7201 Sachem Rd · Myrtle Grove, FL 32506

$162,000

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 73 Days on market

Built 1961 9,583 sqft lot $138/sqft · 12% below area Est $233k · 30% under

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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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious elevated corner lot, with a fully fenced back yard. This well maintained home has a 2019 roof and a new septic tank was installed that same year. HVAC needs to be replaced. Seller has estimates and is offering a $7000 allowance for this. Refrigerator, Washer & Dryer convey. Back yard features a metal yard building and old fashioned wooden swing.

Key facts

• Elevated corner lot
• Metal yard building
• New septic tank

Tags

• ELEVATED CORNER LOT
• FULLY FENCED BACK YARD
• 2019 ROOF
• NEW SEPTIC TANK
• METAL YARD BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/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 $150k (7.1% below list).
• Recommended offer: $150k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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); 270 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $5k 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 73 days — a 6% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $100k; list at $162k implies a 62% 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 $150,482 (7.1% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 0.93% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.43%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (median comp): $232,870
• List price: $162,000
• Delta: -30.43%
• 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
7330 Sachem Rd	0.14mi	3/1.0	1,200 (+3%)	10mo	$151,000	$126	81
7051 Heather Oaks Dr	0.32mi	3/2.0	1,170 (0%)	4mo	$160,000	$137	78
7150 Heather Oaks Dr	0.26mi	3/2.0	1,152 (-2%)	5mo	$182,680	$159	77
7704 W Gadsden St	0.45mi	3/1.0	1,152 (-2%)	1mo	$149,000	$129	76
7151 Heather Oaks Dr	0.25mi	3/2.0	1,191 (+2%)	10mo	$177,000	$149	73
7060 Heather Oaks Dr	0.32mi	3/2.0	1,248 (+7%)	1mo	$200,000	$160	69
720 N 79th Ave	0.35mi	3/1.0	1,104 (-6%)	8mo	$105,000	$95	67
7100 Heather Oaks Dr	0.29mi	3/2.0	1,230 (+5%)	8mo	$170,000	$138	67
7823 Montego Dr	0.29mi	3/2.0	1,062 (-9%)	8mo	$180,000	$169	60
7032 Weatherwood Dr	0.28mi	2/2.0 (-1)	1,044 (-11%)	4mo	$199,000	$191	56
7879 Galaxy Ct	0.46mi	3/2.0	1,325 (+13%)	2mo	$185,000	$140	51
607 N 69th Ave	0.62mi	3/1.0	1,310 (+12%)	5mo	$247,500	$189	47

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-11,949
• Equity at exit: $24,155

10-year hold

• IRR: 3.4%
• Equity multiple: 1.26×
• Total profit: $11,589
• Equity at exit: $14,007

Cash invested: $45,360 (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: 270
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$850
• Tax from tax record: −$67 /mo · $800/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $205

Break-even live

Break-even rent $1,245

Max offer price $162,000

Occupancy floor 81%

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7200 Lillian Hwy Pensacola, FL	2.0	1.0	675	$1,200	$1.78	13d	11	0.36mi
8240 Tempest Dr Pensacola, FL	2.0	2.0	1300	$1,600	$1.23	21d	1	0.52mi
8121 Lillian Hwy #70 Pensacola, FL	2.0	2.0	900	$1,100	$1.22	23d	1	0.60mi
7135 Pearson Rd Unit 7 Pensacola, FL	2.0	2.0	902	$1,125	$1.25	23d	1	1.09mi
7318 Hayward Ave Unit P30 P30 Pensacola, FL	2.0	2.0	1000	$1,200	$1.20	23d	1	1.29mi
150 S Crow Rd Pensacola, FL	2.0	2.5	1088	$1,450	$1.33	23d	1	1.30mi
3219 Fresno Ave Pensacola, FL	3.0	2.0	1192	$1,375	$1.15	23d	1	1.32mi
3230 Palmdale Ave Pensacola, FL	3.0	2.0	1300	$1,500	$1.15	23d	1	1.46mi
8 Villa Dr Pensacola, FL	2.0	2.0	1000	$1,362	$1.36	21d	6	1.46mi

