1308 E Hatton St · Pensacola, FL 32503

$427,000

3 bd · 3.0 ba · 1,946 sqft · SingleFamily public records · 139 Days on market

Built 1967 0.25 ac lot $219/sqft · 23% below area Est $576k · 26% 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 +9.2/30.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled single-family home located in the desirable New City Tract neighborhood of Pensacola. This 3-bedroom, 2.5-bath residence offers approximately 2,027 square feet of living space on a 0.25 acre lot. Interior updates include a remodeled kitchen with white shaker cabinetry, a large island, pendant lighting, and double ovens, along with updated bathrooms and durable flooring throughout. The home features central heating and cooling, an attached 2-car garage, and an open patio ideal for outdoor enjoyment. Public utilities and no HOA. Conveniently located near downtown Pensacola, local parks, shopping, dining, and major roadways.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1967

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $427k.

Deal economics

• At list price, monthly cash flow is $-320 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $370k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (28.2% below list).
• Recommended offer: $307k (28.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: O. J. Semmes Elementary School (math 22% / reading 17%, grade F, #2,105 of 2,144 statewide, top 98%, 302 students, 91% FRL); J. H. Workman Middle School (math 20% / reading 27%, grade F, #536 of 571 statewide, top 95%, 705 students, 72% FRL); Washington Senior High School (math 25% / reading 40%, grade F, #411 of 667 statewide, top 62%, 1,733 students, 51% FRL).
• Zoned-school proficiency averages 25% at this address vs 42% district-wide (-17 pts) — the specific schools serving this property underperform the Escambia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.4%/yr); 240 active listings in the ZIP; 12 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).
• At $3,068/mo this rent would consume 52% of the median local household income ($71k/yr) (locally 948% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 139 days — a 12% lower offer ($376k) is reasonable based on typical stale-listing flexibility.

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 $306,757 (28.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.21%
• DSCR: 0.86
• GRM: 11.6

CMA / ARV

• ARV (median comp): $575,563
• List price: $427,000
• Delta: -25.81%
• 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
1350 E Scott St	0.07mi	3/2.5	1,950 (+0%)	1mo	$625,000	$321	94
1402 E Leonard St	0.22mi	3/2.5	1,917 (-2%)	1mo	$255,000	$133	85
1408 E Bobe St	0.22mi	3/2.5	2,015 (+4%)	4mo	$720,000	$357	78
1412 E Bobe St	0.22mi	3/2.5	2,015 (+4%)	4mo	$725,000	$360	78
1149 E Hayes St	0.34mi	3/2.5	1,848 (-5%)	1mo	$475,000	$257	73
1421 E Texar Dr	0.58mi	3/2.5	1,938 (-0%)	1mo	$544,000	$281	70
1100 E Yonge St	0.25mi	4/3.5 (+1)	2,172 (+12%)	3mo	$704,000	$324	60
1121 E Maxwell St	0.33mi	3/2.5	1,716 (-12%)	4mo	$492,000	$287	60
1409 E Leonard St	0.19mi	3/2.5	2,235 (+15%)	6mo	$717,500	$321	59
1120 E Bobe St	0.26mi	3/2.5	1,688 (-13%)	6mo	$425,000	$252	59
1918 N 17th Ave	0.56mi	3/2.0	1,800 (-8%)	1mo	$275,000	$153	57
1028 E Yonge St	0.27mi	4/3.5 (+1)	2,220 (+14%)	5mo	$715,000	$322	53

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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-88,463
• Equity at exit: $63,667

10-year hold

• IRR: -14.1%
• Equity multiple: 0.18×
• Total profit: $-98,629
• Equity at exit: $36,919

Cash invested: $119,560 (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 32503

• Rents YoY: 3.4%
• Active inventory: 240
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $3,068 high
• Mortgage (P&I): −$2,239
• Tax from tax record: −$326 /mo · $3,918/yr
• Insurance: −$178
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $-320

Break-even live

Break-even rent $3,473

Max offer price $370,424

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-199	+0% $-320	+5% $-441	+10% $-562
Rent	-10% $-563	-5% $-441	+0% $-320	+5% $-199	+10% $-78
Rate	-1.0pp $-105	-0.5pp $-212	base $-320	+0.5pp $-431	+1.0pp $-543

