1760 W Romana St · Pensacola, FL 32502

$235,000

3 bd · 2.0 ba · 1,155 sqft · SingleFamily public records · 82 Days on market

Built 1948 7,348 sqft lot $203/sqft · 15% below area Est $269k · 13% under

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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 +16.9/30.0
• ARV discount +13.2/15.0
• DSCR +5.3/10.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready home in Pensacola’s Downtown Garden District with the kind of charm and location that makes daily life easy. This home works beautifully for a young professional, second-home buyer, or investor looking for a strong short-term or long-term rental opportunity close to everything downtown has to offer. Inside, the main living space feels bright and open, with recessed lighting, updated flooring, and a brand new kitchen! The home also features a recently replaced roof! The two bedroom, one bath home with an office is thoughtfully laid out! Out back, the fully fenced yard offers privacy and a great setup for pets, entertaining, or simply relaxing. The location is one of the biggest draws here-just minutes from downtown Pensacola restaurants, nightlife, Blue Wahoos Stadium, local festivals, and a short drive to Pensacola Beach. Whether you’re looking for a primary residence with walkable lifestyle perks or an investment in one of Pensacola’s most desirable close-in neighborhoods, this one checks the boxes.

Key facts

• Brand new kitchen
• Move in ready
• Fully fenced yard

Tags

• MOVE IN READY
• DOWNTOWN GARDEN DISTRICT
• BRAND NEW KITCHEN
• RECENTLY REPLACED ROOF
• FULLY FENCED YARD
• CLOSE TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/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 $195k (16.8% below list).
• Recommended offer: $195k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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); 97 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2k of loan paydown is wiped out by about $7k 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 82 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 23y 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 $120k; list at $235k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $195,426 (16.8% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.83% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 10.0

CMA / ARV

• ARV (median comp): $269,082
• List price: $235,000
• Delta: -12.67%
• 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
7 N G St	0.27mi	3/2.0	1,156 (+0%)	7mo	$336,000	$291	81
2081 W Romana St	0.21mi	2/2.0 (-1)	1,173 (+2%)	4mo	$315,000	$269	79
302 N F St	0.51mi	3/2.0	1,104 (-4%)	1mo	$288,000	$261	68
796 S E St	0.59mi	3/1.0	1,182 (+2%)	4mo	$283,000	$239	62
1109 W Intendencia St	0.44mi	2/1.0 (-1)	1,103 (-4%)	4mo	$220,000	$199	59
1018 W Gregory St	0.50mi	4/1.0 (+1)	1,222 (+6%)	2mo	$255,000	$209	56
609 N E St	0.71mi	3/2.0	1,198 (+4%)	7mo	$335,000	$280	55
1208 W Gimble St	0.50mi	3/3.0	1,216 (+5%)	12mo	$415,000	$341	54
1009 W Hilary St	0.50mi	2/2.0 (-1)	1,062 (-8%)	10mo	$315,000	$297	49
2300 W Jackson St	0.74mi	3/2.0	1,274 (+10%)	0mo	$180,000	$141	48
112 N G St	0.36mi	2/1.0 (-1)	1,012 (-12%)	9mo	$262,900	$260	46
1115 W Belmont St	0.54mi	3/2.0	1,325 (+15%)	12mo	$307,125	$232	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.48×
• Total profit: $-33,959
• Equity at exit: $35,039

10-year hold

• IRR: -11.3%
• Equity multiple: 0.40×
• Total profit: $-39,344
• Equity at exit: $20,319

Cash invested: $65,800 (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 →

ZIP-level market 32502

• Home prices YoY: -20.5%
• Rents YoY: -0.4%
• Active inventory: 97
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $156

Break-even live

Break-even rent $1,756

Max offer price $235,000

Occupancy floor 87%

Sensitivity live

Price	-10% $289	-5% $223	+0% $156	+5% $90	+10% $23
Rent	-10% $2	-5% $79	+0% $156	+5% $234	+10% $311
Rate	-1.0pp $275	-0.5pp $216	base $156	+0.5pp $96	+1.0pp $34