Listing history 27 events

1. 2026-06-18
   days on market $162,000 Active 73 DOM
2. 2026-06-17
   days on market $162,000 Active 72 DOM
3. 2026-06-16
   days on market $162,000 Active 71 DOM
4. 2026-06-15
   days on market $162,000 Active 70 DOM
5. 2026-06-14
   remarks 359-char remark
6. 2026-06-14
   statusdays on market $162,000 Active 68 DOM
7. 2026-06-10
   days on market $162,000 Contingent 65 DOM
8. 2026-06-09
   days on market $162,000 Contingent 64 DOM
9. 2026-06-08
   days on market $162,000 Contingent 63 DOM
10. 2026-06-07
    days on market $162,000 Contingent 62 DOM
11. 2026-06-03
    days on market $162,000 Contingent 58 DOM
12. 2026-06-02
    days on market $162,000 Contingent 57 DOM
13. 2026-06-01
    days on market $162,000 Contingent 56 DOM
14. 2026-05-31
    days on market $162,000 Contingent 55 DOM
15. 2026-05-31
    statusdays on market $162,000 Contingent 54 DOM
16. 2026-05-14
    price $162,000 360-char remark

    Show marketing remark (360 chars)

    Spacious elevated corner lot, with a fully fenced back yard. This well maintained home has a 2019 roof and a new septic tank was installed that same year. HVAC needs to be replaced. Seller has estimates and is offering a $7000 allowance for this. Refrigerator, Washer & Dryer convey. Back yard features a metal yard building and old fashioned wooden swing.

17. 2026-04-06
    listed $167,500 Active 360-char remark

    Show marketing remark (360 chars)

    Spacious elevated corner lot, with a fully fenced back yard. This well maintained home has a 2019 roof and a new septic tank was installed that same year. HVAC needs to be replaced. Seller has estimates and is offering a $7000 allowance for this. Refrigerator, Washer & Dryer convey. Back yard features a metal yard building and old fashioned wooden swing.

18. 2020-10-19
    soldstatus $100,000
19. 2020-10-15
    soldstatus $100,000 226-char remark

    Show marketing remark (226 chars)

    Move in ready at a price that you can afford. This 3/1 ranch style house sits on a corner lot with a large yard. Brand new roof, electrical has been updated and the flooring is all new. This house just needs your furniture.

20. 2020-07-06
    listed $100,000 226-char remark

    Show marketing remark (226 chars)

    Move in ready at a price that you can afford. This 3/1 ranch style house sits on a corner lot with a large yard. Brand new roof, electrical has been updated and the flooring is all new. This house just needs your furniture.

21. 2008-12-25
    historical
22. 2008-06-25
    listed $79,900
23. 2007-12-10
    soldstatus $54,456
24. 2007-10-10
    listed $53,900
25. 2005-09-22
    soldstatus $90,200
26. 1980-01-01
    soldstatus $27,100
27. 1974-01-01
    soldstatus $16,000

ⓘ 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: $800 · $67/mo
• Projected year-2 tax: $1,345 · $112/mo
• Expected delta: +$545/yr (+$45/mo · 68.2%)

ⓘ 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 4/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,058
• − Mortgage interest: −$9,075
• − Property taxes: −$800
• − Insurance: −$810
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$4,713
• Taxable loss: −$228
• Est. tax savings @ 24.0%: +$55
• After-tax cash flow: $2,516/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

+912.5% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $162,000 PARMLS
• 2026-04-06 Listed $167,500 PARMLS
• 2020-10-19 Sold (Public Records) $100,000 Public Records
• 2020-10-15 Sold (MLS) $100,000 PARMLS
• 2020-07-06 Listed $100,000 PARMLS
• 2008-12-25 Listing Removed — PARMLS
• 2008-06-25 Listed $79,900 PARMLS
• 2007-12-10 Sold (MLS) $54,456 PARMLS
• 2007-10-10 Listed $53,900 PARMLS
• 2005-09-22 Sold (Public Records) $90,200 Public Records
• 1980-01-01 Sold (Public Records) $27,100 Public Records
• 1974-01-01 Sold (Public Records) $16,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $800 · +23.9% YoY. Source: county tax records.