Glades Plan · Navarre, FL 32566

$271,990

3 bd · 2.0 ba · 1,282 sqft · SingleFamily · 792 Days on market

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Why this score? — see what drove the F 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 +7.5/30.0
• 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
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

New Homes in Navarre, Florida Build on Your Lot or Ours Near Florida's Gulf Coast Searching for new homes in Navarre, Florida? Located between Pensacola and Fort Walton Beach, Navarre offers a laid-back coastal lifestyle surrounded by beautiful waterways, outdoor recreation, and some of Florida's most stunning white-sand beaches. Often referred to as "Florida's Most Relaxing Place, " Navarre continues to attract homebuyers looking for a quieter alternative to larger beach destinations while remaining close to major employers and everyday conveniences. Holiday Builders offers homes from the Cornerstone Collection throughout Navarre. Homebuyers can build on their own lot or a Holida

Key facts

• 2 garage spots
• Listed 792 days

Property features AI

Finance

• Financial info: Listing price $271,990; Inventory type: Plan (new construction)

Exterior

• Parking: 2-car garage / 2 parking spaces
• Home design: Single-family home (new construction plan); Located at 1940 Sunrise Dr, Navarre FL
• Exterior features: Living area approximately 1,282 (plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan); Plan name: Glades

🏗️ New construction. The $271,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $315,372.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $-387 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (16.6% below list).
• Recommended offer: $227k (16.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#435 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, schools 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.
• Market conditions: Rents rising (+2.7%/yr); 768 active listings in the ZIP; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 792 days — a 12% lower offer ($239k) is reasonable based on typical stale-listing flexibility.

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 $226,873 (16.6% 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 792 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.26%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $315,372
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1840 Candlewood Dr	0.52mi	3/2.0	1,260 (-2%)	10mo	$380,000	$302	65
1860 Eagle Ln	0.68mi	3/2.0	1,269 (-1%)	9mo	$320,000	$252	60
1939 Sunrise Dr	0.05mi	3/2.0	1,465 (+14%)	18mo	$325,000	$222	59
1849 Candlewood Dr	0.55mi	3/2.0	1,174 (-8%)	2mo	$300,000	$256	58
6840 Leisure St	0.69mi	3/2.0	1,298 (+1%)	12mo	$275,000	$212	56
1836 Iris Ln	0.45mi	3/2.0	1,410 (+10%)	9mo	$335,000	$238	55
1848 Iris Ln	0.43mi	3/2.0	1,433 (+12%)	7mo	$346,500	$242	54
1831 Iris Ln	0.49mi	3/2.0	1,393 (+9%)	13mo	$230,000	$165	52
1863 Eagle Ln	0.71mi	3/2.0	1,399 (+9%)	2mo	$345,000	$247	50
6748 Marlin St	0.34mi	3/2.0	1,116 (-13%)	21mo	$305,000	$273	45
1394 Sound Retreat Dr	0.71mi	3/2.0	1,471 (+15%)	0mo	$349,900	$238	42
6996 Knox St	0.57mi	3/2.0	1,474 (+15%)	18mo	$363,000	$246	34

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: -25.5%
• Equity multiple: 0.14×
• Total profit: $-76,321
• Equity at exit: $47,023

10-year hold

• IRR: -22.7%
• Equity multiple: -0.14×
• Total profit: $-100,488
• Equity at exit: $27,268

Cash invested: $88,304 (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: 768
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,269 high
• Mortgage (P&I): −$1,654
• Tax est. 1.5%: −$394 /mo · $4,731/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-387

Break-even live

Break-even rent $2,759

Max offer price $259,348

Occupancy floor —

Sensitivity live

Price	-10% $-169	-5% $-278	+0% $-387	+5% $-496	+10% $-605
Rent	-10% $-566	-5% $-477	+0% $-387	+5% $-298	+10% $-208
Rate	-1.0pp $-228	-0.5pp $-307	base $-387	+0.5pp $-469	+1.0pp $-552

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: $78,843
• Closing costs: $9,461
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6637 Water St Navarre, FL	3.0	2.0	1390	$2,050	$1.47	24d	1	0.67mi
6635 Water St Navarre, FL	3.0	2.0	1390	$2,050	$1.47	24d	1	0.67mi
6622 Perch St Navarre, FL	3.0	2.0	1563	$2,100	$1.34	24d	1	0.70mi
1726 Eagle Bay Ln Navarre, FL	2.0	1.0	957	$1,295	$1.35	24d	1	0.72mi
1827 Sundown Dr Navarre, FL	3.0	2.0	1556	$2,000	$1.29	24d	1	0.90mi
1717 Sound Haven Ct Navarre, FL	3.0	3.0	1396	$2,050	$1.47	14d	1	1.15mi
7381 Navarre Pkwy Navarre, FL	1.0–3.0	1.0–2.0	986	$2,199	$2.23	14d	24	1.34mi
6539 Forest Bay Ave Gulf Breeze, FL	4.0	2.0	1786	$2,850	$1.60	14d	1	1.40mi
2426 Houston Cir Gulf Breeze, FL	3.0	2.0	1474	$2,500	$1.70	24d	1	1.49mi

Listing history 12 events

1. 2026-06-19
   remarks 689-char remark
2. 2026-06-18
   days on market $271,990 Active 792 DOM
3. 2026-06-17
   days on market $271,990 Active 791 DOM
4. 2026-06-16
   days on market $271,990 Active 790 DOM
5. 2026-06-15
   days on market $271,990 Active 789 DOM
6. 2026-06-14
   days on market $271,990 Active 787 DOM
7. 2026-06-10
   days on market $271,990 Active 784 DOM
8. 2026-06-09
   days on market $271,990 Active 783 DOM
9. 2026-06-08
   days on market $271,990 Active 782 DOM
10. 2026-06-07
    days on market $271,990 Active 781 DOM
11. 2026-06-05
    days on market $271,990 Active 778 DOM
12. 2026-06-03
    listed $271,990 Active 777 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 ≥105°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: $27,225
• − Mortgage interest: −$17,666
• − Property taxes: −$4,731
• − Insurance: −$1,577
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − Depreciation: −$9,174
• Taxable loss: −$10,279
• Est. tax savings @ 24.0%: +$2,467
• After-tax cash flow: $-2,179/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