3320 Keating Rd · Pensacola, FL 32504

$205,000

3 bd · 2.0 ba · 1,484 sqft · SingleFamily public records · 40 Days on market

Built 1962 Est $288k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ALL YOU NEED TO DO IS PAINT A LITTLE AND PUT CARPET DOWN. THIS IS AS LOW AS YOUR CLIENT IS GOING TO FIND IT. SCREENED IN PATIO, HUGE DEN WITH WOOD BURNING FIREPLACE, 2 SETS OF FRENCH DOORS LEADING INTO BACK YARD, INSIDE LAUNDRY ROOM WITH A BUILD IN DESK TO DO ALL THAT BILL PAYING WHILE YOUR CLOTHES ARE IN THE WASHER/DRYER, CARPET, ROOF IS TEN YEARS OLD, NEW AC UNIT, LARGE WORK SHOP 20X20, ALL THIS HOME NEEDS IS SOMEONE TO LOVE IT. BUYER TO VERY SQUARE FOOTAGE AND LOT SIZE; BUYER TO VERIFY SCHOOL DISTRICT.

Key facts

• Next to park
• Brick fireplace
• Family room

Tags

• FAMILY ROOM
• BRICK FIREPLACE
• FENCED BACKYARD
• DETACHED STORAGE SHED
• NEXT TO PARK
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Living area approximately 1,532 (unit not displayed per instructions)
• Financial info: Financial details not provided
• HOA & community: HOA information not provided

Exterior

• Parking: Parking details not provided
• Security: No security details available
• Utilities: Utility details not provided
• Home design: Built in 1962; Single-family property (specific story count not provided); Entry level and facing direction not provided
• Construction: Construction year 1962; Construction materials, roof, and foundation details not provided
• Exterior features: Located in the Northeast Pensacola subdivision

Interior

• Kitchen: No kitchen details available
• Bedrooms: Bedroom count not provided
• Flooring: No flooring details available
• Bathrooms: Bathroom count not provided
• Heating & cooling: No heating or cooling details available
• Interior features: No interior feature details available
• Laundry & utility: No laundry or utility details available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $1 ($15/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 $179k (12.7% below list).
• Recommended offer: $179k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: Scenic Heights Elementary School (math 66% / reading 63%, grade B, #525 of 2,144 statewide, top 26%, 809 students, 51% FRL); Ferry Pass Middle School (math 34% / reading 33%, grade F, #428 of 571 statewide, top 76%, 1,014 students, 64% FRL); Washington Senior High School (math 25% / reading 40%, grade F, #411 of 667 statewide, top 62%, 1,733 students, 51% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 173 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $6k 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 40 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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 $50k; list at $205k implies a 310% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,972 (12.7% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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: 0.87% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $287,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3275 Adrian Rd	0.07mi	3/2.0	1,416 (-5%)	2mo	$290,000	$205	87
3520 Tide Dr	0.42mi	3/2.0	1,430 (-4%)	1mo	$280,000	$196	74
3760 Winona Dr	0.43mi	3/2.0	1,570 (+6%)	3mo	$305,000	$194	68
6215 Keating Rd	0.38mi	3/2.0	1,640 (+10%)	4mo	$284,000	$173	61
5396 Flintwood Cir	0.52mi	3/2.0	1,598 (+8%)	3mo	$295,000	$185	60
3815 Summer Dr	0.46mi	2/2.0 (-1)	1,377 (-7%)	3mo	$164,000	$119	59
3753 Tom Lane Dr	0.40mi	3/1.5	1,683 (+13%)	2mo	$200,000	$119	56
2500 E Burgess Rd	0.62mi	3/2.0	1,620 (+9%)	1mo	$315,000	$194	55
3830 Summer Dr	0.50mi	3/2.0	1,287 (-13%)	4mo	$285,000	$221	52
6131 Angelina Rd. Rd	0.61mi	3/2.0	1,644 (+11%)	4mo	$145,000	$88	51
3545 Sotogrande Pl	0.57mi	3/2.0	1,278 (-14%)	3mo	$247,200	$193	48
4111 Capri Dr	0.74mi	3/2.0	1,300 (-12%)	1mo	$259,000	$199	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 · 3.63% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-31,972
• Equity at exit: $30,566

