4068 Scottsdale Ave · Pace, FL 32571

$175,000

5 bd · 3.0 ba · 2,187 sqft · Manufactured public records · 62 Days on market

Built 2007 0.44 ac lot Est $175k · at est.

---

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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 4068 Scottsdale Ave, a 5-bedroom, 3-bath manufactured home offering approximately 2,187 square feet of living space. This property features a split-bedroom floor plan and a spacious kitchen with ample cabinet and counter space. An enclosed garage area with a concrete foundation provides additional storage space and flexibility for a variety of uses. Located on a residential lot in Santa Rosa County, the home is conveniently situated near shopping, dining, and major roadways, including Hwy 90. This property offers great potential for investors or buyers looking to add their personal touch. The home does need repairs, and the sellers are motivated and ready to consider offers.

Key facts

• Enclosed garage area
• Residential lot
• Spacious kitchen

Tags

• SPLIT-BEDROOM FLOOR PLAN
• SPACIOUS KITCHEN
• ENCLOSED GARAGE AREA
• CONCRETE FOUNDATION
• RESIDENTIAL LOT

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached garage with 1 covered space (1 total parking space)
• Utilities: Public water; Public sewer; Copper electrical wiring
• Home design: Mobile/Manufactured or Modular home; One story; Resale property; Paved, county-maintained road access
• Construction: Shingle roof; Off-grade foundation
• Exterior features: Covered deck; Interior lot

Interior

• Kitchen: Electric water heater
• Bedrooms: Master bedroom on the first floor (approx. 12.6' x 13.8'); Two additional bedrooms on the first floor (approx. 13' x 9.5' and 13' x 9.3')
• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans; Heat pump (energy efficient feature)
• Interior features: Kitchen/dining combo; Vinyl and carpet flooring

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 4.5% in Pace — 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 69/100 on livability (#475 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: amenities F, commute F, health & safety 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); 665 active listings in the ZIP; 6 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).
• This rent runs 34% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 2.7% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $175k implies a 233% 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.44% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.91%
• DSCR: 1.93
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $174,960
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4068 Scottsdale Ave	0.00mi	5/3.0	2,187 (0%)	0mo	$130,000	$59	100
4004 Windsor Ln	0.33mi	4/2.0 (-1)	2,052 (-6%)	8mo	$165,000	$80	59

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 · 2.72% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.52×
• Total profit: $25,316
• Equity at exit: $26,093

10-year hold

• IRR: 21.7%
• Equity multiple: 2.82×
• Total profit: $89,158
• Equity at exit: $15,131

Cash invested: $49,000 (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 32571

• Home prices YoY: -17.7%
• Rents YoY: 2.7%
• Active inventory: 665
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,514 high
• Mortgage (P&I): −$918
• Tax from tax record: −$141 /mo · $1,694/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $854

Break-even live

Break-even rent $1,433

Max offer price $175,000

Occupancy floor 61%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4203 Frasier Ln Milton, FL	4.0	2.0	1755	$2,195	$1.25	23d	1	0.84mi
4300 Frasier Ln Milton, FL	4.0	2.0	2580	$2,100	$0.81	23d	1	0.99mi
4742 Spencer Oaks Blvd Milton, FL	4.0	2.0	1783	$1,925	$1.08	23d	1	1.14mi
5097 Conservation Cir Milton, FL	3.0–5.0	2.0–3.0	2080	$2,860	$1.37	23d	1	1.20mi
3614 Hawks Landing Cir Milton, FL	4.0	2.0	1953	$2,100	$1.08	23d	1	1.25mi
5768 Conley Ct Milton, FL	4.0	2.0	2017	$2,100	$1.04	14d	1	1.41mi

Listing history 21 events

1. 2026-06-17
   status $175,000 Pending 62 DOM
2. 2026-06-17
   days on market $175,000 Contingent 62 DOM
3. 2026-06-16
   days on market $175,000 Contingent 61 DOM
4. 2026-06-15
   days on market $175,000 Contingent 60 DOM
5. 2026-06-14
   days on market $175,000 Contingent 58 DOM
6. 2026-06-10
   days on market $175,000 Contingent 55 DOM
7. 2026-06-09
   days on market $175,000 Contingent 54 DOM
8. 2026-06-08
   days on market $175,000 Contingent 53 DOM
9. 2026-06-07
   days on market $175,000 Contingent 52 DOM
10. 2026-06-05
    days on market $175,000 Contingent 49 DOM
11. 2026-06-03
    days on market $175,000 Contingent 48 DOM
12. 2026-06-02
    days on market $175,000 Contingent 47 DOM
13. 2026-06-01
    statusdays on market $175,000 Contingent 46 DOM
14. 2026-05-31
    days on market $175,000 Active 45 DOM
15. 2026-05-31
    remarks 695-char remark
16. 2026-05-31
    pricedays on market $175,000 Active 44 DOM
17. 2026-04-16
    listed $185,000 Active
18. 2025-08-01
    historical
19. 2025-07-30
    price $100,000
20. 2025-07-03
    listed $199,999 Active
21. 1999-01-14
    soldstatus $52,500

ⓘ 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: $1,694 · $141/mo
• Projected year-2 tax: $1,694 · $141/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥105°F today · 18 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: $30,164
• − Mortgage interest: −$9,803
• − Property taxes: −$1,694
• − Insurance: −$875
• − Repairs & maintenance: −$2,413
• − Management: −$2,413
• − Depreciation: −$5,091
• Taxable income: $7,875
• Est. tax owed @ 24.0%: −$1,890
• After-tax cash flow: $8,358/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 — Pace

• Score: 69/100
• State rank: #475
• US rank: #8593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pace, FL
• County: Santa Rosa County · 194,764 people
• City population: 42,171
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 42,171
• Household income: $87,617
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 301.0

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 (80%)
• Race & ethnicity: White 80% Two or more races 9% Hispanic / Latino 6% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Italian 3% Slovak 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -62.39%
• Current HPI: 290.2953
• Rent YoY: ▲ 2.72%
• 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

+252.4% since first listed

5 events — show timeline

• 2026-04-16 Listed $185,000 PARMLS
• 2025-08-01 Listing Removed — PARMLS
• 2025-07-30 Price Changed $100,000 PARMLS
• 2025-07-03 Listed $199,999 PARMLS
• 1999-01-14 Sold (Public Records) $52,500 Public Records

Property tax history

+9.4%/yr

Latest (2025): $1,694 · +182.1% YoY. Source: county tax records.