504 New York Dr · West Pensacola, FL 32505

$85,000

2 bd · 1.0 ba · 968 sqft · SingleFamily public records · 100 Days on market

Built 1960 Fair condition 6,098 sqft lot $88/sqft · 29% below area Est $119k · 29% 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
• Livability +3.3/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• 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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

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 $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 7.7% 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); 253 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $13k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $85k implies a 347% 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 $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.69% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.57%
• DSCR: 2.27
• GRM: 4.9

CMA / ARV

• ARV (median comp): $119,147
• List price: $85,000
• Delta: -28.66%
• 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%)	4mo	$125,000	$130	88
835 S Madison Dr	0.09mi	3/1.0 (+1)	1,014 (+5%)	8mo	$81,500	$80	76
202 Emerald Ave	0.31mi	3/1.5 (+1)	1,012 (+4%)	7mo	$137,500	$136	65
219 Opal Ave	0.36mi	3/1.0 (+1)	1,012 (+4%)	9mo	$117,500	$116	63
1101 Desmonde Dr	0.49mi	3/1.0 (+1)	1,026 (+6%)	1mo	$85,000	$83	61
84 S Garfield Dr	0.58mi	3/1.0 (+1)	948 (-2%)	6mo	$80,000	$84	60
219 Mckinley Dr	0.52mi	3/1.0 (+1)	1,025 (+6%)	3mo	$160,000	$156	59
98 S Madison Dr	0.64mi	3/1.0 (+1)	933 (-4%)	1mo	$167,000	$179	58
210 Edison Dr	0.58mi	3/1.0 (+1)	900 (-7%)	1mo	$165,000	$183	56
1020 E Madison Dr	0.36mi	3/2.0 (+1)	1,042 (+8%)	7mo	$175,000	$168	55
2004 Glenwood Ave	0.52mi	3/1.0 (+1)	900 (-7%)	9mo	$109,900	$122	51
50 Pen Haven Dr	0.73mi	3/1.0 (+1)	904 (-7%)	8mo	$85,000	$94	44

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: 25.0%
• Equity multiple: 2.06×
• Total profit: $25,150
• Equity at exit: $12,674

10-year hold

• IRR: 33.9%
• Equity multiple: 4.38×
• Total profit: $80,457
• Equity at exit: $7,349

Cash invested: $23,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 13 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $132,950 ($121/sqft)
• Median days on market: 107 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +1.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 253
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$446
• Tax from tax record: −$85 /mo · $1,018/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $567

Break-even live

Break-even rent $716

Max offer price $85,000

Occupancy floor 55%

Sensitivity live

Price	-10% $615	-5% $591	+0% $567	+5% $543	+10% $519
Rent	-10% $453	-5% $510	+0% $567	+5% $623	+10% $680
Rate	-1.0pp $609	-0.5pp $588	base $567	+0.5pp $545	+1.0pp $522

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
835 S Madison Dr Pensacola, FL	3.0	1.0	1014	$1,600	$1.58	15d	1	0.12mi
2 Nevada Cir Pensacola, FL	3.0	1.0	968	$1,225	$1.27	15d	1	0.16mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	70d	1	0.73mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	72d	1	0.88mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	72d	1	0.94mi
331 Emory Dr Pensacola, FL	3.0	1.5	1012	$1,375	$1.36	15d	1	0.97mi
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	72d	1	1.15mi
1218 N Kirk St Pensacola, FL	2.0	1.0	850	$1,095	$1.29	15d	1	1.17mi
3206 W Lee St Unit A Pensacola, FL	2.0	1.0	800	$1,550	$1.94	63d	1	1.24mi
3202 W Lee St Pensacola, FL	2.0	1.0	680	$995	$1.46	63d	1	1.27mi
5020 Lillian Hwy Unit B Pensacola, FL	1.0	1.0	875	$875	$1.00	15d	1	1.29mi
2702 Massachusetts Ave Pensacola, FL	2.0	2.0	975	$1,470	$1.51	15d	5	1.32mi
4106 W Jackson St Pensacola, FL	3.0	2.0	924	$1,400	$1.52	15d	1	1.39mi
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	63d	1	1.44mi
5207 Charbar Dr Unit B Pensacola, FL	2.0	1.0	850	$1,050	$1.24	72d	1	1.45mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	72d	1	1.45mi

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Four total parking spacesTwo spaces per unit
• Utilities: Public sewerCopper wiring for electricCounty-maintained road access
• Home design: Single-story brick homeResale propertyNot attached to another propertyLocated on a 0.14-acre lot
• Construction: Brick constructionSlab foundationOne level
• Exterior features: Shingle roofCentral access lot

Interior

• Kitchen: Kitchen on the first floorKitchen not updated
• Bedrooms: Master bedroom on the first floorAdditional 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 heatingCentral airCeiling fans
• Interior features: Bonus room
• Laundry & utility: Electric water heater

