3230 Mason Rd · Molino, FL 32568

$159,900

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 33 Days on market

Built 2016 3.46 ac lot Est $170k · 6% under

---

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 +16.2/30.0
• ARV discount +10.1/15.0
• Appreciation +8.1/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful country property with almost 3 1/2 acres for plenty of elbow room and a quaint 3 bedroom, 2 bath 2016 Cavalier mobile home situated in the front portion of the parcel. The home is a split plan with a breezy, open space for the living room accented by attractive ceiling beams plus the kitchen area in the middle. A large island with decorative pendant lights, built in microwave, smooth top stove, dishwasher, and fridge are featured. In addition, a very functional dining area located near the back slider door includes a built in cabinet/wall hutch for displaying or storing items. The primary suite is roomy and the bath features a large soaking tub and separate shower. Outside, the un

Key facts

• Built in microwave
• Split plan
• Large island

Tags

• ALMOST 3 1/2 ACRES
• 2016 CAVALIER MOBILE HOME
• SPLIT PLAN
• LARGE ISLAND
• BUILT IN MICROWAVE
• SMOOTH TOP STOVE

Property features AI

Finance

• Other: Lot size approximately 3.46 acres; Building area reported as 1,248 square feet; Property listed as homestead
• HOA & community: No homeowners association

Exterior

• Parking: Open parking available; Driveway parking; Boat parking; RV access/parking
• Utilities: Public water; Septic tank for sewer; Circuit breakers with copper wiring; Cable available
• Home design: Mobile/Manufactured or Modular home; One story; Resale property; Off-grade foundation
• Construction: Composition gable roof; Off grade foundation; Built as a single-level structure
• Exterior features: Partial backyard fencing; Back yard fenced area; Yard building (outbuilding); Central access to the lot; Paved road access; County-maintained road; Allows horses

Interior

• Kitchen: Kitchen island; Laminate counters; Built-in microwave; Microwave; Dishwasher; Refrigerator; Kitchen on the first floor
• Bedrooms: Master bedroom on the first floor (approx. 14.3' x 11.5'); Additional bedroom on the first floor (approx. 8' x 10'); Second additional bedroom on the first floor (approx. 14.3' x 8.4')
• Bathrooms: Two full bathrooms on the first floor; Bathrooms noted as 'Not Updated'
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans for additional cooling
• Interior features: Cathedral ceilings; Ceiling fans; Chair rail; Crown molding; High-speed internet available; Recessed lighting; Double-pane windows
• Laundry & utility: Indoor laundry with washer/dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $132k (17.7% below list).
• Recommended offer: $132k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.5% in Molino — 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 76/100 on livability (#224 in FL, #3,540 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living 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: 31 active listings in the ZIP; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.2% local appreciation)).
• Escambia County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $160k implies a 1717% 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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,589 (17.7% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $169,728
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3230 Mason Rd	0.00mi	3/2.0	1,248 (0%)	0mo	$169,900	$136	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 2.20×
• Total profit: $53,680
• Equity at exit: $102,860

10-year hold

• IRR: 17.3%
• Equity multiple: 4.42×
• Total profit: $152,979
• Equity at exit: $188,586

Cash invested: $44,772 (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 32568

• Home prices YoY: 2.5%
• Active inventory: 31
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$50 /mo · $598/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $85

Break-even live

Break-even rent $1,209

Max offer price $159,900

Occupancy floor 89%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-01
   historical Contingent
2. 2026-04-25
   listed $159,900 Active
3. 1998-09-01
   soldstatus $8,800

ⓘ 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: $598 · $50/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$729/yr (+$61/mo · 121.9%)

ⓘ 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 8/10 Severe 7 d/yr ≥106°F today · 20 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: $15,791
• − Mortgage interest: −$8,957
• − Property taxes: −$598
• − Insurance: −$800
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$4,652
• Taxable loss: −$1,742
• Est. tax savings @ 24.0%: +$418
• After-tax cash flow: $1,433/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 — Molino

• Score: 76/100
• State rank: #224
• US rank: #3540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,724

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 (83%)
• Race & ethnicity: White 83% Two or more races 7% Black 6% Pacific Islander 3%
• Common ancestry: Slovak 4% Italian 4% Iranian 4%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 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: ▲ 6.23%
• Current HPI: 258.2855
• Rent YoY: —
• Metro: —
• 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

+1717.0% since first listed

3 events — show timeline

• 2026-05-01 Contingent — PARMLS
• 2026-04-25 Listed $159,900 PARMLS
• 1998-09-01 Sold (Public Records) $8,800 Public Records

Property tax history

+19.9%/yr

Latest (2025): $598 · +26.3% YoY. Source: county tax records.