8822 Little Cormorant Ln · Navarre, FL 32566

$5,000

3 bd · 3.0 ba · 1,552 sqft · SingleFamily public records · 7 Days on market

Built 2016

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Reserve Pointe, a beautiful townhome community. This unit was built in 2016, has granite counter tops, a breakfast bar, and lots of cabinets. The clever layout provides a spacious feeling! Enjoy sunny days at the pool, or watch kids play at the nicely maintained play ground. There are sidewalks for a stroll through the neighborhood. If you are looking for easy living you found the right place, your HOA fees pay for all the ground keeping and Recreational Facility. Minutes to Navarre's bright white beaches, restaurants and shopping. Navarre is conveniently located between Pensacola and Fort Walton Beach. Book a showing today!

Key facts

• Garage
• Built 2016
• Listed 7 days

Property features AI

Exterior

• Parking: Detached or attached garage not specified, includes 1 garage space
• Home design: Residential property; 2-story home
• Exterior features: Lot in residential zoning

Interior

• Bathrooms: 3 full bathrooms
• Interior features: Directions available to the property

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$339,888) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Cap rate 404.5% vs local median 4.1% 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, crime 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.
• Zoned schools: Holley-Navarre Primary (771 students, 41% FRL); Holley-Navarre Middle School (math 71% / reading 63%, grade A-, #80 of 571 statewide, top 14%, 830 students, 42% FRL); Navarre High School (math 49% / reading 58%, grade C-, #146 of 667 statewide, top 22%, 2,406 students, 30% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 769 active listings in the ZIP; 20 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 $35 of loan paydown is wiped out by about $150 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 $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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.

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 $5,000

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. 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?
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: 42.88% ✓
• Cap rate: 404.48%
• Cash-on-cash: 1422.10%
• DSCR: 64.28
• GRM: 0.2

CMA / ARV

• ARV (on-the-fly): $339,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8727 El Paseo St	0.25mi	3/2.0	1,582 (+2%)	3mo	$346,000	$219	78
8920 Quail Roost Dr Dr	0.40mi	3/2.0	1,475 (-5%)	4mo	$345,000	$234	66
8956 Timber Ln	0.39mi	3/2.0	1,548 (-0%)	15mo	$325,000	$210	65
8724 Laredo St	0.23mi	3/2.0	1,368 (-12%)	2mo	$350,000	$256	64
8219 Branston Dr Dr	0.30mi	3/2.0	1,647 (+6%)	13mo	$345,000	$209	61
8908 Cutter Ct	0.45mi	3/2.0	1,505 (-3%)	12mo	$355,000	$236	60
9028 Quail Roost Dr	0.63mi	3/2.0	1,614 (+4%)	1mo	$379,900	$235	60
8723 Estrada St	0.37mi	3/2.0	1,406 (-9%)	7mo	$349,900	$249	57
8611 Wilburn Cv	0.61mi	3/2.0	1,590 (+2%)	9mo	$297,500	$187	56
8544 Laredo St	0.66mi	3/2.0	1,614 (+4%)	5mo	$301,840	$187	55
2107 Ortega St	0.12mi	4/2.0 (+1)	1,783 (+15%)	10mo	$370,000	$208	52
2133 Ainsdale Ct	0.25mi	4/2.0 (+1)	1,783 (+15%)	11mo	$355,000	$199	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: —
• Equity multiple: 75.52×
• Total profit: $104,333
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 161.55×
• Total profit: $224,766
• Equity at exit: $432

Cash invested: $1,400 (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: 769
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,144 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $1,659

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 18%

Sensitivity live

Price	-10% $1,663	-5% $1,661	+0% $1,659	+5% $1,657	+10% $1,656
Rent	-10% $1,490	-5% $1,574	+0% $1,659	+5% $1,744	+10% $1,828
Rate	-1.0pp $1,662	-0.5pp $1,660	base $1,659	+0.5pp $1,658	+1.0pp $1,657

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8776 Brown Pelican Cir Navarre, FL	3.0	2.5	1551	$1,900	$1.23	25d	1	0.03mi
8733 Brown Pelican Cir Navarre, FL	3.0	2.5	1500	$1,950	$1.30	15d	1	0.06mi
8733 Brown Pelican Cir Navarre, FL	3.0	2.5	1551	$1,950	$1.26	25d	1	0.06mi
8740 Brown Pelican Cir Navarre, FL	3.0	2.5	1742	$1,850	$1.06	23d	1	0.07mi
2121 Wilsons Plover Cir Navarre, FL	3.0	2.0	1544	$2,000	$1.30	25d	1	0.15mi
8958 Ellen Ct Navarre, FL	3.0	2.0	1627	$2,250	$1.38	15d	1	0.35mi
8657 El Paseo St Navarre, FL	3.0	2.0	1908	$2,210	$1.16	23d	1	0.42mi
2345 Ortega St Navarre, FL	3.0	2.0	1527	$2,200	$1.44	15d	1	0.61mi
2345 Ortega St Navarre, FL	3.0	2.0	1527	$2,200	$1.44	25d	1	0.61mi
8524 Laredo St Navarre, FL	3.0	2.0	1279	$1,900	$1.49	15d	1	0.71mi
8524 Laredo St Navarre, FL	3.0	2.0	1279	$1,900	$1.49	25d	1	0.71mi
1921 Luneta St Navarre, FL	3.0	2.0	1481	$2,100	$1.42	25d	1	0.82mi
1925 Esplanade St Unit F Navarre, FL	2.0	1.0	1100	$1,400	$1.27	25d	1	0.97mi
8802 Pebble Brook Dr Navarre, FL	3.0	2.0	1300	$2,200	$1.69	15d	1	1.08mi
8934 E River Dr Navarre, FL	4.0	2.0	1989	$2,500	$1.26	25d	1	1.08mi
1900 Elevate Ave Navarre, FL	1.0–3.0	1.0–2.0	999	$2,798	$2.80	15d	17	1.32mi
8244 Torres St Navarre, FL	4.0	2.0	1692	$2,150	$1.27	25d	1	1.43mi
8249 Escola St Navarre, FL	4.0	2.0	2095	$2,690	$1.28	25d	1	1.45mi
2225 Prytania Cir Navarre, FL	3.0	2.0	1529	$2,150	$1.41	25d	1	1.46mi
2225 Prytania Cir Navarre, FL	3.0	2.0	1529	$2,150	$1.41	15d	1	1.46mi

Listing history 6 events

1. 2026-06-15
   days on market $5,000 Active 7 DOM
2. 2026-06-14
   days on market $5,000 Active 5 DOM
3. 2026-06-13
   days on market $5,000 Active 4 DOM
4. 2026-06-10
   days on market $5,000 Active 2 DOM
5. 2026-06-09
   remarks 307-char remark
6. 2026-06-09
   listed $5,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,727
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − Depreciation: −$145
• Taxable income: $21,085
• Est. tax owed @ 24.0%: −$5,060
• After-tax cash flow: $14,849/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

-97.7% since first listed

6 events — show timeline

• 2026-06-08 Listed $5,000 NFMLS
• 2020-04-08 Sold (Public Records) $216,000 Public Records
• 2020-03-27 Sold (MLS) $216,000 NAMLS
• 2020-03-27 Sold (MLS) $216,000 PARMLS
• 2019-11-16 Listed $218,000 PARMLS
• 2019-11-15 Listed $218,000 NAMLS

Property tax history

+24.9%/yr

Latest (2025): $2,234 · -19.5% YoY. Source: county tax records.