32 Escalona Ave · Pensacola, FL 32503

$159,900

2 bd · 1.0 ba · 1,630 sqft · SingleFamily public records · 111 Days on market

Built 1955 0.34 ac lot $98/sqft · 44% below area Est $287k · 44% 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 +9.2/10.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME TO ONE OF THE MOST SOUGHT AFTER NEIGHBORHOODS IN PENSACOLA! .34 OF AN ACRE, MATURE TREES, EXCELLENT LOCATION. This home has so much potenial and plenty of space to make it happen! Under 10 minutes drive to most recreational and employment centers. THIS IS A COMPLETELY AS-IS SALE WITH NO WARRANTIES WHAT-SO-EVER.

Key facts

• Excellent location
• Mature trees
• 0.34 acre lot

Tags

• SOUGHT AFTER NEIGHBORHOODS
• MATURE TREES
• EXCELLENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $811 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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.
• Market conditions: Rents rising (+3.4%/yr); 240 active listings in the ZIP; 11 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).
• This rent runs 38% of the median local income ($71k/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 $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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $160k implies a 980% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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: 1.42% ✓
• Cap rate: 12.38%
• Cash-on-cash: 21.75%
• DSCR: 1.97
• GRM: 5.9

CMA / ARV

• ARV (median comp): $286,611
• List price: $159,900
• Delta: -44.21%
• 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
3110 N 6th Ave	0.29mi	3/1.0 (+1)	1,573 (-4%)	2mo	$115,000	$73	74
1631 E Maura St	0.49mi	3/2.0 (+1)	1,642 (+1%)	1mo	$153,000	$93	66
510 E Fisher St	0.47mi	3/1.0 (+1)	1,542 (-5%)	2mo	$135,000	$88	63
3003 Torres Ave	0.30mi	3/1.0 (+1)	1,440 (-12%)	3mo	$123,000	$85	59
1149 E Hayes St	0.16mi	3/2.5 (+1)	1,848 (+13%)	1mo	$475,000	$257	59
1300 E Fisher St	0.37mi	2/2.0	1,438 (-12%)	2mo	$295,000	$205	58
3705 N 12th Ave	0.35mi	3/1.0 (+1)	1,852 (+14%)	1mo	$335,000	$181	56
1118 E Fisher St	0.32mi	3/2.0 (+1)	1,447 (-11%)	3mo	$430,000	$297	55
1714 E Hatton St	0.73mi	3/2.0 (+1)	1,555 (-5%)	2mo	$540,000	$347	48
609 E Fisher	0.46mi	3/2.0 (+1)	1,400 (-14%)	1mo	$295,000	$211	46
1121 E Maxwell St	0.75mi	3/2.5 (+1)	1,716 (+5%)	4mo	$492,000	$287	42
1720 E Leonard St	0.61mi	3/2.0 (+1)	1,389 (-15%)	2mo	$459,000	$330	36

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: 14.8%
• Equity multiple: 1.59×
• Total profit: $26,615
• Equity at exit: $23,842

10-year hold

• IRR: 23.8%
• Equity multiple: 3.08×
• Total profit: $93,243
• Equity at exit: $13,825

Cash invested: $44,772 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,270 high
• Mortgage (P&I): −$839
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $811

Break-even live

Break-even rent $1,243

Max offer price $159,900

Occupancy floor 59%

Sensitivity live

Price	-10% $902	-5% $857	+0% $811	+5% $766	+10% $721
Rent	-10% $632	-5% $722	+0% $811	+5% $901	+10% $991
Rate	-1.0pp $892	-0.5pp $852	base $811	+0.5pp $770	+1.0pp $728

