oak Dr	0.74mi	3/2.0	1,548 (-11%)	3mo	$244,000	$158	44
2329 Ryale Rd	0.66mi	3/2.0	1,485 (-15%)	2mo	$280,000	$189	43
305 E Kingsfield Rd	0.64mi	4/2.0 (+1)	1,950 (+12%)	10mo	$320,000	$164	37

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-35,304
• Equity at exit: $37,276

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-24,264
• Equity at exit: $21,615

Cash invested: $70,000 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,061 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$130 /mo · $1,556/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $83

Break-even live

Break-even rent $1,956

Max offer price $250,000

Occupancy floor 91%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2310 Tall Oak Dr Cantonment, FL	4.0	2.0	2241	$2,195	$0.98	23d	1	0.76mi
197 Millet Cir Cantonment, FL	3.0	2.0	1500	$2,000	$1.33	13d	1	0.88mi
717 Brambling Ct Cantonment, FL	3.0	2.0	1634	$1,875	$1.15	23d	1	0.92mi
321 Forest Hills Dr Cantonment, FL	3.0	2.0	1080	$1,800	$1.67	23d	1	0.94mi

Listing history 20 events

1. 2026-06-18
   days on market $250,000 Active 100 DOM
2. 2026-06-17
   days on market $250,000 Active 99 DOM
3. 2026-06-16
   days on market $250,000 Active 98 DOM
4. 2026-06-15
   days on market $250,000 Active 97 DOM
5. 2026-06-14
   days on market $250,000 Active 95 DOM
6. 2026-06-10
   days on market $250,000 Active 92 DOM
7. 2026-06-09
   days on market $250,000 Active 91 DOM
8. 2026-06-08
   days on market $250,000 Active 90 DOM
9. 2026-06-07
   days on market $250,000 Active 89 DOM
10. 2026-06-03
    days on market $250,000 Active 85 DOM
11. 2026-06-02
    days on market $250,000 Active 84 DOM
12. 2026-06-01
    days on market $250,000 Active 83 DOM
13. 2026-05-31
    days on market $250,000 Active 82 DOM
14. 2026-05-31
    days on market $250,000 Active 81 DOM
15. 2026-04-24
    status Active 1403-char remark

    Show marketing remark (1403 chars)

    Situated in the peaceful, well-established Pine Forest Hills community, 2330 Brookwood Place offers a rare combination of space, privacy, and convenience. Resting on 1.01 acres of beautiful land with mature surroundings and room to live, enhance, or expand, this single-story brick home provides an inviting foundation for the next owner’s vision. The area is known for its quiet charm, attractive neighborhood setting, and close proximity to highly desired schools, recreation, and modern conveniences. The residence features 1740 sqft of comfortable living space, including 3 bedrooms, 2 bathrooms, a traditional floor plan, central heating & cooling, and a 609 sqft attached garage—plus outdoor porch spaces for enjoying the property’s natural backdrop. Zoned X, the property sits in a minimal flood risk area, providing added confidence and peace of mind. Homes in this part of Cantonment are known for excellent livability, larger parcels, and flexible use options—appealing to long-term residents, families, hobbyists, and buyers seeking quality acreage without sacrificing convenience. With Pine Meadow Elementary, Ransom Middle, and Tate High School all within a short drive, the location is also positioned well for top-rated local education and daily accessibility. Buyer's Agent and Buyer to confirm all measurements and information given during due diligence.

16. 2026-03-17
    status Pending 1403-char remark

    Show marketing remark (1403 chars)

    Situated in the peaceful, well-established Pine Forest Hills community, 2330 Brookwood Place offers a rare combination of space, privacy, and convenience. Resting on 1.01 acres of beautiful land with mature surroundings and room to live, enhance, or expand, this single-story brick home provides an inviting foundation for the next owner’s vision. The area is known for its quiet charm, attractive neighborhood setting, and close proximity to highly desired schools, recreation, and modern conveniences. The residence features 1740 sqft of comfortable living space, including 3 bedrooms, 2 bathrooms, a traditional floor plan, central heating & cooling, and a 609 sqft attached garage—plus outdoor porch spaces for enjoying the property’s natural backdrop. Zoned X, the property sits in a minimal flood risk area, providing added confidence and peace of mind. Homes in this part of Cantonment are known for excellent livability, larger parcels, and flexible use options—appealing to long-term residents, families, hobbyists, and buyers seeking quality acreage without sacrificing convenience. With Pine Meadow Elementary, Ransom Middle, and Tate High School all within a short drive, the location is also positioned well for top-rated local education and daily accessibility. Buyer's Agent and Buyer to confirm all measurements and information given during due diligence.