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 S G St Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	24d	1	0.26mi
239 N K St Pensacola, FL	3.0	2.0	1392	$1,950	$1.40	24d	1	0.34mi
1804 W Belmont St Unit A Pensacola, FL	3.0	1.0	925	$995	$1.08	22d	1	0.48mi
309 N Pace Blvd Unit B Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	24d	1	0.50mi
315 N Pace Blvd Unit A Pensacola, FL	3.0	2.0	1342	$1,850	$1.38	24d	1	0.51mi
315 N Pace Blvd Unit b Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	24d	1	0.51mi
510 N G St Pensacola, FL	2.0	1.0	704	$850	$1.21	24d	1	0.61mi
1717 W Cervantes St Pensacola, FL	2.0	2.0	974	$1,169	$1.20	15d	3	0.69mi
410 N C St Unit 1367374P Pensacola, FL	3.0	2.0	1291	$3,313	$2.57	15d	1	0.71mi
418 N C St Pensacola, FL	3.0	2.0	1017	$2,775	$2.73	15d	1	0.72mi
406 N S St Pensacola, FL	2.0	1.0	806	$1,295	$1.61	24d	1	0.74mi
379 S Clubbs St Unit A Pensacola, FL	2.0	2.0	1190	$2,400	$2.02	24d	1	0.74mi
1918 W Strong St Unit B Pensacola, FL	2.0	1.0	870	$950	$1.09	15d	1	0.83mi
814 N E St Pensacola, FL	3.0	2.0	1440	$1,695	$1.18	24d	1	0.86mi
811 N D St Pensacola, FL	2.0	2.0	1035	$1,395	$1.35	24d	1	0.87mi
615 N A St Pensacola, FL	3.0	2.0	1122	$1,900	$1.69	15d	1	0.89mi
218 Junction Ave Pensacola, FL	2.0	2.5	1295	$2,400	$1.85	24d	1	0.96mi
1010 N D St Pensacola, FL	2.0	2.0	1196	$1,850	$1.55	24d	1	1.01mi
3141 Barrancas Ave Pensacola, FL	2.0	1.5	1200	$2,150	$1.79	15d	1	1.02mi
220 W Chase St Pensacola, FL	2.0	1.0	648	$1,241	$1.92	24d	1	1.08mi
2303 W Brainerd St Pensacola, FL	2.0	1.0	955	$1,100	$1.15	24d	1	1.08mi
1215 N C St Pensacola, FL	3.0	1.0	1203	$1,775	$1.48	15d	1	1.15mi
5 Elegans Ave Pensacola, FL	2.0	1.0	788	$1,195	$1.52	24d	1	1.17mi
504 N Spring St Unit B Pensacola, FL	3.0	1.5	1485	$1,995	$1.34	24d	1	1.20mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	24d	1	1.25mi
101 E Romana St Pensacola, FL	3.0	1.0–2.0	987	$2,588	$2.62	15d	20	1.43mi

Listing history 36 events

1. 2026-06-21
   days on market $235,000 Active 82 DOM
2. 2026-06-18
   days on market $235,000 Active 79 DOM
3. 2026-06-17
   days on market $235,000 Active 78 DOM
4. 2026-06-16
   days on market $235,000 Active 77 DOM
5. 2026-06-15
   days on market $235,000 Active 76 DOM
6. 2026-06-14
   days on market $235,000 Active 74 DOM
7. 2026-06-10
   days on market $235,000 Active 71 DOM
8. 2026-06-09
   days on market $235,000 Active 70 DOM
9. 2026-06-08
   days on market $235,000 Active 69 DOM
10. 2026-06-07
    days on market $235,000 Active 68 DOM
11. 2026-06-03
    days on market $235,000 Active 64 DOM
12. 2026-06-02
    pricedays on market $235,000 Active 63 DOM
13. 2026-06-01
    days on market $239,000 Active 62 DOM
14. 2026-05-31
    days on market $239,000 Active 61 DOM
15. 2026-05-31
    days on market $239,000 Active 60 DOM
16. 2026-03-31
    listed $239,000 Active 1051-char remark

    Show marketing remark (1051 chars)

    Move-in ready home in Pensacola’s Downtown Garden District with the kind of charm and location that makes daily life easy. This home works beautifully for a young professional, second-home buyer, or investor looking for a strong short-term or long-term rental opportunity close to everything downtown has to offer. Inside, the main living space feels bright and open, with recessed lighting, updated flooring, and a brand new kitchen! The home also features a recently replaced roof! The two bedroom, one bath home with an office is thoughtfully laid out! Out back, the fully fenced yard offers privacy and a great setup for pets, entertaining, or simply relaxing. The location is one of the biggest draws here-just minutes from downtown Pensacola restaurants, nightlife, Blue Wahoos Stadium, local festivals, and a short drive to Pensacola Beach. Whether you’re looking for a primary residence with walkable lifestyle perks or an investment in one of Pensacola’s most desirable close-in neighborhoods, this one checks the boxes.

