5797 Corkscrew Ct · Pace, FL 32571

$270,000

3 bd · 2.0 ba · 1,486 sqft · SingleFamily public records · 78 Days on market

Built 2016 5,096 sqft lot Est $284k · at est. $16/mo HOA · 1% of rent

---

Why this score? — see what drove the D 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 +12.9/30.0
• ARV discount +9.7/15.0
• Schools +5.3/10.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful cottage style brick home inside Willow Glen subdivision. Central and close to everything Pace has to offer! 3 bedroom & 2 full bathrooms ~ Fully functional kitchen with self cleaning oven, stainless steel appliances, built-in microwave, dishwasher and pantry. Large living room with additional dining area. Master bedroom has spacious walk-in closet and also has its own master suite complete with double vanities. Covered screened area as well as an open patio to enjoy your fully fenced backyard. **Buyer to verify all sizes, dimensions and information.**

Key facts

• Public sewer
• 5,096 sq ft lot
• Garage

Tags

• WILLOW GLEN NEIGHBORHOOD
• PRIVATE NEIGHBORHOOD PARK
• LARGE OPEN GREEN SPACE
• PUBLIC SEWER
• SCREENED-IN BACK PORCH
• PRIVACY-FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-22 ($-260/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (19.8% below list).
• Recommended offer: $217k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.4% 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+, crime 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.
• Zoned schools: S. S. Dixon Intermediate School (math 73% / reading 67%, grade A-, #345 of 2,144 statewide, top 17%, 920 students, 40% FRL); Thomas L Sims Middle School (math 77% / reading 65%, grade A, #59 of 571 statewide, top 11%, 1,098 students, 34% FRL); Pace High School (math 63% / reading 62%, grade B-, #93 of 667 statewide, top 14%, 2,240 students, 34% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 674 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• It's been on market 78 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,654 (19.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $283,826
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5797 Corkscrew Ct	0.00mi	3/2.0	1,486 (0%)	1mo	$260,000	$175	99
5800 Glenby Ct	0.09mi	3/2.0	1,483 (-0%)	9mo	$258,700	$174	88
3952 Willow Glen Dr	0.10mi	3/2.0	1,392 (-6%)	2mo	$259,900	$187	84
5960 Palermo Dr	0.20mi	3/2.0	1,521 (+2%)	9mo	$289,900	$191	80
3966 Willow Glen Dr	0.15mi	3/2.0	1,398 (-6%)	10mo	$279,000	$200	74
5793 Corkscrew Ct	0.01mi	3/2.0	1,319 (-11%)	21mo	$262,000	$199	63
5939 Jameson Crk	0.42mi	3/2.0	1,628 (+10%)	9mo	$251,000	$154	57
5946 Greenfield St	0.39mi	3/3.0	1,687 (+14%)	1mo	$325,000	$193	54
5685 Todd St	0.38mi	3/2.0	1,624 (+9%)	18mo	$472,000	$291	52
4100 Berry Cir	0.58mi	3/2.0	1,628 (+10%)	10mo	$300,000	$184	48
3951 Tuscany Way	0.16mi	4/2.0 (+1)	1,690 (+14%)	21mo	$350,000	$207	48
3691 Gardenview St	0.58mi	2/2.0 (-1)	1,344 (-10%)	11mo	$220,000	$164	43

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-45,791
• Equity at exit: $40,258

10-year hold

• IRR: -9.7%
• Equity multiple: 0.41×
• Total profit: $-44,336
• Equity at exit: $23,345

Cash invested: $75,600 (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: 674
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,167 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$189 /mo · $2,266/yr
• Insurance: −$112
• HOA: −$16
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-22

Break-even live

Break-even rent $2,194

Max offer price $266,166

Occupancy floor 96%

Sensitivity live

Price	-10% $131	-5% $55	+0% $-22	+5% $-98	+10% $-175
Rent	-10% $-193	-5% $-107	+0% $-22	+5% $64	+10% $149
Rate	-1.0pp $114	-0.5pp $47	base $-22	+0.5pp $-92	+1.0pp $-163

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3927 Tuscany Way Milton, FL	3.0	2.0	1850	$2,075	$1.12	25d	1	0.09mi
6169 Autumn Pines Cir Milton, FL	3.0	2.0	1577	$1,895	$1.20	15d	1	0.71mi
5849 Danbury Blvd Milton, FL	3.0	2.0	1736	$2,100	$1.21	25d	1	0.75mi
5857 Danbury Blvd Milton, FL	3.0	2.0	1658	$2,145	$1.29	15d	1	0.77mi

HOA detail

• Monthly dues: $16 · $192/yr

Listing history 8 events

1. 2026-04-19
   historical Contingent
2. 2026-03-30
   price $270,000
3. 2026-03-09
   listed $285,000 Active
4. 2022-06-21
   soldstatus $265,000 Sold 571-char remark