17. 2026-02-16
    price $250,000 1403-char remark

    Show marketing remark (1403 chars)

    Situated in the peaceful, well-established Pine Forest Hills community, 2330 Brookwood Place offers a rare combination of space, privacy, and convenience. Resting on 1.01 acres of beautiful land with mature surroundings and room to live, enhance, or expand, this single-story brick home provides an inviting foundation for the next owner’s vision. The area is known for its quiet charm, attractive neighborhood setting, and close proximity to highly desired schools, recreation, and modern conveniences. The residence features 1740 sqft of comfortable living space, including 3 bedrooms, 2 bathrooms, a traditional floor plan, central heating & cooling, and a 609 sqft attached garage—plus outdoor porch spaces for enjoying the property’s natural backdrop. Zoned X, the property sits in a minimal flood risk area, providing added confidence and peace of mind. Homes in this part of Cantonment are known for excellent livability, larger parcels, and flexible use options—appealing to long-term residents, families, hobbyists, and buyers seeking quality acreage without sacrificing convenience. With Pine Meadow Elementary, Ransom Middle, and Tate High School all within a short drive, the location is also positioned well for top-rated local education and daily accessibility. Buyer's Agent and Buyer to confirm all measurements and information given during due diligence.

18. 2026-02-01
    listed $275,000 Active 1403-char remark

    Show marketing remark (1403 chars)

    Situated in the peaceful, well-established Pine Forest Hills community, 2330 Brookwood Place offers a rare combination of space, privacy, and convenience. Resting on 1.01 acres of beautiful land with mature surroundings and room to live, enhance, or expand, this single-story brick home provides an inviting foundation for the next owner’s vision. The area is known for its quiet charm, attractive neighborhood setting, and close proximity to highly desired schools, recreation, and modern conveniences. The residence features 1740 sqft of comfortable living space, including 3 bedrooms, 2 bathrooms, a traditional floor plan, central heating & cooling, and a 609 sqft attached garage—plus outdoor porch spaces for enjoying the property’s natural backdrop. Zoned X, the property sits in a minimal flood risk area, providing added confidence and peace of mind. Homes in this part of Cantonment are known for excellent livability, larger parcels, and flexible use options—appealing to long-term residents, families, hobbyists, and buyers seeking quality acreage without sacrificing convenience. With Pine Meadow Elementary, Ransom Middle, and Tate High School all within a short drive, the location is also positioned well for top-rated local education and daily accessibility. Buyer's Agent and Buyer to confirm all measurements and information given during due diligence.

19. 1989-03-01
    soldstatus $69,000
20. 1980-08-01
    soldstatus $13,000

ⓘ 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: $1,556 · $130/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$519/yr (+$43/mo · 33.4%)

ⓘ 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 4/10 Moderate
• 🌡 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: $24,727
• − Mortgage interest: −$14,004
• − Property taxes: −$1,556
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$7,273
• Taxable loss: −$3,312
• Est. tax savings @ 24.0%: +$795
• After-tax cash flow: $1,791/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

• 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

+1823.1% since first listed

6 events — show timeline

• 2026-04-24 Relisted — PARMLS
• 2026-03-17 Pending — PARMLS
• 2026-02-16 Price Changed $250,000 PARMLS
• 2026-02-01 Listed $275,000 PARMLS
• 1989-03-01 Sold (Public Records) $69,000 Public Records
• 1980-08-01 Sold (Public Records) $13,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,556 · +14.9% YoY. Source: county tax records.