504 New York Dr · West Pensacola, FL 32505

$89,000

2 bd · 1.0 ba · 968 sqft · SingleFamily public records · 52 Days on market

Built 1960 6,098 sqft lot $92/sqft · 28% below area Est $123k · 28% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2-bedroom, 1-bath home in a highly convenient location—just 2 minutes from Lowe’s and Walmart, 5 minutes to Asian grocery stores, and only 10 minutes to downtown Pensacola. This home features an upgraded kitchen and bathroom, AC replacement 2025, and is connected to public sewer. Comfortable, move-in ready, and close to everything you need!

Key facts

• Upgraded bathroom
• Public sewer
• Upgraded kitchen

Tags

• UPGRADED KITCHEN
• UPGRADED BATHROOM
• PUBLIC SEWER
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Four total parking spaces; Two spaces per unit
• Utilities: Public sewer; Copper wiring for electric; County-maintained road access
• Home design: Single-story brick home; Resale property; Not attached to another property; Located on a 0.14-acre lot
• Construction: Brick construction; Slab foundation; One level
• Exterior features: Shingle roof; Central access lot

Interior

• Kitchen: Kitchen on the first floor; Kitchen not updated
• Bedrooms: Master bedroom on the first floor; Additional bedroom on the first floor
• Flooring: Tile
• Bathrooms: One full bathroom with updated features including a standing shower and sink (updated within last year)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Bonus room
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 7.8% in West 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 66/100 on livability (#629 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D, amenities F, commute 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.
• Zoned schools: Oakcrest Elementary School (math 32% / reading 15%, grade F, #2,061 of 2,144 statewide, top 96%, 491 students, 75% FRL); Warrington Middle School (math 19% / reading 24%, grade F, #553 of 571 statewide, top 97%, 573 students, 87% FRL); Escambia High School (math 19% / reading 29%, grade F, #529 of 667 statewide, top 80%, 1,655 students, 62% FRL) — zoned schools average 75% FRL vs 58% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 42% district-wide (-20 pts) — the specific schools serving this property underperform the Escambia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.9%/yr); 203 active listings in the ZIP; 11 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 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 + 4.9% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $89k implies a 368% 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.64% ✓
• Cap rate: 13.93%
• Cash-on-cash: 27.28%
• DSCR: 2.21
• GRM: 5.1

CMA / ARV

• ARV (median comp): $123,405
• List price: $89,000
• Delta: -27.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 New York Dr	0.06mi	3/1.0 (+1)	964 (-0%)	2mo	$125,000	$130	89
835 S Madison Dr	0.09mi	3/1.0 (+1)	1,014 (+5%)	7mo	$81,500	$80	78
104 Georgia Dr	0.14mi	3/1.0 (+1)	1,042 (+8%)	9mo	$55,000	$53	68
502 New York Dr	0.01mi	3/2.0 (+1)	1,046 (+8%)	10mo	$135,000	$129	68
202 Emerald Ave	0.31mi	3/1.5 (+1)	1,012 (+4%)	6mo	$137,500	$136	66
219 Opal Ave	0.36mi	3/1.0 (+1)	1,012 (+4%)	8mo	$117,500	$116	64
84 S Garfield Dr	0.58mi	3/1.0 (+1)	948 (-2%)	4mo	$80,000	$84	61
219 Mckinley Dr	0.52mi	3/1.0 (+1)	1,025 (+6%)	1mo	$160,000	$156	60
27 Cloverland Ct	0.42mi	2/1.0	1,056 (+9%)	9mo	$114,900	$109	58
1020 E Madison Dr	0.36mi	3/2.0 (+1)	1,042 (+8%)	6mo	$175,000	$168	56
2004 Glenwood Ave	0.52mi	3/1.0 (+1)	900 (-7%)	8mo	$109,900	$122	53
50 Pen Haven Dr	0.73mi	3/1.0 (+1)	904 (-7%)	6mo	$85,000	$94	45

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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 1.99×
• Total profit: $24,550
• Equity at exit: $13,270