Listing history 50 events

1. 2026-08-08
   days on market $85,000 Active 100 DOM
2. 2026-08-07
   days on market $85,000 Active 99 DOM
3. 2026-08-06
   days on market $85,000 Active 98 DOM
4. 2026-08-05
   days on market $85,000 Active 97 DOM
5. 2026-08-04
   days on market $85,000 Active 96 DOM
6. 2026-08-03
   days on market $85,000 Active 95 DOM
7. 2026-07-31
   days on market $85,000 Active 92 DOM
8. 2026-07-30
   days on market $85,000 Active 91 DOM
9. 2026-07-29
   days on market $85,000 Active 90 DOM
10. 2026-07-27
    days on market $85,000 Active 88 DOM
11. 2026-07-25
    days on market $85,000 Active 86 DOM
12. 2026-07-23
    days on market $85,000 Active 84 DOM
13. 2026-07-22
    days on market $85,000 Active 83 DOM
14. 2026-07-21
    days on market $85,000 Active 82 DOM
15. 2026-07-18
    days on market $85,000 Active 79 DOM
16. 2026-07-16
    days on market $85,000 Active 77 DOM
17. 2026-07-16
    days on market $85,000 Active 76 DOM
18. 2026-07-14
    days on market $85,000 Active 75 DOM
19. 2026-07-14
    days on market $85,000 Active 74 DOM
20. 2026-07-12
    days on market $85,000 Active 73 DOM
21. 2026-07-11
    days on market $85,000 Active 72 DOM
22. 2026-07-10
    days on market $85,000 Active 71 DOM
23. 2026-07-09
    days on market $85,000 Active 70 DOM
24. 2026-07-08
    days on market $85,000 Active 69 DOM
25. 2026-07-07
    days on market $85,000 Active 68 DOM
26. 2026-07-06
    days on market $85,000 Active 67 DOM
27. 2026-07-05
    days on market $85,000 Active 66 DOM
28. 2026-07-04
    days on market $85,000 Active 65 DOM
29. 2026-07-03
    days on market $85,000 Active 64 DOM
30. 2026-07-02
    days on market $85,000 Active 63 DOM
31. 2026-07-01
    days on market $85,000 Active 62 DOM
32. 2026-06-30
    days on market $85,000 Active 61 DOM
33. 2026-06-29
    days on market $85,000 Active 60 DOM
34. 2026-06-28
    days on market $85,000 Active 59 DOM
35. 2026-06-28
    days on market $85,000 Active 58 DOM
36. 2026-06-27
    days on market $85,000 Active 57 DOM
37. 2026-06-25
    pricedays on market $85,000 Active 55 DOM
38. 2026-06-23
    days on market $89,000 Active 53 DOM
39. 2026-06-21
    days on market $89,000 Active 52 DOM
40. 2026-06-18
    days on market $89,000 Active 49 DOM
41. 2026-06-17
    days on market $89,000 Active 48 DOM
42. 2026-06-16
    days on market $89,000 Active 47 DOM
43. 2026-06-15
    days on market $89,000 Active 46 DOM
44. 2026-06-14
    days on market $89,000 Active 44 DOM
45. 2026-06-10
    days on market $89,000 Active 41 DOM
46. 2026-06-09
    days on market $89,000 Active 40 DOM
47. 2026-06-08
    days on market $89,000 Active 39 DOM
48. 2026-06-07
    days on market $89,000 Active 38 DOM
49. 2026-06-03
    days on market $89,000 Active 34 DOM
50. 2026-06-02
    days on market $89,000 Active 33 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: $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: $17,205
• − Mortgage interest: −$4,761
• − Property taxes: −$1,018
• − Insurance: −$425
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$2,473
• Taxable income: $5,776
• Est. tax owed @ 24.0%: −$1,386
• After-tax cash flow: $5,414/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $24,200–$43,560 screening

The home requires moderate repairs and maintenance to improve its condition and value. Painting, ceiling repair, flooring replacement, and window cleaning are among the highest-ROI updates that would significantly increase its resale and rental value.

Components & finishes AI

Flooring tile

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Hvac (hvac) — No HVAC unit visible in photos
• Major Windows (windows) — No windows visible in photos
• Major Electrical (electrical) — No electrical panel visible in photos
• Major Plumbing (plumbing) — No plumbing fixtures visible in photos
• Major Exterior (exterior) — No exterior walls or siding visible in photos

Repairs flagged

• Minor Paint — Paint appears faded and uneven.
• Minor Ceiling — Ceiling has minor cracks and discoloration.
• Minor Flooring — Flooring has minor scratches and scuffs.
• Minor Windows — Windows have minor stains and discoloration.
• Minor Bathroom Fixtures — Bathroom fixtures show signs of wear and tear.
• Minor Kitchen Fixtures — Kitchen fixtures show signs of wear and tear.

Value-add opportunities

• Both Painting — Fresh paint can improve the home's appearance and value. ↑
• Both Ceiling Repair — Repairing cracks and discoloration can enhance the home's value. ↑
• Both Flooring Replacement — Replacing worn flooring can significantly improve the home's value. ↑
• Both Window Cleaning — Cleaning windows can make the home appear more appealing and increase its value. ↑
• Both Bathroom and Kitchen Fixtures Replacement — Replacing worn fixtures can improve the home's functionality and value. ↑
• Both Landscaping and Curb Appeal — A well-maintained yard and curb appeal can increase the home's value and attract potential buyers/tenants. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 23/100

Zoned Schools

Elementary Oakcrest Elementary School F FL #2,061/2,144 Nat'l #31,549/41,679 Middle Warrington Middle School F FL #553/571 Nat'l #11,382/14,009 High Escambia High School F FL #529/667 Nat'l #13,437/17,239

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

C Composite livability gradescore 66/100

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 · 334,637 people
• City population: 27,543
• 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: 16% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Four total parking spacesTwo spaces per unit
• Utilities: Public sewerCopper wiring for electricCounty-maintained road access
• Home design: Single-story brick homeResale propertyNot attached to another propertyLocated on a 0.14-acre lot
• Construction: Brick constructionSlab foundationOne level
• Exterior features: Shingle roofCentral access lot

Interior

• Kitchen: Kitchen on the first floorKitchen not updated
• Bedrooms: Master bedroom on the first floorAdditional 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 heatingCentral airCeiling fans
• Interior features: Bonus room
• Laundry & utility: Electric water heater

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.