1711 W Lakeview Ave · Goulding, FL 32501

$65,000

2 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 1 Days on market

Built 1943 10,018 sqft 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fix-and-flip opportunity in Pensacola! this vacant 3-bedroom, 1-bath home offers approximately 1,110 square feet of living space on a generous 9,801-square-foot lot. Built in 1943, the property is ready for renovation and presents significant value-add potential for investors, contractors, or cash buyers. The spacious lot provides room for future improvements, while the convenient location offers easy access to downtown Pensacola, shopping, dining, schools, and major transportation routes. Whether you're looking to renovate and resell, add to your rental portfolio, or create a personalized residence, this property offers a solid foundation for your next project. Sold as-is. Property will re

Key facts

• Generous lot
• Vacant home
• 0.23 acre lot

Tags

• FIX AND FLIP OPPORTUNITY
• VACANT HOME
• GENEROUS LOT
• EASY ACCESS TO DOWNTOWN
• ROOM FOR FUTURE IMPROVEMENTS

Property features AI

Finance

• Other: No water heater listed; No energy-efficient features reported
• HOA & community: No homeowners association

Exterior

• Parking: Front entrance parking
• Utilities: Copper wiring for electric; Public sewer
• Home design: Single-story (one level); Detached property; Resale home; Lot about 0.23 acres
• Construction: Concrete construction; Slab foundation
• Exterior features: Composition roof; Paved, county-maintained road access

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Primary bedroom on the first floor, approximately 9' x 12'
• Flooring: Slate
• Bathrooms: 1 full bathroom
• Interior features: Slate flooring; Living/Dining combo

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).

Location & tenants

• Location reads 73/100 on livability (#296 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment 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: Rents rising fast (+5.4%/yr); 127 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $10k; list at $65k implies a 557% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.49% ✓
• Cap rate: 22.48%
• Cash-on-cash: 57.80%
• DSCR: 3.57
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $157,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1880 Godfrey St	0.30mi	3/1.0 (+1)	1,040 (-6%)	2mo	$147,800	$142	69
2406 W Jordan St	0.43mi	3/1.0 (+1)	1,126 (+1%)	4mo	$150,000	$133	69
1716 N S St	0.43mi	3/1.0 (+1)	1,080 (-3%)	4mo	$130,000	$120	67
1100 Hayden Ct	0.48mi	3/2.0 (+1)	1,113 (+0%)	3mo	$245,000	$220	66
1910 W Lloyd St	0.45mi	2/1.0	988 (-11%)	2mo	$120,000	$121	59
1101 W Lloyd St	0.56mi	2/2.0	999 (-10%)	1mo	$265,000	$265	52
2363 N F St	0.54mi	3/2.0 (+1)	1,196 (+8%)	1mo	$235,000	$196	52
1905 N S St	0.44mi	3/1.5 (+1)	1,247 (+12%)	1mo	$95,000	$76	51
620 W Hernandez	0.68mi	3/1.0 (+1)	1,180 (+6%)	3mo	$150,000	$127	50
1000 N G St	0.74mi	2/1.5	1,020 (-8%)	3mo	$175,000	$172	48
78 Hunter Ave	0.74mi	3/2.0 (+1)	1,188 (+7%)	1mo	$135,000	$114	44
919 & 917 W Lloyd St	0.63mi	3/3.0 (+1)	1,214 (+9%)	3mo	$399,000	$329	39

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 · 5.4% rent growth · sell at horizon

5-year hold

• IRR: 54.3%
• Equity multiple: 3.48×
• Total profit: $45,106
• Equity at exit: $9,692

10-year hold

• IRR: 60.3%
• Equity multiple: 7.76×
• Total profit: $123,111
• Equity at exit: $5,620

Cash invested: $18,200 (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 32501

• Rents YoY: 5.4%
• Active inventory: 127
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$341
• Tax from tax record: −$33 /mo · $399/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $810

