1984 Ambassador Dr · Midway, FL 32563

$230,000

3 bd · 1.0 ba · 990 sqft · SingleFamily public records · 126 Days on market

Built 2007 0.60 ac lot Est $202k · 14% over

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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 +19.5/30.0
• DSCR +6.2/10.0
• Schools +5.3/10.0
• 1% rule +3.9/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming and well-maintained single-story home located in the East Bay Heights area of Gulf Breeze. This 3-bedroom, 1-bath residence offers a functional open layout designed for comfortable everyday living. The home features wood-frame construction, a practical floor plan, and natural light throughout the main living areas. The kitchen provides ample cabinet and counter space and opens to the living area, creating a versatile space for daily use or entertaining. The bedrooms offer flexible space that may be used for guests, office space, hobbies, or storage. The property sits on a generously sized lot with room for outdoor enjoyment, gardening, or future improvements. Conveniently located n

Key facts

• Flexible space
• Generously sized lot
• Open layout

Tags

• OPEN LAYOUT
• WOOD-FRAME CONSTRUCTION
• FLEXIBLE SPACE
• GENEROUSLY SIZED LOT
• EASY ACCESS TO AMENITIES

Property features AI

Finance

• Other: Homestead status indicated
• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Circuit breaker electric; Cable available; Paved, county-maintained road
• Home design: Single-story home; Resale property; Not attached to another property; Ridge vent
• Construction: Frame construction; Shingle roof; Slab foundation; Built as a one-level structure
• Exterior features: Back yard fencing; Patio; Porch; Yard building (outbuilding); Interior lot

Interior

• Kitchen: Laminate counters; Pantry; Built-in microwave; Dishwasher; Disposal; Freezer; Refrigerator; Eat-in kitchen
• Bedrooms: Master bedroom on the first floor; Two additional bedrooms on the first floor
• Flooring: Vinyl; Carpet
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Heat pump heating; Central heating; Central air conditioning; Ceiling fan(s) for cooling
• Interior features: Baseboards; Ceiling fans; Blinds
• Laundry & utility: Washer/dryer hookups inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/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 $205k (10.8% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.1% in Midway — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 fast (+4.6%/yr); 453 active listings in the ZIP; 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 $7k 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 126 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; list at $230k implies a 311% 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; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $201,960
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5668 Charter Cir	0.57mi	3/1.0	984 (-1%)	0mo	$190,000	$193	72
1866 Justice Cir	0.47mi	3/1.0	1,012 (+2%)	7mo	$206,000	$204	69
5620 Charter Cir	0.69mi	3/1.0	1,002 (+1%)	10mo	$192,000	$192	57
1842 Justice Cir	0.48mi	3/2.0	1,056 (+7%)	12mo	$220,000	$208	52
5595 Meadow Creek Pl	0.72mi	2/2.0 (-1)	1,058 (+7%)	10mo	$210,000	$198	38
5592 Centerbrook Pl	0.74mi	2/2.0 (-1)	928 (-6%)	24mo	$245,000	$264	26

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 · 4.6% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-17,317
• Equity at exit: $34,294

10-year hold

• IRR: 4.1%
• Equity multiple: 1.31×
• Total profit: $20,212
• Equity at exit: $19,886

Cash invested: $64,400 (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 32563

• Rents YoY: 4.6%
• Active inventory: 453
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,052 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $262

Break-even live

Break-even rent $1,720

Max offer price $230,000

Occupancy floor 82%

Sensitivity live

Price	-10% $393	-5% $327	+0% $262	+5% $197	+10% $132
Rent	-10% $100	-5% $181	+0% $262	+5% $343	+10% $424
Rate	-1.0pp $378	-0.5pp $321	base $262	+0.5pp $203	+1.0pp $142

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $230,000 Active 126 DOM
2. 2026-06-17
   days on market $230,000 Active 125 DOM
3. 2026-06-16
   days on market $230,000 Active 124 DOM
4. 2026-06-15
   days on market $230,000 Active 123 DOM
5. 2026-06-14
   days on market $230,000 Active 121 DOM
6. 2026-06-10
   days on market $230,000 Active 118 DOM
7. 2026-06-09
   days on market $230,000 Active 117 DOM
8. 2026-06-08
   days on market $230,000 Active 116 DOM
9. 2026-06-07
   days on market $230,000 Active 115 DOM
10. 2026-06-05
    days on market $230,000 Active 112 DOM
11. 2026-06-03
    days on market $230,000 Active 111 DOM
12. 2026-06-02
    days on market $230,000 Active 110 DOM
13. 2026-06-01
    days on market $230,000 Active 109 DOM
14. 2026-05-31
    days on market $230,000 Active 108 DOM
15. 2026-05-31
    days on market $230,000 Active 107 DOM
16. 2026-02-13
    listed $230,000 Active
17. 2005-03-28
    soldstatus $56,000

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $1,909 · $159/mo
• Expected delta: +$1,229/yr (+$102/mo · 180.6%)

ⓘ 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 6/10 Major
• 🌡 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: $24,623
• − Mortgage interest: −$12,884
• − Property taxes: −$680
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$6,691
• Taxable loss: −$722
• Est. tax savings @ 24.0%: +$173
• After-tax cash flow: $3,321/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 — Midway

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Midway, FL
• County: Santa Rosa County · 194,764 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 30,364
• Household income: $100,396
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 397.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 5% Slovak 3% Romanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% Chinese 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: ▼ -229.78%
• Current HPI: 278.9852
• Rent YoY: ▲ 4.60%
• 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

+310.7% since first listed

2 events — show timeline

• 2026-02-13 Listed $230,000 PARMLS
• 2005-03-28 Sold (Public Records) $56,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $680 · +1.6% YoY. Source: county tax records.