1009 Rachel Cir · Gonzalez, FL 32533

$185,000

3 bd · 3.0 ba · 1,650 sqft · SingleFamily public records · 11 Days on market

Built 2004 0.35 ac lot Est $269k · 31% 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• 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

Quiet country setting with the conveniences of living in the city. This beautiful 3/2 home is in a quiet family friendly neighborhood on a cul-de-sac. Home has been very well maintained and is move-in ready! Great open floor plan for entertaining. Living room, dining and kitchen are all open and spacious. Living room is bright and open with high ceilings, recessed lighting and a wood burning fireplace. Kitchen features a breakfast bar, built in desk area, new stove and lots of counter top and cabinets. Split floor plan with two guest bedrooms and a guest bathroom on one side of the house and master on the other side of the house. Master bedroom has new flooring, high ceilings and a large closet. The master bathroom has a double vanity, garden tub and separate shower. Backyard is fully fenced with a play set, back patio and tons of additional parking for a boat or RV. The garage is an over-sized two car large enough for a boat and a car. The home and garage is completely wired for surround sound. Located in a great school district and just minutes from shopping and dining. Just 10 minutes to the interstate, 15 minutes to Navy Federal, 20 minutes to downtown Pensacola and 30 minutes to the beaches.

Key facts

• Well-sized kitchen
• Quiet cul-de-sac
• Spacious living area

Tags

• QUIET CUL-DE-SAC
• SPACIOUS LIVING AREA
• WELL-SIZED KITCHEN
• AMPLE CABINET SPACE
• SPLIT-BEDROOM FLOOR PLAN
• GENEROUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 7.8% 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; 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $185,000

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. 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.
3. 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.
4. 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: 1.03% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $268,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
979 Kathleen Ave	0.09mi	3/2.0	1,630 (-1%)	15mo	$269,000	$165	77
1095 Kathleen Ave	0.22mi	4/2.0 (+1)	1,662 (+1%)	9mo	$207,900	$125	72
185 Deerfoot Ln	0.29mi	3/2.0	1,701 (+3%)	14mo	$283,000	$166	66
1237 Plata Canada Dr	0.41mi	3/2.0	1,641 (-0%)	22mo	$270,000	$165	58
800 Bunting Ct	0.65mi	3/2.0	1,576 (-4%)	1mo	$267,000	$169	57
896 Pauline St	0.17mi	3/1.5	1,482 (-10%)	16mo	$85,000	$57	56
1219 Plata Canada Dr	0.41mi	3/2.0	1,799 (+9%)	18mo	$277,000	$154	46
809 Bunting Ct	0.68mi	4/2.0 (+1)	1,822 (+10%)	1mo	$297,600	$163	41
840 El Camino Dr	0.52mi	3/2.0	1,404 (-15%)	7mo	$210,000	$150	41
751 Archer Rd	0.40mi	3/1.0	1,428 (-14%)	13mo	$210,000	$147	40
1358 Tate Rd	0.55mi	4/2.0 (+1)	1,404 (-15%)	10mo	$315,000	$224	32
830 El Camino Dr	0.50mi	3/1.5	1,404 (-15%)	21mo	$172,500	$123	28

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-15,401
• Equity at exit: $27,584

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $5,440
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,907 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $228

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 83%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-24
   status Pending
2. 2026-04-13
   listed $185,000 Active
3. 2019-05-22
   soldstatus $171,000
4. 2019-05-15
   soldstatus $171,000 1222-char remark

   Show marketing remark (1222 chars)

   Quiet country setting with the conveniences of living in the city. This beautiful 3/2 home is in a quiet family friendly neighborhood on a cul-de-sac. Home has been very well maintained and is move-in ready! Great open floor plan for entertaining. Living room, dining and kitchen are all open and spacious. Living room is bright and open with high ceilings, recessed lighting and a wood burning fireplace. Kitchen features a breakfast bar, built in desk area, new stove and lots of counter top and cabinets. Split floor plan with two guest bedrooms and a guest bathroom on one side of the house and master on the other side of the house. Master bedroom has new flooring, high ceilings and a large closet. The master bathroom has a double vanity, garden tub and separate shower. Backyard is fully fenced with a play set, back patio and tons of additional parking for a boat or RV. The garage is an over-sized two car large enough for a boat and a car. The home and garage is completely wired for surround sound. Located in a great school district and just minutes from shopping and dining. Just 10 minutes to the interstate, 15 minutes to Navy Federal, 20 minutes to downtown Pensacola and 30 minutes to the beaches.

