32 Escalona Ave · Pensacola, FL 32503

$159,900

2 bd · 1.0 ba · 1,630 sqft · SingleFamily public records · 162 Days on market

Built 1955 Poor condition 0.34 ac lot $98/sqft · 50% below area

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.5/10.0
• Condition / age +1.0/5.0
• 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. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $777 ($9k/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: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 3.3% 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); Ferry Pass Middle School (math 34% / reading 33%, grade F, #428 of 571 statewide, top 76%, 1,014 students, 64% 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 28% at this address vs 42% district-wide (-14 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); 308 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.
• 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 162 days — a 12% lower offer ($141k) 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — 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. 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: 1.39% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.83%
• DSCR: 1.93
• GRM: 6.0

CMA / ARV

• ARV (median comp): $321,642
• List price: $159,900
• Delta: -50.29%
• 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%)	3mo	$115,000	$73	73
1631 E Maura St	0.49mi	3/2.0 (+1)	1,642 (+1%)	3mo	$153,000	$93	64
3121 Torres Ave	0.27mi	3/2.0 (+1)	1,482 (-9%)	1mo	$219,000	$148	63
1511 E Fisher St	0.52mi	3/2.0 (+1)	1,671 (+2%)	2mo	$549,900	$329	62
1149 E Hayes St	0.16mi	3/2.5 (+1)	1,848 (+13%)	2mo	$475,000	$257	58
1640 E Hayes St	0.49mi	3/2.0 (+1)	1,514 (-7%)	2mo	$290,875	$192	54
3705 N 12th Ave	0.35mi	3/1.0 (+1)	1,852 (+14%)	2mo	$335,000	$181	54
2310 N 7th Ave	0.69mi	3/2.0 (+1)	1,592 (-2%)	1mo	$360,000	$226	54
605 E Fisher St	0.47mi	3/2.0 (+1)	1,400 (-14%)	1mo	$300,000	$214	45
609 E Fisher	0.46mi	3/2.0 (+1)	1,400 (-14%)	2mo	$295,000	$211	44
2603 N 16th Ave	0.61mi	3/2.0 (+1)	1,444 (-11%)	1mo	$285,000	$197	42
3415 N Tarragona St	0.62mi	3/2.0 (+1)	1,411 (-13%)	1mo	$140,000	$99	39

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: 13.6%
• Equity multiple: 1.55×
• Total profit: $24,417
• Equity at exit: $23,842

10-year hold

• IRR: 22.7%
• Equity multiple: 2.98×
• Total profit: $88,449
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 28 under contract
• Months of supply: 3.5 mo (28%/mo absorbed)
• Median asking: $433,000 ($254/sqft)
• Median days on market: 58 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: -22.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32503

• Rents YoY: 3.4%
• Active inventory: 308
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,227 high
• Mortgage (P&I): −$839
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $777

Break-even live

Break-even rent $1,243

Max offer price $159,900

Occupancy floor 60%

Sensitivity live

Price	-10% $868	-5% $822	+0% $777	+5% $732	+10% $687
Rent	-10% $601	-5% $689	+0% $777	+5% $865	+10% $953
Rate	-1.0pp $858	-0.5pp $818	base $777	+0.5pp $736	+1.0pp $693

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	72d	1	0.16mi
1401 E 34th St Pensacola, FL	3.0	2.0	1713	$2,600	$1.52	15d	1	0.39mi
1301 E Cross St Pensacola, FL	3.0	2.0	2200	$3,500	$1.59	15d	1	0.43mi
3014 Magnolia Ave Pensacola, FL	3.0	2.0	1650	$2,750	$1.67	72d	1	0.69mi
1121 E Maxwell St Pensacola, FL	3.0	2.5	1716	$3,550	$2.07	72d	1	0.72mi
1602 E Maxwell St Unit A Pensacola, FL	2.0	2.5	1320	$2,395	$1.81	15d	1	0.82mi
2008 N 8th Ave Pensacola, FL	3.0	2.0	1058	$1,250	$1.18	63d	1	0.85mi
814 Woodland Dr Pensacola, FL	3.0	2.0	1324	$1,795	$1.36	15d	1	0.93mi
1414 E Mallory St Pensacola, FL	3.0	2.0	1323	$3,400	$2.57	72d	1	1.07mi
4400 N 9th Ave Pensacola, FL	3.0	1.5	1713	$2,000	$1.17	72d	1	1.10mi
3760 Bayou Blvd Pensacola, FL	3.0	2.0	1676	$2,300	$1.37	15d	1	1.11mi
1812 E Avery St Pensacola, FL	2.0	2.0	1734	$2,850	$1.64	15d	1	1.17mi
1704 E Lee St Pensacola, FL	3.0	2.0	1226	$2,295	$1.87	72d	1	1.34mi
407 W Jordan St Unit NA Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	72d	1	1.37mi
531 Ditmar St Unit B Pensacola, FL	2.0	1.0	1094	$1,450	$1.33	72d	1	1.41mi
2202 N E St Pensacola, FL	3.0	2.0	1080	$1,650	$1.53	15d	1	1.47mi
801 E Gonzalez St Pensacola, FL	3.0	2.0	1200	$2,200	$1.83	63d	1	1.48mi

