1016 W Maxwell St · Goulding, FL 32501

$120,000

2 bd · 1.0 ba · 670 sqft · SingleFamily public records · 31 Days on market

Built 1953 3,920 sqft lot Est $122k · at est.

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +8.2/15.0
• 1% rule +6.5/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2 bedrooms and 1 bathroom home in Central Pensacola with a large fenced yard and driveway parking. This recently updated home has wood look flooring throughout and fresh paint. The home offers a living room, and formal dining room that leads to the kitchen. The kitchen is equipped with a gas stove and a refrigerator. The bedrooms are about the same size and share a full bathroom with a tiled tub/shower combo. It also features a large storage building in the backyard

Key facts

• Formal dining room
• Fenced yard
• Living room

Tags

• FENCED YARD
• DRIVEWAY PARKING
• LIVING ROOM
• FORMAL DINING ROOM
• GAS STOVE
• REFRIGERATOR

Property features AI

Finance

• Other: Property listed as not new construction
• HOA & community: No homeowners association

Exterior

• Parking: Open parking available with driveway
• Utilities: Public water; Septic tank sewer; Circuit breaker electrical service; Public maintained road access
• Home design: Single-story (one level); Resale property; Not attached to another property; Block construction
• Construction: Block construction; Off-grade foundation; Composition roof
• Exterior features: Interior lot; Does not allow horses

Interior

• Kitchen: Updated kitchen; Gas water heater listed among appliances
• Bedrooms: Master bedroom on the first floor (approximately 9 x 10); Second bedroom on the first floor (approximately 9 x 10)
• Flooring: New flooring in kitchen and bathroom
• Bathrooms: One full bathroom (updated within the last year)
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Updated kitchen and bathroom with new flooring (updated within the last year); Kitchen and dining combined layout
• Laundry & utility: Gas water heater (appliance)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#296 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment 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 (+5.4%/yr); 127 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 37% of the median local income ($44k/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 $830 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $60k; list at $120k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1953 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.15% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.22%
• DSCR: 1.50
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $121,940
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1117 W Maxwell St	0.04mi	2/1.0	692 (+3%)	9mo	$126,000	$182	85
3108 N G St	0.63mi	2/1.0	720 (+8%)	3mo	$75,000	$104	56

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 · 5.4% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.12×
• Total profit: $3,955
• Equity at exit: $17,892

10-year hold

• IRR: 14.6%
• Equity multiple: 2.30×
• Total profit: $43,825
• Equity at exit: $10,375

Cash invested: $33,600 (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 32501

• Rents YoY: 5.4%
• Active inventory: 127
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$629
• Tax from tax record: −$94 /mo · $1,128/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $314

Break-even live

Break-even rent $979

Max offer price $120,000

Occupancy floor 72%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2310 N Baylen St Pensacola, FL	2.0	1.0	660	$1,350	$2.05	23d	1	0.54mi
510 N G St Pensacola, FL	2.0	1.0	704	$850	$1.21	23d	1	1.18mi
222 W Belmont St Pensacola, FL	1.0	1.0	600	$1,100	$1.83	23d	1	1.39mi
1116 N 7th Ave Pensacola, FL	1.0	1.0	680	$1,520	$2.24	23d	1	1.41mi
3202 W Lee St Pensacola, FL	2.0	1.0	680	$995	$1.46	13d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $120,000 Active 31 DOM
2. 2026-06-17
   days on market $120,000 Active 30 DOM
3. 2026-06-16
   days on market $120,000 Active 29 DOM
4. 2026-06-15
   days on market $120,000 Active 28 DOM
5. 2026-06-14
   pricedays on market $120,000 Active 26 DOM
6. 2026-06-10
   days on market $125,000 Active 23 DOM
7. 2026-06-09
   days on market $125,000 Active 22 DOM
8. 2026-06-08
   days on market $125,000 Active 21 DOM
9. 2026-06-07
   days on market $125,000 Active 20 DOM
10. 2026-06-03
    days on market $125,000 Active 16 DOM
11. 2026-06-02
    statusdays on market $125,000 Active 15 DOM
12. 2026-06-01
    days on market $125,000 Contingent 14 DOM
13. 2026-05-31
    days on market $125,000 Contingent 13 DOM
14. 2026-05-31
    statusdays on market $125,000 Contingent 12 DOM
15. 2026-05-18
    listed $125,000 Active
16. 2024-06-14
    historical $1,075
17. 2024-05-08
    listed $1,075
18. 2021-10-21
    soldstatus $60,000
19. 2006-12-29
    soldstatus $48,000

ⓘ 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: $1,128 · $94/mo
• Projected year-2 tax: $1,128 · $94/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: $16,518
• − Mortgage interest: −$6,722
• − Property taxes: −$1,128
• − Insurance: −$600
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$3,491
• Taxable income: $1,935
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $3,306/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 — Goulding

• Score: 73/100
• State rank: #296
• US rank: #5022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goulding, FL
• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 11,036
• Household income: $44,139
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 816.0

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 0.62)
• Race & ethnicity: Black 45% White 42% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Subsaharan African 2% Italian 2% Slovak 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -210.53%
• Current HPI: 273.0151
• Rent YoY: ▲ 5.40%
• 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

+160.4% since first listed

5 events — show timeline

• 2026-05-18 Listed $125,000 PARMLS
• 2024-06-14 Rental Removed $1,075 PARMLS
• 2024-05-08 Listed for Rent $1,075 PARMLS
• 2021-10-21 Sold (Public Records) $60,000 Public Records
• 2006-12-29 Sold (Public Records) $48,000 Public Records

Property tax history

+22.5%/yr

Latest (2025): $1,128 · +23.3% YoY. Source: county tax records.