2305 Interlaken St · Pensacola, FL 32502

$90,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 64 Days on market

Built 1996 6,242 sqft lot $67/sqft · 22% above area Est $74k · 22% over ↓ 19% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Opportunity Near Bayou Chico & NAS Pensacola! Located just minutes from Bayou Chico, local marinas, and waterfront access, 2305 Interlaken St offers an incredible opportunity to invest in one of Pensacola’s most strategically positioned areas. Enjoy quick access to boating, fishing, and coastal living without paying waterfront prices. Conveniently situated near NAS Pensacola, this property is ideal for those seeking proximity to the base, making it a strong candidate for rental investment or future redevelopment. With easy access to major roadways, downtown Pensacola, and nearby dining and shopping, the location delivers both convenience and long-term value. Surrounded by mature trees, the lot provides natural shade and privacy with plenty of potential to transform the space. The existing structure will require significant repairs and is being sold as-is, offering a blank canvas for investors, builders, or buyers ready to bring their vision to life. Whether you’re looking for your next flip, rental, or redevelopment project, this location near the water and NAS Pensacola is hard to beat.

Key facts

• Privacy
• Blank canvas
• Waterfront access

Tags

• WATERFRONT ACCESS
• PROXIMITY TO NAS PENSACOLA
• EASY ACCESS TO MAJOR ROADWAYS
• NATURAL SHADE
• PRIVACY
• BLANK CANVAS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $937 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.8% vs local median 3.6% in Pensacola — 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 83/100 on livability (#53 in FL, #924 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• 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 soft (-0.4%/yr); 96 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($67k/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 $622 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($85k) 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 $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 2.15% ✓
• Cap rate: 18.79%
• Cash-on-cash: 44.63%
• DSCR: 2.99
• GRM: 3.9

CMA / ARV

• ARV (median comp): $74,000
• List price: $90,000
• Delta: 21.62%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 38.3%
• Equity multiple: 2.56×
• Total profit: $39,437
• Equity at exit: $13,419

10-year hold

• IRR: 43.3%
• Equity multiple: 4.54×
• Total profit: $89,306
• Equity at exit: $7,782

Cash invested: $25,200 (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 32502

• Home prices YoY: -20.5%
• Rents YoY: -0.4%
• Active inventory: 96
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,937 high
• Mortgage (P&I): −$472
• Tax from tax record: −$84 /mo · $1,003/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $937

Break-even live

Break-even rent $751

Max offer price $90,000

Occupancy floor 47%

Sensitivity live

Price	-10% $988	-5% $963	+0% $937	+5% $912	+10% $886
Rent	-10% $784	-5% $861	+0% $937	+5% $1,014	+10% $1,090
Rate	-1.0pp $982	-0.5pp $960	base $937	+0.5pp $914	+1.0pp $890

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3141 Barrancas Ave Pensacola, FL	2.0	1.5	1200	$2,150	$1.79	14d	1	0.44mi
13 Elegans Ave Pensacola, FL	3.0	2.0	1835	$1,895	$1.03	24d	1	0.47mi
106 S G St Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	24d	1	0.90mi
315 N Pace Blvd Unit b Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	24d	1	0.92mi
315 N Pace Blvd Unit A Pensacola, FL	3.0	2.0	1342	$1,850	$1.38	24d	1	0.92mi
309 N Pace Blvd Unit B Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	24d	1	0.92mi
239 N K St Pensacola, FL	3.0	2.0	1392	$1,950	$1.40	24d	1	0.94mi
1804 W Belmont St Unit A Pensacola, FL	3.0	1.0	925	$995	$1.08	21d	1	1.03mi
379 S Clubbs St Unit A Pensacola, FL	2.0	2.0	1190	$2,400	$2.02	24d	1	1.20mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	24d	1	1.22mi
1717 W Cervantes St Pensacola, FL	2.0	2.0	974	$1,169	$1.20	14d	3	1.26mi
411 N D St Pensacola, FL	4.0	2.0	1511	$2,175	$1.44	24d	1	1.32mi
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	24d	1	1.37mi
410 N C St Unit 1367374P Pensacola, FL	3.0	2.0	1291	$3,313	$2.57	14d	1	1.39mi
418 N C St Pensacola, FL	3.0	2.0	1017	$2,775	$2.73	14d	1	1.40mi
2802 W Gonzalez St Pensacola, FL	3.0	2.0	1824	$1,600	$0.88	24d	1	1.48mi
2303 W Brainerd St Pensacola, FL	2.0	1.0	955	$1,100	$1.15	24d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   price $90,000 Active 64 DOM
2. 2026-06-18
   days on market $95,000 Active 64 DOM
3. 2026-06-17
   days on market $95,000 Active 63 DOM
4. 2026-06-16
   days on market $95,000 Active 62 DOM
5. 2026-06-15
   days on market $95,000 Active 61 DOM
6. 2026-06-14
   pricedays on market $95,000 Active 59 DOM
7. 2026-06-10
   days on market $100,000 Active 56 DOM
8. 2026-06-09
   days on market $100,000 Active 55 DOM
9. 2026-06-08
   days on market $100,000 Active 54 DOM
10. 2026-06-07
    pricedays on market $100,000 Active 53 DOM
11. 2026-06-03
    days on market $105,000 Active 49 DOM
12. 2026-06-02
    days on market $105,000 Active 48 DOM
13. 2026-06-01
    days on market $105,000 Active 47 DOM
14. 2026-05-31
    days on market $105,000 Active 46 DOM
15. 2026-05-31
    days on market $105,000 Active 45 DOM
16. 2026-05-14
    price $110,000 1133-char remark