10-year hold

• IRR: -6.0%
• Equity multiple: 0.60×
• Total profit: $-22,893
• Equity at exit: $17,725

Cash invested: $57,400 (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 32504

• Home prices YoY: -30.9%
• Rents YoY: 3.6%
• Active inventory: 173
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$252 /mo · $3,026/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $1

Break-even live

Break-even rent $1,788

Max offer price $205,000

Occupancy floor 95%

Sensitivity live

Price	-10% $117	-5% $59	+0% $1	+5% $-57	+10% $-115
Rent	-10% $-140	-5% $-69	+0% $1	+5% $72	+10% $143
Rate	-1.0pp $105	-0.5pp $53	base $1	+0.5pp $-52	+1.0pp $-106

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3730 Forest Glen Dr Pensacola, FL	3.0	2.0	1107	$1,660	$1.50	25d	1	0.41mi
3795 Summer Dr Pensacola, FL	3.0	2.0	1650	$2,600	$1.58	25d	1	0.42mi
2813 Langley Ave Pensacola, FL	2.0	2.0	1078	$1,450	$1.35	25d	1	0.45mi
7155 N 9th Ave Pensacola, FL	1.0–2.0	1.0	850	$1,575	$1.85	15d	4	0.46mi
7171 N 9th Ave Unit D6 Pensacola, FL	2.0	2.0	1204	$1,450	$1.20	15d	1	0.49mi
5941 Leesway Blvd Pensacola, FL	3.0	2.0	1549	$1,975	$1.28	22d	1	0.69mi
4140 April Rd Pensacola, FL	3.0	2.0	1506	$1,800	$1.20	22d	1	0.78mi
7601 N 9th Ave Pensacola, FL	1.0–2.0	1.0–2.0	855	$1,467	$1.72	15d	7	0.78mi
6409 Concord Way Pensacola, FL	2.0	2.0	990	$2,100	$2.12	25d	1	0.78mi
1511 Woodchuck Ave Pensacola, FL	3.0	3.0	1800	$1,850	$1.03	25d	1	0.85mi
2106 Schwab Ct Unit B Pensacola, FL	2.0	1.5	960	$1,595	$1.66	15d	1	1.01mi
1843 San Dollar Cir Unit 1843 Pensacola, FL	2.0	1.0	920	$1,400	$1.52	25d	1	1.09mi
4132 Baywoods Dr Pensacola, FL	4.0	2.0	1346	$1,950	$1.45	25d	1	1.13mi
4051 E Olive Rd Pensacola, FL	1.0–2.0	1.0–2.0	855	$1,425	$1.67	25d	37	1.15mi
8108 Ridgefield Rd Pensacola, FL	3.0	2.0	1485	$2,000	$1.35	15d	1	1.24mi
7074 Javelin Ct Pensacola, FL	3.0	2.5	1543	$1,850	$1.20	15d	30	1.26mi
8053 Malibu Cir Pensacola, FL	3.0	2.0	1575	$1,810	$1.15	15d	1	1.27mi
3205 E Olive Rd Pensacola, FL	1.0–2.0	1.0–2.0	900	$1,540	$1.71	15d	8	1.38mi
711 Underwood Ave Pensacola, FL	3.0	1.0–2.5	950	$1,718	$1.81	15d	25	1.42mi
7650 Kipling St Unit 1 Pensacola, FL	3.0	2.0	1200	$1,300	$1.08	25d	1	1.43mi
7104 Cedar Grove Way Ferry Pass, FL	3.0	2.5	1534	$1,850	$1.21	15d	37	1.44mi
7322 Mangum Dr Unit 7322 Pensacola, FL	2.0	2.0	1100	$1,450	$1.32	25d	1	1.47mi
700 College Blvd Pensacola, FL	1.0–2.0	1.0–2.0	850	$1,381	$1.62	15d	9	1.48mi

