1111 Revere Dr · West Pensacola, FL 32505

$115,000

3 bd · 2.0 ba · 1,275 sqft · SingleFamily public records · 58 Days on market

Built 1964 9,496 sqft lot $90/sqft · 36% below area Est $180k · 36% 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special with serious upside potential! This 3-bedroom, 2-bath brick home is already in the early stages of renovation and ready for your vision to bring it to completion. Interior work has been started with portions of drywall replaced, some areas opened to the studs, and a layout that can be reimagined to maximize value. The home features a solid brick exterior, screened-in back porch, and sits on a spacious lot with mature trees. A major bonus is the large detached garage/workshop in the rear—perfect for multiple vehicles, storage, or a future workspace. Located in a convenient Pensacola area with easy access to shopping, dining, and main roads, this property presents an excellent opportunity for investors, flippers, or buyers looking to build equity. Property is being sold as-is.

Key facts

• Spacious lot
• Brick home
• Workshop

Tags

• BRICK HOME
• SCREENED-IN BACK PORCH
• SPACIOUS LOT
• MATURE TREES
• DETACHED GARAGE
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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, 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 fast (+4.9%/yr); 198 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($45k/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 $795 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $115k implies a 69% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. 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?
5. 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?
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: 1.40% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.88%
• DSCR: 1.80
• GRM: 6.0

CMA / ARV

• ARV (median comp): $179,717
• List price: $115,000
• Delta: -36.01%
• 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
1102 Revere Dr	0.06mi	3/1.5	1,396 (+10%)	1mo	$95,000	$68	78
305 N Madison Dr	0.20mi	4/2.0 (+1)	1,373 (+8%)	1mo	$200,000	$146	72
832 S Madison Dr	0.30mi	4/1.0 (+1)	1,290 (+1%)	9mo	$131,000	$102	67
10 Tennessee Dr	0.57mi	3/2.0	1,318 (+3%)	1mo	$260,000	$197	67
99 S Madison Dr	0.52mi	3/1.0	1,286 (+1%)	8mo	$153,000	$119	63
923 S Madison Dr	0.40mi	4/2.0 (+1)	1,368 (+7%)	2mo	$180,000	$132	62
117 Aquamarine Ave	0.68mi	3/1.0	1,243 (-2%)	1mo	$82,500	$66	59
6 Georgia Dr	0.54mi	4/2.0 (+1)	1,206 (-5%)	3mo	$157,000	$130	58
1012 Edison Dr	0.33mi	2/1.5 (-1)	1,391 (+9%)	8mo	$175,000	$126	55
3320 Two Sisters Way	0.57mi	3/2.0	1,140 (-11%)	0mo	$210,000	$184	55
203 Opal Ave	0.56mi	3/1.0	1,412 (+11%)	9mo	$80,000	$57	44
300 Louisiana Dr	0.50mi	2/1.0 (-1)	1,456 (+14%)	8mo	$33,500	$23	38

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: 11.6%
• Equity multiple: 1.47×
• Total profit: $15,112
• Equity at exit: $17,147

10-year hold

• IRR: 22.0%
• Equity multiple: 3.05×
• Total profit: $66,108
• Equity at exit: $9,943

Cash invested: $32,200 (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 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 198
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,608 high
• Mortgage (P&I): −$603
• Tax from tax record: −$139 /mo · $1,673/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $480

Break-even live

Break-even rent $1,000

Max offer price $115,000

Occupancy floor 65%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	23d	1	0.37mi
707 New York Dr Pensacola, FL	2.0	1.0	1266	$1,185	$0.94	23d	1	0.46mi
3296 Two Sisters Way Pensacola, FL	4.0	2.5	1856	$1,795	$0.97	23d	1	0.55mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	23d	1	0.64mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	21d	1	0.98mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	23d	1	1.02mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	23d	1	1.04mi
2301 W Michigan Ave #21 Pensacola, FL	2.0	2.5	1164	$1,325	$1.14	23d	1	1.04mi
2702 Massachusetts Ave Pensacola, FL	1.0–3.0	1.0–2.5	1150	$1,745	$1.52	13d	9	1.05mi
1860 Broyhill Ln Pensacola, FL	3.0	2.0	1561	$1,600	$1.02	23d	1	1.08mi
2355 W Michigan Ave Pensacola, FL	1.0–2.0	1.0–2.0	850	$1,450	$1.71	13d	9	1.09mi
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	13d	1	1.09mi
3418 Luke St Pensacola, FL	4.0	2.0	1620	$1,800	$1.11	23d	1	1.11mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	23d	1	1.13mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	23d	1	1.16mi
918 Fremont Ave Pensacola, FL	3.0	1.0	1756	$1,450	$0.83	13d	1	1.28mi
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	23d	1	1.30mi
5877 Tryton Cir Pensacola, FL	4.0	2.0	1419	$1,825	$1.29	23d	1	1.46mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	23d	1	1.50mi