17. 2017-10-02
    soldstatus $120,000
18. 2017-09-28
    soldstatus $120,000 558-char remark

    Show marketing remark (558 chars)

    THIS IS NOT A DRIVE BY! PERFECT FOR THE YOUNG PROFESSIONAL OR AN AIRBNB INVESTMENT! MOVE-IN READY COTTAGE IN THE DOWNTOWN GARDEN DISTRICT! JUST MINUTES AWAY FROM RESTAURANTS, WAHOO STADIUM, NIGHT LIFE & BEACHES. MANY UPDATES THROUGHOUT, INCLUDING GORGEOUS PLANK FLOORING, 7" BASEBOARDS, WOOD-LOOK BLINDS, RECESSED LIGHTING IN THE MAIN LIVING AREA, GRANITE COUNTERTOPS AND STAINLESS STEEL/BLACK APPLIANCES IN THE KITCHEN, NEWER VINYL SIDING & EXTERIOR DOORS. THERE IS A NICE OPEN DECK IN THE FENCED IN BACKYARD FOR GRILLING & ENTERTAINING.

19. 2017-05-20
    listed $124,900 558-char remark

    Show marketing remark (558 chars)

    THIS IS NOT A DRIVE BY! PERFECT FOR THE YOUNG PROFESSIONAL OR AN AIRBNB INVESTMENT! MOVE-IN READY COTTAGE IN THE DOWNTOWN GARDEN DISTRICT! JUST MINUTES AWAY FROM RESTAURANTS, WAHOO STADIUM, NIGHT LIFE & BEACHES. MANY UPDATES THROUGHOUT, INCLUDING GORGEOUS PLANK FLOORING, 7" BASEBOARDS, WOOD-LOOK BLINDS, RECESSED LIGHTING IN THE MAIN LIVING AREA, GRANITE COUNTERTOPS AND STAINLESS STEEL/BLACK APPLIANCES IN THE KITCHEN, NEWER VINYL SIDING & EXTERIOR DOORS. THERE IS A NICE OPEN DECK IN THE FENCED IN BACKYARD FOR GRILLING & ENTERTAINING.

20. 2012-03-12
    soldstatus $48,000
21. 2011-10-24
    listed $49,900
22. 2011-09-07
    soldstatus $25,100
23. 2010-12-03
    listed $54,900
24. 2010-07-29
    historical
25. 2010-04-23
    listed $98,000
26. 2008-06-27
    historical
27. 2008-03-10
    listed $89,900
28. 2006-11-03
    soldstatus $89,900
29. 2006-08-28
    listed $89,900
30. 2006-05-15
    soldstatus $28,000
31. 2005-12-15
    listed $64,000
32. 2005-12-09
    historical
33. 2005-11-04
    listed $64,000
34. 2003-10-28
    historical
35. 2003-07-24
    listed $30,000
36. 1996-11-07
    soldstatus $26,500

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $1,950 · $163/mo
• Expected delta: +$1,265/yr (+$105/mo · 184.5%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,451
• − Mortgage interest: −$13,164
• − Property taxes: −$686
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$6,836
• Taxable loss: −$2,162
• Est. tax savings @ 24.0%: +$519
• After-tax cash flow: $2,396/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

+801.9% since first listed

21 events — show timeline

• 2026-03-31 Listed $239,000 PARMLS
• 2017-10-02 Sold (Public Records) $120,000 Public Records
• 2017-09-28 Sold (MLS) $120,000 PARMLS
• 2017-05-20 Listed $124,900 PARMLS
• 2012-03-12 Sold (MLS) $48,000 PARMLS
• 2011-10-24 Listed $49,900 PARMLS
• 2011-09-07 Sold (MLS) $25,100 PARMLS
• 2010-12-03 Listed $54,900 PARMLS
• 2010-07-29 Listing Removed — PARMLS
• 2010-04-23 Listed $98,000 PARMLS
• 2008-06-27 Listing Removed — PARMLS
• 2008-03-10 Listed $89,900 PARMLS
• 2006-11-03 Sold (MLS) $89,900 PARMLS
• 2006-08-28 Listed $89,900 PARMLS
• 2006-05-15 Sold (MLS) $28,000 PARMLS
• 2005-12-15 Listed $64,000 PARMLS
• 2005-12-09 Listing Removed — PARMLS
• 2005-11-04 Listed $64,000 PARMLS
• 2003-10-28 Listing Removed — PARMLS
• 2003-07-24 Listed $30,000 PARMLS
• 1996-11-07 Sold (Public Records) $26,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $686 · +8.6% YoY. Source: county tax records.