3 Cherokee Trl · Myrtle Grove, FL 32506

$150,000

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 74 Days on market

Built 1960 7,840 sqft lot $148/sqft · 12% above area Est $134k · 12% over

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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 +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +5.9/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

**********O P E N H O U S E SAT. MAY 9 1:00-3:00******** LOCATION, LOCATION, walk to all amenities, shopping entertainment employment, minutes to 3 military bases and medical facilities. Gorgeous hardwood floors through out, large roomy living room/dining/kitchen combination, well planned bedrooms, convenient bathroom, LARGE entirely fenced yard, SINGLE ATTACHED CAR PORT. HVAC WATER HEATER 5-10 YEAR, ROOF 4-5. Very flexible MSTU ZONING...LAUNDRY inside, HUGE SHED, RV PAD IN THE REAR.

Key facts

• Huge shed
• Rv pad in the rear
• Laundry inside

Tags

• WALK TO ALL AMENITIES
• LARGE ENTIRELY FENCED YARD
• SINGLE ATTACHED CAR PORT
• LAUNDRY INSIDE
• HUGE SHED
• RV PAD IN THE REAR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 5.1% in Myrtle Grove — 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 64/100 on livability (#701 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools 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.
• Market conditions: Rents rising (+3.9%/yr); 267 active listings in the ZIP; 10 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 31% of the median local income ($62k/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 $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 74 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $150k implies a 900% 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.09% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.72%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

• ARV (median comp): $133,732
• List price: $150,000
• Delta: 15.90%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Mckinley Dr	0.52mi	3/1.0	1,025 (+1%)	1mo	$160,000	$156	73
835 S Madison Dr	0.52mi	3/1.0	1,014 (0%)	6mo	$81,500	$80	70
84 S Garfield Dr	0.34mi	3/1.0	948 (-6%)	4mo	$80,000	$84	70
104 Georgia Dr	0.43mi	3/1.0	1,042 (+3%)	9mo	$55,000	$53	68
5 Huntington Dr	0.57mi	3/1.0	1,004 (-1%)	11mo	$139,900	$139	62
603 New York Dr	0.62mi	3/1.0	964 (-5%)	2mo	$125,000	$130	61
41 Pen Haven Dr	0.46mi	3/1.0	925 (-9%)	8mo	$150,000	$162	58
502 New York Dr	0.54mi	3/2.0	1,046 (+3%)	10mo	$135,000	$129	57
50 Pen Haven Dr	0.44mi	3/1.0	904 (-11%)	6mo	$85,000	$94	57
1416 N 48th Ave	0.46mi	3/2.0	1,123 (+11%)	1mo	$159,000	$142	56
31 Randolph Dr	0.52mi	3/1.0	918 (-10%)	6mo	$129,500	$141	55
1308 N 48th Ave	0.59mi	3/1.0	1,111 (+10%)	11mo	$110,000	$99	48

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 · 3.85% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,459
• Equity at exit: $22,365

10-year hold

• IRR: 8.4%
• Equity multiple: 1.66×
• Total profit: $27,887
• Equity at exit: $12,969

Cash invested: $42,000 (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: 267
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,635 high
• Mortgage (P&I): −$787
• Tax from tax record: −$137 /mo · $1,649/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $305

Break-even live

Break-even rent $1,249

Max offer price $150,000

Occupancy floor 76%

Sensitivity live

Price	-10% $390	-5% $348	+0% $305	+5% $263	+10% $220
Rent	-10% $176	-5% $241	+0% $305	+5% $370	+10% $434
Rate	-1.0pp $381	-0.5pp $343	base $305	+0.5pp $266	+1.0pp $227

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.26mi
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	24d	1	0.46mi
707 New York Dr Pensacola, FL	2.0	1.0	1266	$1,185	$0.94	24d	1	0.72mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	24d	1	0.81mi
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	24d	1	0.87mi
2702 Massachusetts Ave Pensacola, FL	1.0–3.0	1.0–2.5	1150	$1,745	$1.52	15d	9	1.06mi
5207 Charbar Dr Unit B Pensacola, FL	2.0	1.0	850	$1,050	$1.24	24d	1	1.18mi
1218 N Kirk St Pensacola, FL	2.0	1.0	850	$1,150	$1.35	24d	1	1.44mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	24d	1	1.44mi
852 Garnet St Pensacola, FL	3.0	1.5	1150	$1,150	$1.00	15d	1	1.45mi

Listing history 20 events

1. 2026-06-21
   pricedays on market $150,000 Active 74 DOM
2. 2026-06-18
   days on market $155,000 Active 71 DOM
3. 2026-06-17
   days on market $155,000 Active 70 DOM
4. 2026-06-16
   days on market $155,000 Active 69 DOM
5. 2026-06-15
   days on market $155,000 Active 68 DOM
6. 2026-06-14
   days on market $155,000 Active 66 DOM
7. 2026-06-10
   days on market $155,000 Active 63 DOM
8. 2026-06-09
   days on market $155,000 Active 62 DOM
9. 2026-06-08
   days on market $155,000 Active 61 DOM
10. 2026-06-07
    remarks 564-char remark
11. 2026-06-07
    pricestatusdays on market $155,000 Active 60 DOM
12. 2026-06-03
    days on market $170,000 Contingent 56 DOM
13. 2026-06-02
    days on market $170,000 Contingent 55 DOM
14. 2026-06-01
    days on market $170,000 Contingent 54 DOM
15. 2026-06-01
    status $170,000 Contingent 53 DOM
16. 2026-05-31
    days on market $170,000 Active 53 DOM
17. 2026-05-31
    days on market $170,000 Active 52 DOM
18. 2026-04-08
    listed $170,000 Active 496-char remark

    Show marketing remark (496 chars)

    **********O P E N H O U S E SAT. MAY 9 1:00-3:00******** LOCATION, LOCATION, walk to all amenities, shopping entertainment employment, minutes to 3 military bases and medical facilities. Gorgeous hardwood floors through out, large roomy living room/dining/kitchen combination, well planned bedrooms, convenient bathroom, LARGE entirely fenced yard, SINGLE ATTACHED CAR PORT. HVAC WATER HEATER 5-10 YEAR, ROOF 4-5. Very flexible MSTU ZONING...LAUNDRY inside, HUGE SHED, RV PAD IN THE REAR.

19. 1995-04-19
    soldstatus $15,000
20. 1971-01-01
    soldstatus $6,400

ⓘ 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: $1,649 · $137/mo
• Projected year-2 tax: $1,649 · $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 3/10 Moderate
• 🌡 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: $19,622
• − Mortgage interest: −$8,402
• − Property taxes: −$1,649
• − Insurance: −$750
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$4,364
• Taxable income: $1,318
• Est. tax owed @ 24.0%: −$316
• After-tax cash flow: $3,347/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 — Myrtle Grove

• Score: 64/100
• State rank: #701
• US rank: #14805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Myrtle Grove, FL
• County: Escambia County · 301,722 people
• City population: 1,170
• 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

+2556.2% since first listed

3 events — show timeline

• 2026-04-08 Listed $170,000 PARMLS
• 1995-04-19 Sold (Public Records) $15,000 Public Records
• 1971-01-01 Sold (Public Records) $6,400 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,649 · +19.0% YoY. Source: county tax records.