Listing history 19 events

1. 2026-06-21
   days on market $205,000 Active 40 DOM
2. 2026-06-18
   days on market $205,000 Active 37 DOM
3. 2026-06-17
   days on market $205,000 Active 36 DOM
4. 2026-06-16
   days on market $205,000 Active 35 DOM
5. 2026-06-15
   days on market $205,000 Active 34 DOM
6. 2026-06-14
   days on market $205,000 Active 32 DOM
7. 2026-06-10
   days on market $205,000 Active 29 DOM
8. 2026-06-09
   days on market $205,000 Active 28 DOM
9. 2026-06-08
   days on market $205,000 Active 27 DOM
10. 2026-06-07
    days on market $205,000 Active 26 DOM
11. 2026-06-03
    days on market $205,000 Active 22 DOM
12. 2026-06-02
    days on market $205,000 Active 21 DOM
13. 2026-06-01
    days on market $205,000 Active 20 DOM
14. 2026-05-31
    days on market $205,000 Active 19 DOM
15. 2026-05-12
    listed $205,000 Active 215-char remark
16. 2009-05-19
    soldstatus $50,000
17. 2009-05-01
    soldstatus $50,000 511-char remark

    Show marketing remark (511 chars)

    ALL YOU NEED TO DO IS PAINT A LITTLE AND PUT CARPET DOWN. THIS IS AS LOW AS YOUR CLIENT IS GOING TO FIND IT. SCREENED IN PATIO, HUGE DEN WITH WOOD BURNING FIREPLACE, 2 SETS OF FRENCH DOORS LEADING INTO BACK YARD, INSIDE LAUNDRY ROOM WITH A BUILD IN DESK TO DO ALL THAT BILL PAYING WHILE YOUR CLOTHES ARE IN THE WASHER/DRYER, CARPET, ROOF IS TEN YEARS OLD, NEW AC UNIT, LARGE WORK SHOP 20X20, ALL THIS HOME NEEDS IS SOMEONE TO LOVE IT. BUYER TO VERY SQUARE FOOTAGE AND LOT SIZE; BUYER TO VERIFY SCHOOL DISTRICT.

18. 2008-10-25
    listed $65,900 511-char remark

    Show marketing remark (511 chars)

    ALL YOU NEED TO DO IS PAINT A LITTLE AND PUT CARPET DOWN. THIS IS AS LOW AS YOUR CLIENT IS GOING TO FIND IT. SCREENED IN PATIO, HUGE DEN WITH WOOD BURNING FIREPLACE, 2 SETS OF FRENCH DOORS LEADING INTO BACK YARD, INSIDE LAUNDRY ROOM WITH A BUILD IN DESK TO DO ALL THAT BILL PAYING WHILE YOUR CLOTHES ARE IN THE WASHER/DRYER, CARPET, ROOF IS TEN YEARS OLD, NEW AC UNIT, LARGE WORK SHOP 20X20, ALL THIS HOME NEEDS IS SOMEONE TO LOVE IT. BUYER TO VERY SQUARE FOOTAGE AND LOT SIZE; BUYER TO VERIFY SCHOOL DISTRICT.

19. 1994-01-01
    soldstatus $30,000

ⓘ 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: $3,026 · $252/mo
• Projected year-2 tax: $3,026 · $252/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 ≥106°F today · 22 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: $21,477
• − Mortgage interest: −$11,483
• − Property taxes: −$3,026
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$5,964
• Taxable loss: −$3,457
• Est. tax savings @ 24.0%: +$830
• After-tax cash flow: $845/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): 22,153
• Household income: $72,672
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 533.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 13% Two or more races 10% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 2% Chinese 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: ▼ -119.75%
• Current HPI: 268.2214
• Rent YoY: ▲ 3.63%
• 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

+583.3% since first listed

5 events — show timeline

• 2026-05-12 Listed $205,000 FSBO.com
• 2009-05-19 Sold (Public Records) $50,000 Public Records
• 2009-05-01 Sold (MLS) $50,000 PARMLS
• 2008-10-25 Listed $65,900 PARMLS
• 1994-01-01 Sold (Public Records) $30,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,026 · +9.7% YoY. Source: county tax records.