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: $106,750
• Closing costs: $12,810
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 E Cross St Pensacola, FL	3.0	2.0	2200	$3,900	$1.77	15d	1	0.08mi
1501 E Cross St Pensacola, FL	4.0	2.0	1920	$3,000	$1.56	15d	1	0.15mi
1501 E Cross St Pensacola, FL	4.0	2.0	1920	$3,200	$1.67	25d	1	0.15mi
1121 E Maxwell St Pensacola, FL	3.0	2.5	1716	$3,550	$2.07	25d	1	0.31mi
1414 E Mallory St Pensacola, FL	3.0	2.0	1323	$3,400	$2.57	25d	1	0.57mi
3014 Magnolia Ave Pensacola, FL	3.0	2.0	1650	$2,750	$1.67	25d	1	0.59mi
1704 E Lee St Pensacola, FL	3.0	2.0	1226	$2,295	$1.87	25d	1	0.83mi
3547 Firestone Blvd Pensacola, FL	4.0	2.0	2000	$2,695	$1.35	25d	1	1.28mi
3545 Hopestill Rd Pensacola, FL	4.0	2.0	1984	$2,400	$1.21	25d	1	1.32mi
3791 Maule Rd Pensacola, FL	4.0	3.0	2000	$3,250	$1.62	25d	1	1.36mi
407 W Jordan St Unit NA Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	25d	1	1.39mi
3019 Keats Dr Pensacola, FL	4.0	2.5	2484	$4,400	$1.77	25d	1	1.45mi

Listing history 18 events

1. 2026-06-21
   days on market $427,000 Active 139 DOM
2. 2026-06-18
   days on market $427,000 Active 136 DOM
3. 2026-06-17
   days on market $427,000 Active 135 DOM
4. 2026-06-16
   days on market $427,000 Active 134 DOM
5. 2026-06-15
   days on market $427,000 Active 133 DOM
6. 2026-06-14
   days on market $427,000 Active 131 DOM
7. 2026-06-10
   days on market $427,000 Active 128 DOM
8. 2026-06-09
   days on market $427,000 Active 127 DOM
9. 2026-06-08
   days on market $427,000 Active 126 DOM
10. 2026-06-07
    days on market $427,000 Active 125 DOM
11. 2026-06-03
    days on market $427,000 Active 121 DOM
12. 2026-06-03
    price $427,000 Active 120 DOM
13. 2026-06-02
    days on market $437,000 Active 120 DOM
14. 2026-06-01
    days on market $437,000 Active 119 DOM
15. 2026-05-31
    days on market $437,000 Active 118 DOM
16. 2026-05-31
    days on market $437,000 Active 117 DOM
17. 2026-02-23
    price $437,000 651-char remark

    Show marketing remark (651 chars)

    Beautifully remodeled single-family home located in the desirable New City Tract neighborhood of Pensacola. This 3-bedroom, 2.5-bath residence offers approximately 2,027 square feet of living space on a 0.25 acre lot. Interior updates include a remodeled kitchen with white shaker cabinetry, a large island, pendant lighting, and double ovens, along with updated bathrooms and durable flooring throughout. The home features central heating and cooling, an attached 2-car garage, and an open patio ideal for outdoor enjoyment. Public utilities and no HOA. Conveniently located near downtown Pensacola, local parks, shopping, dining, and major roadways.

18. 2026-02-02
    listed $439,000 Active 651-char remark

    Show marketing remark (651 chars)

    Beautifully remodeled single-family home located in the desirable New City Tract neighborhood of Pensacola. This 3-bedroom, 2.5-bath residence offers approximately 2,027 square feet of living space on a 0.25 acre lot. Interior updates include a remodeled kitchen with white shaker cabinetry, a large island, pendant lighting, and double ovens, along with updated bathrooms and durable flooring throughout. The home features central heating and cooling, an attached 2-car garage, and an open patio ideal for outdoor enjoyment. Public utilities and no HOA. Conveniently located near downtown Pensacola, local parks, shopping, dining, and major roadways.

ⓘ 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: $3,918 · $326/mo
• Projected year-2 tax: $3,918 · $326/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 · 22 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: $36,811
• − Mortgage interest: −$23,919
• − Property taxes: −$3,918
• − Insurance: −$2,135
• − Repairs & maintenance: −$2,945
• − Management: −$2,945
• − Depreciation: −$12,422
• Taxable loss: −$11,472
• Est. tax savings @ 24.0%: +$2,753
• After-tax cash flow: $-1,090/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): 33,559
• Household income: $71,411
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 948.0

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 (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Arabic 1% Tagalog/Filipino 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: ▼ -300.02%
• Current HPI: 294.4873
• Rent YoY: ▲ 3.39%
• 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

-0.5% since first listed

2 events — show timeline

• 2026-02-23 Price Changed $437,000 PARMLS
• 2026-02-02 Listed $439,000 PARMLS

Property tax history

+4.0%/yr

Latest (2025): $3,918 · +6.2% YoY. Source: county tax records.