Listing history 22 events

1. 2026-06-18
   status $115,000 Active 58 DOM
2. 2026-06-18
   days on market $115,000 Contingent 58 DOM
3. 2026-06-17
   days on market $115,000 Contingent 57 DOM
4. 2026-06-16
   days on market $115,000 Contingent 56 DOM
5. 2026-06-15
   days on market $115,000 Contingent 55 DOM
6. 2026-06-14
   statusdays on market $115,000 Contingent 53 DOM
7. 2026-06-10
   days on market $115,000 Active 50 DOM
8. 2026-06-09
   days on market $115,000 Active 49 DOM
9. 2026-06-08
   days on market $115,000 Active 48 DOM
10. 2026-06-07
    pricedays on market $115,000 Active 47 DOM
11. 2026-06-03
    days on market $120,000 Active 43 DOM
12. 2026-06-02
    days on market $120,000 Active 42 DOM
13. 2026-06-01
    days on market $120,000 Active 41 DOM
14. 2026-05-31
    days on market $120,000 Active 40 DOM
15. 2026-05-31
    days on market $120,000 Active 39 DOM
16. 2026-05-14
    price $125,000 811-char remark

    Show marketing remark (811 chars)

    Investor special with serious upside potential! This 3-bedroom, 2-bath brick home is already in the early stages of renovation and ready for your vision to bring it to completion. Interior work has been started with portions of drywall replaced, some areas opened to the studs, and a layout that can be reimagined to maximize value. The home features a solid brick exterior, screened-in back porch, and sits on a spacious lot with mature trees. A major bonus is the large detached garage/workshop in the rear—perfect for multiple vehicles, storage, or a future workspace. Located in a convenient Pensacola area with easy access to shopping, dining, and main roads, this property presents an excellent opportunity for investors, flippers, or buyers looking to build equity. Property is being sold as-is.

17. 2026-04-21
    listed $135,000 Active 811-char remark

    Show marketing remark (811 chars)

    Investor special with serious upside potential! This 3-bedroom, 2-bath brick home is already in the early stages of renovation and ready for your vision to bring it to completion. Interior work has been started with portions of drywall replaced, some areas opened to the studs, and a layout that can be reimagined to maximize value. The home features a solid brick exterior, screened-in back porch, and sits on a spacious lot with mature trees. A major bonus is the large detached garage/workshop in the rear—perfect for multiple vehicles, storage, or a future workspace. Located in a convenient Pensacola area with easy access to shopping, dining, and main roads, this property presents an excellent opportunity for investors, flippers, or buyers looking to build equity. Property is being sold as-is.

18. 2005-05-05
    soldstatus $67,900 62-char remark

    Show marketing remark (62 chars)

    TO BE SOLD "AS IS" WIH SELLER OFFERING NO WARRANTIES

19. 2005-03-24
    listed $69,900 62-char remark

    Show marketing remark (62 chars)

    TO BE SOLD "AS IS" WIH SELLER OFFERING NO WARRANTIES

20. 2002-04-23
    soldstatus $71,000
21. 2002-04-19
    soldstatus $71,000
22. 2002-02-11
    listed $71,000

ⓘ 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: $1,673 · $139/mo
• Projected year-2 tax: $1,673 · $139/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 · 24 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: $19,294
• − Mortgage interest: −$6,442
• − Property taxes: −$1,673
• − Insurance: −$575
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$3,345
• Taxable income: $4,172
• Est. tax owed @ 24.0%: −$1,001
• After-tax cash flow: $4,757/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): 27,877
• Household income: $44,783
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1458.0

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 0.66)
• 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%

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

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

+76.1% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $125,000 PARMLS
• 2026-04-21 Listed $135,000 PARMLS
• 2005-05-05 Sold (MLS) $67,900 PARMLS
• 2005-03-24 Listed $69,900 PARMLS
• 2002-04-23 Sold (Public Records) $71,000 Public Records
• 2002-04-19 Sold (MLS) $71,000 PARMLS
• 2002-02-11 Listed $71,000 PARMLS

Property tax history

+7.1%/yr

Latest (2025): $1,673 · +18.7% YoY. Source: county tax records.