10-year hold

• IRR: 32.5%
• Equity multiple: 4.22×
• Total profit: $80,156
• Equity at exit: $7,695

Cash invested: $24,920 (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 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 203
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$467
• Tax from tax record: −$85 /mo · $1,018/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $567

Break-even live

Break-even rent $745

Max offer price $89,000

Occupancy floor 56%

Sensitivity live

Price	-10% $617	-5% $592	+0% $567	+5% $541	+10% $516
Rent	-10% $451	-5% $509	+0% $567	+5% $624	+10% $682
Rate	-1.0pp $611	-0.5pp $589	base $567	+0.5pp $544	+1.0pp $520

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	22d	1	0.73mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	25d	1	0.88mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	25d	1	0.94mi
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	25d	1	1.15mi
1218 N Kirk St Pensacola, FL	2.0	1.0	850	$1,150	$1.35	25d	1	1.17mi
3206 W Lee St Unit A Pensacola, FL	2.0	1.0	800	$1,550	$1.94	15d	1	1.24mi
3202 W Lee St Pensacola, FL	2.0	1.0	680	$995	$1.46	15d	1	1.27mi
2702 Massachusetts Ave Pensacola, FL	1.0–3.0	1.0–2.5	1150	$1,520	$1.32	15d	9	1.32mi
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	15d	1	1.44mi
5207 Charbar Dr Unit B Pensacola, FL	2.0	1.0	850	$1,050	$1.24	25d	1	1.45mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	25d	1	1.45mi

Listing history 21 events

1. 2026-06-21
   days on market $89,000 Active 52 DOM
2. 2026-06-18
   days on market $89,000 Active 49 DOM
3. 2026-06-17
   days on market $89,000 Active 48 DOM
4. 2026-06-16
   days on market $89,000 Active 47 DOM
5. 2026-06-15
   days on market $89,000 Active 46 DOM
6. 2026-06-14
   days on market $89,000 Active 44 DOM
7. 2026-06-10
   days on market $89,000 Active 41 DOM
8. 2026-06-09
   days on market $89,000 Active 40 DOM
9. 2026-06-08
   days on market $89,000 Active 39 DOM
10. 2026-06-07
    days on market $89,000 Active 38 DOM
11. 2026-06-03
    days on market $89,000 Active 34 DOM
12. 2026-06-02
    days on market $89,000 Active 33 DOM
13. 2026-06-01
    days on market $89,000 Active 32 DOM
14. 2026-05-31
    days on market $89,000 Active 31 DOM
15. 2026-05-31
    days on market $89,000 Active 30 DOM
16. 2026-05-18
    price $89,000 354-char remark
17. 2026-04-30
    listed $98,000 Active 354-char remark
18. 2006-07-03
    historical
19. 2006-01-02
    listed $59,900
20. 1996-10-02
    soldstatus $19,000
21. 1996-05-03
    soldstatus $13,000

ⓘ 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: $1,018 · $85/mo
• Projected year-2 tax: $1,018 · $85/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 1/10 Low FEMA zone X (unshaded) · 0% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,548
• − Mortgage interest: −$4,985
• − Property taxes: −$1,018
• − Insurance: −$445
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$2,589
• Taxable income: $5,703
• Est. tax owed @ 24.0%: −$1,369
• After-tax cash flow: $5,431/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 — West Pensacola

• Score: 66/100
• State rank: #629
• US rank: #12275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Pensacola, FL
• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 27,877
• Household income: $44,783
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1458.0

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 0.66)
• Race & ethnicity: Black 48% White 32% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% Vietnamese 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: ▼ -74.10%
• Current HPI: 205.45
• Rent YoY: ▲ 4.92%
• 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

+584.6% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $89,000 PARMLS
• 2026-04-30 Listed $98,000 PARMLS
• 2006-07-03 Listing Removed — PARMLS
• 2006-01-02 Listed $59,900 PARMLS
• 1996-10-02 Sold (Public Records) $19,000 Public Records
• 1996-05-03 Sold (Public Records) $13,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,018 · +23.4% YoY. Source: county tax records.