    Show marketing remark (1133 chars)

    Investor Opportunity Near Bayou Chico & NAS Pensacola! Located just minutes from Bayou Chico, local marinas, and waterfront access, 2305 Interlaken St offers an incredible opportunity to invest in one of Pensacola’s most strategically positioned areas. Enjoy quick access to boating, fishing, and coastal living without paying waterfront prices. Conveniently situated near NAS Pensacola, this property is ideal for those seeking proximity to the base, making it a strong candidate for rental investment or future redevelopment. With easy access to major roadways, downtown Pensacola, and nearby dining and shopping, the location delivers both convenience and long-term value. Surrounded by mature trees, the lot provides natural shade and privacy with plenty of potential to transform the space. The existing structure will require significant repairs and is being sold as-is, offering a blank canvas for investors, builders, or buyers ready to bring their vision to life. Whether you’re looking for your next flip, rental, or redevelopment project, this location near the water and NAS Pensacola is hard to beat.

17. 2026-04-27
    price $120,000 1133-char remark

    Show marketing remark (1133 chars)

    Investor Opportunity Near Bayou Chico & NAS Pensacola! Located just minutes from Bayou Chico, local marinas, and waterfront access, 2305 Interlaken St offers an incredible opportunity to invest in one of Pensacola’s most strategically positioned areas. Enjoy quick access to boating, fishing, and coastal living without paying waterfront prices. Conveniently situated near NAS Pensacola, this property is ideal for those seeking proximity to the base, making it a strong candidate for rental investment or future redevelopment. With easy access to major roadways, downtown Pensacola, and nearby dining and shopping, the location delivers both convenience and long-term value. Surrounded by mature trees, the lot provides natural shade and privacy with plenty of potential to transform the space. The existing structure will require significant repairs and is being sold as-is, offering a blank canvas for investors, builders, or buyers ready to bring their vision to life. Whether you’re looking for your next flip, rental, or redevelopment project, this location near the water and NAS Pensacola is hard to beat.

18. 2026-04-22
    price $125,000 1133-char remark

    Show marketing remark (1133 chars)

    Investor Opportunity Near Bayou Chico & NAS Pensacola! Located just minutes from Bayou Chico, local marinas, and waterfront access, 2305 Interlaken St offers an incredible opportunity to invest in one of Pensacola’s most strategically positioned areas. Enjoy quick access to boating, fishing, and coastal living without paying waterfront prices. Conveniently situated near NAS Pensacola, this property is ideal for those seeking proximity to the base, making it a strong candidate for rental investment or future redevelopment. With easy access to major roadways, downtown Pensacola, and nearby dining and shopping, the location delivers both convenience and long-term value. Surrounded by mature trees, the lot provides natural shade and privacy with plenty of potential to transform the space. The existing structure will require significant repairs and is being sold as-is, offering a blank canvas for investors, builders, or buyers ready to bring their vision to life. Whether you’re looking for your next flip, rental, or redevelopment project, this location near the water and NAS Pensacola is hard to beat.

19. 2026-04-15
    listed $135,000 Active 1133-char remark

    Show marketing remark (1133 chars)

    Investor Opportunity Near Bayou Chico & NAS Pensacola! Located just minutes from Bayou Chico, local marinas, and waterfront access, 2305 Interlaken St offers an incredible opportunity to invest in one of Pensacola’s most strategically positioned areas. Enjoy quick access to boating, fishing, and coastal living without paying waterfront prices. Conveniently situated near NAS Pensacola, this property is ideal for those seeking proximity to the base, making it a strong candidate for rental investment or future redevelopment. With easy access to major roadways, downtown Pensacola, and nearby dining and shopping, the location delivers both convenience and long-term value. Surrounded by mature trees, the lot provides natural shade and privacy with plenty of potential to transform the space. The existing structure will require significant repairs and is being sold as-is, offering a blank canvas for investors, builders, or buyers ready to bring their vision to life. Whether you’re looking for your next flip, rental, or redevelopment project, this location near the water and NAS Pensacola is hard to beat.

ⓘ 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: $1,003 · $84/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,244
• − Mortgage interest: −$5,041
• − Property taxes: −$1,003
• − Insurance: −$450
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − Depreciation: −$2,618
• Taxable income: $10,412
• Est. tax owed @ 24.0%: −$2,499
• After-tax cash flow: $8,747/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 — Pensacola

• Score: 83/100
• State rank: #53
• US rank: #924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pensacola, FL
• County: Escambia County · 301,722 people
• City population: 237,636
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 4,231
• Household income: $67,207
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 176.0

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 0.58)
• Race & ethnicity: White 60% Black 24% Two or more races 11% Hispanic / Latino 5% Pacific Islander 1%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 90% English-only · Spanish 4% French/Haitian/Cajun 3% Chinese 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: ▼ -64.19%
• Current HPI: 248.7402
• Rent YoY: ▼ -0.44%
• 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

-18.5% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $110,000 PARMLS
• 2026-04-27 Price Changed $120,000 PARMLS
• 2026-04-22 Price Changed $125,000 PARMLS
• 2026-04-15 Listed $135,000 PARMLS

Property tax history

+6.8%/yr

Latest (2025): $1,003 · +8.5% YoY. Source: county tax records.