Listing history 50 events

1. 2026-08-08
   days on market $159,900 Active 162 DOM
2. 2026-08-07
   days on market $159,900 Active 161 DOM
3. 2026-08-06
   days on market $159,900 Active 160 DOM
4. 2026-08-05
   days on market $159,900 Active 159 DOM
5. 2026-08-04
   days on market $159,900 Active 158 DOM
6. 2026-08-03
   days on market $159,900 Active 157 DOM
7. 2026-07-31
   days on market $159,900 Active 154 DOM
8. 2026-07-30
   days on market $159,900 Active 153 DOM
9. 2026-07-29
   days on market $159,900 Active 152 DOM
10. 2026-07-27
    days on market $159,900 Active 150 DOM
11. 2026-07-25
    days on market $159,900 Active 148 DOM
12. 2026-07-23
    days on market $159,900 Active 146 DOM
13. 2026-07-22
    days on market $159,900 Active 145 DOM
14. 2026-07-21
    days on market $159,900 Active 144 DOM
15. 2026-07-18
    days on market $159,900 Active 141 DOM
16. 2026-07-16
    days on market $159,900 Active 139 DOM
17. 2026-07-16
    days on market $159,900 Active 138 DOM
18. 2026-07-14
    days on market $159,900 Active 137 DOM
19. 2026-07-14
    days on market $159,900 Active 136 DOM
20. 2026-07-12
    days on market $159,900 Active 135 DOM
21. 2026-07-11
    days on market $159,900 Active 134 DOM
22. 2026-07-10
    days on market $159,900 Active 133 DOM
23. 2026-07-09
    days on market $159,900 Active 132 DOM
24. 2026-07-08
    days on market $159,900 Active 131 DOM
25. 2026-07-07
    days on market $159,900 Active 130 DOM
26. 2026-07-06
    days on market $159,900 Active 129 DOM
27. 2026-07-05
    days on market $159,900 Active 128 DOM
28. 2026-07-04
    days on market $159,900 Active 127 DOM
29. 2026-07-03
    days on market $159,900 Active 126 DOM
30. 2026-07-02
    days on market $159,900 Active 125 DOM
31. 2026-07-01
    days on market $159,900 Active 124 DOM
32. 2026-06-30
    days on market $159,900 Active 123 DOM
33. 2026-06-29
    days on market $159,900 Active 122 DOM
34. 2026-06-28
    days on market $159,900 Active 121 DOM
35. 2026-06-28
    days on market $159,900 Active 120 DOM
36. 2026-06-27
    days on market $159,900 Active 119 DOM
37. 2026-06-25
    days on market $159,900 Active 117 DOM
38. 2026-06-23
    days on market $159,900 Active 115 DOM
39. 2026-06-21
    days on market $159,900 Active 114 DOM
40. 2026-06-18
    days on market $159,900 Active 111 DOM
41. 2026-06-17
    days on market $159,900 Active 110 DOM
42. 2026-06-16
    days on market $159,900 Active 109 DOM
43. 2026-06-15
    days on market $159,900 Active 108 DOM
44. 2026-06-14
    days on market $159,900 Active 106 DOM
45. 2026-06-10
    days on market $159,900 Active 103 DOM
46. 2026-06-09
    days on market $159,900 Active 102 DOM
47. 2026-06-08
    days on market $159,900 Active 101 DOM
48. 2026-06-07
    days on market $159,900 Active 100 DOM
49. 2026-06-03
    days on market $159,900 Active 96 DOM
50. 2026-06-02
    days on market $159,900 Active 95 DOM

ⓘ 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: $26,719
• − Mortgage interest: −$8,957
• − Property taxes: −$921
• − Insurance: −$800
• − Repairs & maintenance: −$2,137
• − Management: −$2,137
• − Depreciation: −$4,652
• Taxable income: $7,115
• Est. tax owed @ 24.0%: −$1,708
• After-tax cash flow: $7,617/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab Est. rehab $81,500–$146,700 screening

This property requires extensive repairs and maintenance, including a new roof, siding and paint, and landscaping. Significant improvements are needed to bring the property up to a livable condition.

Components & finishes AI

Roof asphalt shingle

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage and potential water infiltration.
• Major exterior siding — The siding is visibly worn and in need of replacement or repair.
• Major exterior paint — The paint is peeling and discolored, indicating a need for repainting or replacement.
• Major landscaping — The overgrown and unkempt landscaping detracts from the property's curb appeal and may require significant work to improve its appearance.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's appearance and reduce the risk of water damage. ↑
• Resale exterior siding and paint — Updating the siding and repainting will enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Both landscaping — A well-maintained landscape will improve the home's curb appeal and potentially increase its rental value by making it more attractive to tenants. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary O. J. Semmes Elementary School F FL #2,105/2,144 Nat'l #33,738/41,679 Middle J. H. Workman Middle School F FL #536/571 Nat'l #10,902/14,009 High Washington Senior High School F FL #411/667 Nat'l #10,333/17,239

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

A Composite livability gradescore 83/100

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 · 334,637 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: 11% of renters

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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%

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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%

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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

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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.