5. 2019-04-03
   listed $165,000 1222-char remark

   Show marketing remark (1222 chars)

   Quiet country setting with the conveniences of living in the city. This beautiful 3/2 home is in a quiet family friendly neighborhood on a cul-de-sac. Home has been very well maintained and is move-in ready! Great open floor plan for entertaining. Living room, dining and kitchen are all open and spacious. Living room is bright and open with high ceilings, recessed lighting and a wood burning fireplace. Kitchen features a breakfast bar, built in desk area, new stove and lots of counter top and cabinets. Split floor plan with two guest bedrooms and a guest bathroom on one side of the house and master on the other side of the house. Master bedroom has new flooring, high ceilings and a large closet. The master bathroom has a double vanity, garden tub and separate shower. Backyard is fully fenced with a play set, back patio and tons of additional parking for a boat or RV. The garage is an over-sized two car large enough for a boat and a car. The home and garage is completely wired for surround sound. Located in a great school district and just minutes from shopping and dining. Just 10 minutes to the interstate, 15 minutes to Navy Federal, 20 minutes to downtown Pensacola and 30 minutes to the beaches.

6. 2012-08-17
   soldstatus $100,000 1240-char remark

   Show marketing remark (1240 chars)

   Wonderful home tucked back off the beaten path with all the amenities that the modern buyer is looking for. Brick siding, oversized 2 car, side entry garage with extra workshop area in the back. This home sits toward the end of the cul-de-sac making it a great place to raise a family. The interior is very comfortable and has hard wood flooring, tile and carpet, 6 panel doors, lots of extra storage and closets, and ceiling fans throughout. The Kitchen has some of the coolest features going. The oven is a Polara which keeps your food cold until it is time to cook it. Hot food after 8 hours of work without it spoiling in the mean time! The kitchen also has a command station (desk) black appliances including the dishwasher and refrigerator and a cable outlet for convenience. The Master Bedroom and Bath have all the amenities as well including a large walk in closet, ceiling fan, double vanity, garden tub in a separate room and plenty of extra space. The laundry room is located between the garage and the Kitchen and it includes a built in ironing board in the wall. The Great Room has in-wall surround sound speakers, a wood burning fireplace and is the central area of the home making this home great for entertaining.

7. 2011-09-30
   listed $100,000 1240-char remark

   Show marketing remark (1240 chars)

   Wonderful home tucked back off the beaten path with all the amenities that the modern buyer is looking for. Brick siding, oversized 2 car, side entry garage with extra workshop area in the back. This home sits toward the end of the cul-de-sac making it a great place to raise a family. The interior is very comfortable and has hard wood flooring, tile and carpet, 6 panel doors, lots of extra storage and closets, and ceiling fans throughout. The Kitchen has some of the coolest features going. The oven is a Polara which keeps your food cold until it is time to cook it. Hot food after 8 hours of work without it spoiling in the mean time! The kitchen also has a command station (desk) black appliances including the dishwasher and refrigerator and a cable outlet for convenience. The Master Bedroom and Bath have all the amenities as well including a large walk in closet, ceiling fan, double vanity, garden tub in a separate room and plenty of extra space. The laundry room is located between the garage and the Kitchen and it includes a built in ironing board in the wall. The Great Room has in-wall surround sound speakers, a wood burning fireplace and is the central area of the home making this home great for entertaining.

ⓘ 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 4/10 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: $22,890
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$5,382
• Taxable loss: −$217
• Est. tax savings @ 24.0%: +$52
• After-tax cash flow: $2,793/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

+85.0% since first listed

7 events — show timeline

• 2026-04-24 Pending — PARMLS
• 2026-04-13 Listed $185,000 PARMLS
• 2019-05-22 Sold (Public Records) $171,000 Public Records
• 2019-05-15 Sold (MLS) $171,000 PARMLS
• 2019-04-03 Listed $165,000 PARMLS
• 2012-08-17 Sold (MLS) $100,000 PARMLS
• 2011-09-30 Listed $100,000 PARMLS

Property tax history

-11.9%/yr

Latest (2025): $227 · +80.9% YoY. Source: county tax records.