   Show marketing remark (571 chars)

   Beautiful cottage style brick home inside Willow Glen subdivision. Central and close to everything Pace has to offer! 3 bedroom & 2 full bathrooms ~ Fully functional kitchen with self cleaning oven, stainless steel appliances, built-in microwave, dishwasher and pantry. Large living room with additional dining area. Master bedroom has spacious walk-in closet and also has its own master suite complete with double vanities. Covered screened area as well as an open patio to enjoy your fully fenced backyard. **Buyer to verify all sizes, dimensions and information.**

5. 2022-05-24
   historical Contingent 571-char remark

   Show marketing remark (571 chars)

   Beautiful cottage style brick home inside Willow Glen subdivision. Central and close to everything Pace has to offer! 3 bedroom & 2 full bathrooms ~ Fully functional kitchen with self cleaning oven, stainless steel appliances, built-in microwave, dishwasher and pantry. Large living room with additional dining area. Master bedroom has spacious walk-in closet and also has its own master suite complete with double vanities. Covered screened area as well as an open patio to enjoy your fully fenced backyard. **Buyer to verify all sizes, dimensions and information.**

6. 2022-05-20
   listed $265,000 Active 571-char remark

   Show marketing remark (571 chars)

   Beautiful cottage style brick home inside Willow Glen subdivision. Central and close to everything Pace has to offer! 3 bedroom & 2 full bathrooms ~ Fully functional kitchen with self cleaning oven, stainless steel appliances, built-in microwave, dishwasher and pantry. Large living room with additional dining area. Master bedroom has spacious walk-in closet and also has its own master suite complete with double vanities. Covered screened area as well as an open patio to enjoy your fully fenced backyard. **Buyer to verify all sizes, dimensions and information.**

7. 2016-07-21
   soldstatus $143,900 1018-char remark

   Show marketing remark (1018 chars)

   WOW, this brick cottage in Pace has to be seen to believe!!! The layout of this plan is a bit different and that makes the difference. The Dining Area is on the front with wonderful windows around the front diagonal walls, giving it an enlarged bay window effect. The Kitchen features crown molding on cabinets, installed hardware , Stainless appliances and a built-in microwave. The Living and Master feature ceiling fans. Double sinks are featured in the Master Bath with Moen faucets in baths and Kitchen. Closet space is generous in the bedrooms. Smooth ceilings and mini blinds are wonderful features of the home. Colors have been professionally chosen. Maintenance free vinyl trim, vinyl tilt-out windows and dimensional shingles are standard. Photos are from a like home on a different lot. You may see some difference in the configuration of the roof line. The neighborhood features underground utilities, sidewalks and a Tot Lot for the little ones. Come see this beautiful home as we progress.

8. 2016-03-02
   listed $143,900 1018-char remark

   Show marketing remark (1018 chars)

   WOW, this brick cottage in Pace has to be seen to believe!!! The layout of this plan is a bit different and that makes the difference. The Dining Area is on the front with wonderful windows around the front diagonal walls, giving it an enlarged bay window effect. The Kitchen features crown molding on cabinets, installed hardware , Stainless appliances and a built-in microwave. The Living and Master feature ceiling fans. Double sinks are featured in the Master Bath with Moen faucets in baths and Kitchen. Closet space is generous in the bedrooms. Smooth ceilings and mini blinds are wonderful features of the home. Colors have been professionally chosen. Maintenance free vinyl trim, vinyl tilt-out windows and dimensional shingles are standard. Photos are from a like home on a different lot. You may see some difference in the configuration of the roof line. The neighborhood features underground utilities, sidewalks and a Tot Lot for the little ones. Come see this beautiful home as we progress.

ⓘ 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: $2,266 · $189/mo
• Projected year-2 tax: $2,266 · $189/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 5/10 Major
• 🌡 Heat 10/10 Extreme 8 d/yr ≥106°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,998
• − Mortgage interest: −$15,124
• − Property taxes: −$2,266
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − HOA: −$192
• − Depreciation: −$7,855
• Taxable loss: −$4,948
• Est. tax savings @ 24.0%: +$1,188
• After-tax cash flow: $927/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

• 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

+87.6% since first listed

8 events — show timeline

• 2026-04-19 Contingent — PARMLS
• 2026-03-30 Price Changed $270,000 PARMLS
• 2026-03-09 Listed $285,000 PARMLS
• 2022-06-21 Sold (MLS) $265,000 PARMLS
• 2022-05-24 Contingent — PARMLS
• 2022-05-20 Listed $265,000 PARMLS
• 2016-07-21 Sold (MLS) $143,900 PARMLS
• 2016-03-02 Listed $143,900 PARMLS

Property tax history

+28.8%/yr

Latest (2025): $2,266 · +3.8% YoY. Source: county tax records.