Break-even live

Break-even rent $592

Max offer price $65,000

Occupancy floor 45%

Sensitivity live

Price	-10% $847	-5% $829	+0% $810	+5% $792	+10% $773
Rent	-10% $682	-5% $746	+0% $810	+5% $874	+10% $938
Rate	-1.0pp $843	-0.5pp $827	base $810	+0.5pp $793	+1.0pp $776

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2303 W Brainerd St Pensacola, FL	2.0	1.0	955	$1,100	$1.15	24d	1	0.61mi
721 W Jordan St Pensacola, FL	3.0	2.0	1030	$1,895	$1.84	24d	1	0.64mi
1918 W Strong St Unit B Pensacola, FL	2.0	1.0	870	$950	$1.09	14d	1	0.71mi
407 W Jordan St Unit NA Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	24d	1	0.76mi
1215 N C St Pensacola, FL	3.0	1.0	1203	$1,775	$1.48	14d	1	0.79mi
1717 W Cervantes St Pensacola, FL	2.0	2.0	974	$1,169	$1.20	14d	3	0.83mi
1010 N D St Pensacola, FL	2.0	2.0	1196	$1,850	$1.55	24d	1	0.86mi
814 N E St Pensacola, FL	3.0	2.0	1440	$1,695	$1.18	24d	1	0.91mi
811 N D St Pensacola, FL	2.0	2.0	1035	$1,395	$1.35	24d	1	0.94mi
3206 W Lee St Unit A Pensacola, FL	2.0	1.0	800	$1,550	$1.94	14d	1	1.01mi
510 N G St Pensacola, FL	2.0	1.0	704	$850	$1.21	24d	1	1.03mi
1804 W Belmont St Unit A Pensacola, FL	3.0	1.0	925	$995	$1.08	22d	1	1.05mi
406 N S St Pensacola, FL	2.0	1.0	806	$1,295	$1.61	24d	1	1.10mi
315 N Pace Blvd Unit A Pensacola, FL	3.0	2.0	1342	$1,850	$1.38	24d	1	1.12mi
315 N Pace Blvd Unit b Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	24d	1	1.12mi
309 N Pace Blvd Unit B Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	24d	1	1.12mi
615 N A St Pensacola, FL	3.0	2.0	1122	$1,900	$1.69	14d	1	1.17mi
239 N K St Pensacola, FL	3.0	2.0	1392	$1,950	$1.40	24d	1	1.17mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	24d	1	1.20mi
418 N C St Pensacola, FL	3.0	2.0	1017	$2,775	$2.73	14d	1	1.21mi
410 N C St Unit 1367374P Pensacola, FL	3.0	2.0	1291	$3,313	$2.57	14d	1	1.22mi
1218 N Kirk St Pensacola, FL	2.0	1.0	850	$1,150	$1.35	24d	1	1.29mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	24d	1	1.44mi
852 Garnet St Pensacola, FL	3.0	1.5	1150	$1,150	$1.00	14d	1	1.46mi
504 N Spring St Unit B Pensacola, FL	3.0	1.5	1485	$1,995	$1.34	24d	1	1.47mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $65,000 Active 1 DOM

ⓘ 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: $399 · $33/mo
• Projected year-2 tax: $540 · $45/mo
• Expected delta: +$140/yr (+$12/mo · 35.2%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,411
• − Mortgage interest: −$3,641
• − Property taxes: −$399
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$1,891
• Taxable income: $9,252
• Est. tax owed @ 24.0%: −$2,220
• After-tax cash flow: $7,502/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 — Goulding

• Score: 73/100
• State rank: #296
• US rank: #5022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goulding, FL
• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 11,036
• Household income: $44,139
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 816.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 45% White 42% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Subsaharan African 2% Italian 2% Slovak 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -210.53%
• Current HPI: 273.0151
• Rent YoY: ▲ 5.40%
• 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

+556.6% since first listed

3 events — show timeline

• 2026-06-17 Listed $65,000 PARMLS
• 1984-11-01 Sold (Public Records) $9,900 Public Records
• 1984-11-01 Sold (Public Records) $9,900 Public Records

Property tax history

+9.0%/yr

Latest (2025): $399 · +43.7% YoY. Source: county tax records.