5525 Woodsman Ct · West Pensacola, FL 32506

$149,000

2 bd · 2.0 ba · 1,224 sqft · Townhouse public records · 15 Days on market

Built 1996 6,577 sqft lot $122/sqft · at area comps Est $155k · at est.

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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 +17.8/30.0
• ARV discount +9.3/15.0
• DSCR +5.6/10.0
• 1% rule +4.4/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 5525 Woodsman Ct in Pensacola, FL! This well-maintained 2 bedroom, 2 bathroom home offers 1,224 square feet of comfortable living space with fresh updates throughout. Step inside to discover brand-new flooring that gives the home a clean, modern feel while creating a warm and inviting atmosphere. The functional layout provides spacious living areas, comfortable bedrooms, and plenty of natural light throughout the home. Whether you’re a first-time home buyer, downsizing, or looking for an investment opportunity, this property offers both convenience and value. Located in a quiet Pensacola neighborhood with easy access to shopping, dining, schools, NAS Pensacola, and the beau

Key facts

• Move-in ready
• Brand-new flooring
• Functional layout

Tags

• BRAND-NEW FLOORING
• FUNCTIONAL LAYOUT
• QUIET PENSACOLA NEIGHBORHOOD
• EASY ACCESS TO SHOPPING
• MOVE-IN READY

Property features AI

Finance

• Other: Lot roughly 0.151 acres
• HOA & community: No association; If any association fees exist they are listed as annually

Exterior

• Parking: 2 spaces per unit
• Utilities: Public water; Septic tank sewer; Copper wiring electrical
• Home design: Single-story (one level); Attached property; Frame construction
• Construction: Frame construction; Off-grade foundation; Shingle roof
• Exterior features: Shingle roof; Central access; Located on a cul-de-sac; Paved, county-maintained road

Interior

• Kitchen: Electric water heater
• Bedrooms: Two bedrooms on the first floor (each approximately 10' x 10')
• Bathrooms: Two full bathrooms on the first floor; Bathrooms listed as not updated
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen/dining combo; Resale condition; Attached property
• Laundry & utility: Off-grade foundation utilities (no specific washer/dryer listed)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $149k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/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 $140k (6.2% below list).
• Recommended offer: $140k (6.2% below list) — sets the bar for 1% rule.

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, schools F, amenities 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 (+3.9%/yr); 270 active listings in the ZIP; 13 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $70k; list at $149k implies a 113% 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,772 (6.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.94% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.56%
• DSCR: 1.16
• GRM: 8.9

CMA / ARV

• ARV (median comp): $155,315
• List price: $149,000
• Delta: -4.07%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.85% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-15,071
• Equity at exit: $22,216

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,014
• Equity at exit: $12,883

Cash invested: $41,720 (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 32506

• Home prices YoY: -22.5%
• Rents YoY: 3.9%
• Active inventory: 270
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,398 high
• Mortgage (P&I): −$781
• Tax from tax record: −$137 /mo · $1,645/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $124

Break-even live

Break-even rent $1,241

Max offer price $149,000

Occupancy floor 86%

Sensitivity live

Price	-10% $208	-5% $166	+0% $124	+5% $81	+10% $39
Rent	-10% $13	-5% $68	+0% $124	+5% $179	+10% $234
Rate	-1.0pp $199	-0.5pp $162	base $124	+0.5pp $85	+1.0pp $46

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5501 Mayfair Dr Pensacola, FL	3.0	1.0	912	$1,295	$1.42	24d	1	0.29mi
908 N 57th Ave Pensacola, FL	1.0	1.0	740	$1,195	$1.61	24d	1	0.33mi
316 Teakwood Cir Pensacola, FL	2.0	1.5	1024	$1,350	$1.32	14d	1	0.43mi
4600 Twin Oaks Dr Pensacola, FL	1.0–2.0	1.0	838	$1,499	$1.79	14d	29	0.74mi
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	24d	1	0.89mi
190 N Old Corry Field Rd Pensacola, FL	1.0–2.0	1.0–2.0	915	$1,174	$1.28	14d	3	1.10mi
7200 Lillian Hwy Pensacola, FL	2.0	1.0	675	$1,200	$1.78	14d	11	1.10mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	21d	1	1.23mi
346 Quigley Rd Pensacola, FL	3.0	2.0	1021	$1,500	$1.47	24d	1	1.36mi
542 S 72nd Ave Unit C Pensacola, FL	3.0	2.0	1300	$1,400	$1.08	24d	1	1.41mi
585 S 72nd Ave Pensacola, FL	1.0–2.0	1.0	862	$1,300	$1.51	24d	3	1.43mi
7071 Lake Joanne Dr Unit 2C Pensacola, FL	3.0	2.0	1300	$1,400	$1.08	14d	1	1.43mi
7071 Lake Joanne Dr Unit 2A Pensacola, FL	3.0	2.0	1300	$1,400	$1.08	24d	1	1.43mi

Listing history 12 events

1. 2026-05-08
   listed $149,000 Active 930-char remark
2. 2025-05-10
   historical $1,295
3. 2025-05-07
   listed $1,295
4. 2021-04-13
   historical
5. 2021-04-06
   status Active
6. 2021-04-06
   price $62,000
7. 2021-03-26
   historical
8. 2021-03-25
   listed $69,000 Active
9. 2005-11-22
   soldstatus $70,000
10. 1996-11-18
    soldstatus $54,800
11. 1996-11-01
    soldstatus $54,800
12. 1993-08-01
    soldstatus $9,500

ⓘ 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: $1,645 · $137/mo
• Projected year-2 tax: $1,645 · $137/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 9/10 Extreme
• 💨 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: $16,773
• − Mortgage interest: −$8,346
• − Property taxes: −$1,645
• − Insurance: −$745
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$4,335
• Taxable loss: −$982
• Est. tax savings @ 24.0%: +$236
• After-tax cash flow: $1,720/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): 34,549
• Household income: $62,486
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 1359.0

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 0.60)
• Race & ethnicity: White 60% Black 18% Two or more races 11% Hispanic / Latino 6% Asian 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 4% Tagalog/Filipino 2% Other Indo-European 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: ▼ -71.86%
• Current HPI: 247.6085
• Rent YoY: ▲ 3.85%
• 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

+1468.4% since first listed

13 events — show timeline

• 2026-05-23 Pending — PARMLS
• 2026-05-08 Listed $149,000 PARMLS
• 2025-05-10 Rental Removed $1,295 PARMLS
• 2025-05-07 Listed for Rent $1,295 PARMLS
• 2021-04-13 Listing Removed — PARMLS
• 2021-04-06 Relisted — PARMLS
• 2021-04-06 Price Changed $62,000 PARMLS
• 2021-03-26 Listing Removed — PARMLS
• 2021-03-25 Listed $69,000 PARMLS
• 2005-11-22 Sold (Public Records) $70,000 Public Records
• 1996-11-18 Sold (Public Records) $54,800 Public Records
• 1996-11-01 Sold (Public Records) $54,800 Public Records
• 1993-08-01 Sold (Public Records) $9,500 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,645 · +16.4% YoY. Source: county tax records.