2323 Camors Rd · Brownsdale, FL 32565

$94,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 31 Days on market

Built 1996 1.00 ac lot

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Why this score? — see what drove the B+ 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 +29.8/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +5.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to Camors Road — a 3-bedroom, 2-bath manufactured home offering 1,280 sq ft of comfortable living on a quiet country road in Jay. The split-bedroom floor plan gives the primary suite its own private side of the home, with two additional bedrooms for family, guests, or a home office. HVAC is only 2 years old, and the home is served by city water and a private septic system for low monthly costs. Set in the rural calm of northwest Santa Rosa County, you're minutes from downtown Jay, Jay Hospital, and State Roads 4 and 89 — with the Escambia River, Blackwater River State Forest, Pensacola, and Gulf Coast beaches all an easy drive away. A solid opportunity for a first-time b

Key facts

• 1 acre lot
• Built 1996
• Listed 31 days

Property features AI

Finance

• Other: Lot approximately 1 acre; Unimproved road with no road maintenance responsibility
• Financial info: Not specified
• HOA & community: No homeowners association

Exterior

• Parking: Open parking with driveway and front entrance access
• Security: Not specified
• Utilities: Electric with circuit breakers; Septic tank sewer
• Home design: Mobile/manufactured home; Single-story; Resale
• Construction: Frame construction; Off-grade foundation; Built as one level
• Exterior features: Shingle roof; Public water; No horseback riding allowed

Interior

• Kitchen: Electric water heater
• Bedrooms: Primary bedroom on the first floor (approx. 16' x 14'); Second bedroom on the first floor (approx. 22' x 15')
• Flooring: Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air; Ceiling fans; Natural gas heating
• Interior features: Ceiling fans
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#788 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, employment A; Watch: schools D-, 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: 129 active listings in the ZIP; 1,983 units permitted in Santa Rosa County in 2024 (128 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($656 loan paydown + $9k appreciation (10.0% local appreciation)).
• Santa Rosa County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.21% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.73%
• DSCR: 1.70
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.9%
• Equity multiple: 3.78×
• Total profit: $73,831
• Equity at exit: $85,493

10-year hold

• IRR: 30.9%
• Equity multiple: 8.52×
• Total profit: $199,885
• Equity at exit: $184,370

Cash invested: $26,572 (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 32565

• Home prices YoY: 11.4%
• Active inventory: 129
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$20 /mo · $240/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $348

Break-even live

Break-even rent $705

Max offer price $94,900

Occupancy floor 65%

Sensitivity live

Price	-10% $402	-5% $375	+0% $348	+5% $322	+10% $295
Rent	-10% $258	-5% $303	+0% $348	+5% $394	+10% $439
Rate	-1.0pp $396	-0.5pp $373	base $348	+0.5pp $324	+1.0pp $299

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   price $94,900 Active 31 DOM
2. 2026-06-18
   days on market $99,900 Active 31 DOM
3. 2026-06-17
   days on market $99,900 Active 30 DOM
4. 2026-06-16
   days on market $99,900 Active 29 DOM
5. 2026-06-15
   days on market $99,900 Active 28 DOM
6. 2026-06-14
   days on market $99,900 Active 26 DOM
7. 2026-06-10
   days on market $99,900 Active 23 DOM
8. 2026-06-09
   days on market $99,900 Active 22 DOM
9. 2026-06-08
   days on market $99,900 Active 21 DOM
10. 2026-06-07
    days on market $99,900 Active 20 DOM
11. 2026-06-05
    days on market $99,900 Active 17 DOM
12. 2026-06-03
    status $99,900 Active 16 DOM
13. 2026-05-31
    statusdays on market $99,900 Pending 16 DOM
14. 2026-05-14
    listed $99,900 Active

ⓘ 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: $240 · $20/mo
• Projected year-2 tax: $788 · $66/mo
• Expected delta: +$548/yr (+$46/mo · 228.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,756
• − Mortgage interest: −$5,316
• − Property taxes: −$240
• − Insurance: −$474
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$2,761
• Taxable income: $2,764
• Est. tax owed @ 24.0%: −$663
• After-tax cash flow: $3,517/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 — Brownsdale

• Score: 61/100
• State rank: #788
• US rank: #18034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,653

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 (91%)
• Race & ethnicity: White 91% Asian 5% Two or more races 3%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · China, Vietnam
• Languages at home: 94% English-only · Chinese 4% Spanish 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: ▲ 33.17%
• Current HPI: 324.7547
• 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

1 event — show timeline

• 2026-05-14 Listed $99,900 PARMLS

Property tax history

+1.8%/yr

Latest (2025): $240 · +21.6% YoY. Source: county tax records.