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3131 N 10th Ave Pensacola, FL	3.0	1.5	1085	$1,700	$1.57	24d	1	0.16mi
1301 E Cross St Pensacola, FL	3.0	2.0	2200	$3,900	$1.77	14d	1	0.43mi
3014 Magnolia Ave Pensacola, FL	3.0	2.0	1650	$2,750	$1.67	24d	1	0.69mi
1121 E Maxwell St Pensacola, FL	3.0	2.5	1716	$3,550	$2.07	24d	1	0.72mi
2008 N 8th Ave Pensacola, FL	3.0	2.0	1058	$1,250	$1.18	14d	1	0.85mi
1414 E Mallory St Pensacola, FL	3.0	2.0	1323	$3,400	$2.57	24d	1	1.07mi
4400 N 9th Ave Pensacola, FL	3.0	1.5	1713	$2,000	$1.17	24d	1	1.10mi
1704 E Lee St Pensacola, FL	3.0	2.0	1226	$2,295	$1.87	24d	1	1.34mi
407 W Jordan St Unit NA Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	24d	1	1.37mi
531 Ditmar St Unit B Pensacola, FL	2.0	1.0	1094	$1,450	$1.33	24d	1	1.41mi
801 E Gonzalez St Pensacola, FL	3.0	2.0	1200	$2,200	$1.83	14d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $159,900 Active 111 DOM
2. 2026-06-17
   days on market $159,900 Active 110 DOM
3. 2026-06-16
   days on market $159,900 Active 109 DOM
4. 2026-06-15
   days on market $159,900 Active 108 DOM
5. 2026-06-14
   days on market $159,900 Active 106 DOM
6. 2026-06-10
   days on market $159,900 Active 103 DOM
7. 2026-06-09
   days on market $159,900 Active 102 DOM
8. 2026-06-08
   days on market $159,900 Active 101 DOM
9. 2026-06-07
   days on market $159,900 Active 100 DOM
10. 2026-06-03
    days on market $159,900 Active 96 DOM
11. 2026-06-02
    days on market $159,900 Active 95 DOM
12. 2026-06-01
    days on market $159,900 Active 94 DOM
13. 2026-05-31
    days on market $159,900 Active 93 DOM
14. 2026-05-31
    days on market $159,900 Active 92 DOM
15. 2026-05-11
    price $159,900 320-char remark

    Show marketing remark (320 chars)

    WELCOME TO ONE OF THE MOST SOUGHT AFTER NEIGHBORHOODS IN PENSACOLA! .34 OF AN ACRE, MATURE TREES, EXCELLENT LOCATION. This home has so much potenial and plenty of space to make it happen! Under 10 minutes drive to most recreational and employment centers. THIS IS A COMPLETELY AS-IS SALE WITH NO WARRANTIES WHAT-SO-EVER.

16. 2026-02-27
    listed $185,000 Active 320-char remark

    Show marketing remark (320 chars)

    WELCOME TO ONE OF THE MOST SOUGHT AFTER NEIGHBORHOODS IN PENSACOLA! .34 OF AN ACRE, MATURE TREES, EXCELLENT LOCATION. This home has so much potenial and plenty of space to make it happen! Under 10 minutes drive to most recreational and employment centers. THIS IS A COMPLETELY AS-IS SALE WITH NO WARRANTIES WHAT-SO-EVER.

17. 1971-01-01
    soldstatus $14,800

ⓘ 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: $921 · $77/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$406/yr (+$34/mo · 44.1%)

ⓘ 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: $27,239
• − Mortgage interest: −$8,957
• − Property taxes: −$921
• − Insurance: −$800
• − Repairs & maintenance: −$2,179
• − Management: −$2,179
• − Depreciation: −$4,652
• Taxable income: $7,552
• Est. tax owed @ 24.0%: −$1,812
• After-tax cash flow: $7,923/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

+980.4% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $159,900 PARMLS
• 2026-02-27 Listed $185,000 PARMLS
• 1971-01-01 Sold (Public Records) $14,800 Public Records

Property tax history

+5.1%/yr

Latest (2025): $921 · +9.2% YoY. Source: county tax records.