301 N F St · Pensacola, FL 32501

$250,000

3 bd · 1.0 ba · 1,550 sqft · SingleFamily public records · 55 Days on market

Built 1923 7,623 sqft lot $161/sqft · 23% below area Est $326k · 23% under

---

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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for the INVESTOR. While the property is offered AS IS and clearly needs some TLC, you will see it is a DIAMOND in the rough. Terrific possibilities!

Key facts

• Formal dining room
• Majestic oak trees
• High ceilings

Tags

• CORNER LOT
• MAJESTIC OAK TREES
• FORMAL DINING ROOM
• HIGH CEILINGS
• CROWN MOLDING
• HARDWOOD FLOORS

Property features AI

Finance

• Other: Green features include insulated walls and ridge vent
• HOA & community: No homeowners association

Exterior

• Parking: Side entrance
• Utilities: Public water; Public sewer; Copper electrical wiring; Publicly maintained road
• Home design: Single-story home; Resale property; Not attached to another property; Has fireplace(s) (two or more)
• Construction: Frame construction; Shingle roof with gable and hip elements; Off-grade foundation; One-level
• Exterior features: Porch; Corner lot

Interior

• Kitchen: Laminate counters; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: Primary bedroom on the first floor; Two additional bedrooms on the first floor
• Flooring: Hardwood; Tile; Vinyl; Carpet
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Baseboards; Crown molding; High ceilings; High-speed internet
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $128 ($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 $219k (12.5% below list).
• Recommended offer: $219k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 fast (+5.4%/yr); 127 active listings in the ZIP; 22 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).
• At $2,188/mo this rent would consume 59% of the median local household income ($44k/yr) (locally 816% 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 $2k of loan paydown is wiped out by about $8k 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 55 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $250k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,808 (12.5% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (median comp): $325,971
• List price: $250,000
• Delta: -23.31%
• 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
724 N K St	0.43mi	3/1.0	1,674 (+8%)	1mo	$299,900	$179	66
724 N Coyle St	0.50mi	3/2.0	1,501 (-3%)	4mo	$300,000	$200	64
971 W Romana	0.48mi	3/2.5	1,656 (+7%)	4mo	$450,000	$272	57
306 S N St	0.71mi	3/2.0	1,610 (+4%)	4mo	$290,000	$180	53
341 S F St	0.51mi	3/2.5	1,754 (+13%)	2mo	$444,900	$254	46
1315 W Government St	0.56mi	3/2.5	1,754 (+13%)	1mo	$444,900	$254	45
1325 W Government St	0.56mi	3/2.5	1,754 (+13%)	1mo	$459,900	$262	45
425 S F St	0.57mi	3/2.5	1,754 (+13%)	0mo	$444,400	$253	45
422 W De Soto St	0.67mi	2/2.0 (-1)	1,440 (-7%)	4mo	$331,000	$230	45
512 W Romana St	0.61mi	3/3.0	1,408 (-9%)	4mo	$425,000	$302	45
1350 W Government St	0.53mi	3/2.5	1,754 (+13%)	5mo	$409,900	$234	43
1380 W Government St	0.53mi	3/2.5	1,754 (+13%)	5mo	$409,900	$234	43

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: -10.4%
• Equity multiple: 0.61×
• Total profit: $-26,996
• Equity at exit: $37,276

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $10,123
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,188 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$185 /mo · $2,225/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $128

Break-even live

Break-even rent $2,026

Max offer price $250,000

Occupancy floor 89%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 N D St Pensacola, FL	4.0	2.0	1511	$2,175	$1.44	23d	1	0.19mi
410 N C St Unit 1367374P Pensacola, FL	3.0	2.0	1291	$3,313	$2.57	13d	1	0.27mi
106 S G St Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	23d	1	0.32mi
239 N K St Pensacola, FL	3.0	2.0	1392	$1,950	$1.40	23d	1	0.32mi
706 N F St Pensacola, FL	3.0	2.5	2000	$2,600	$1.30	23d	1	0.32mi
814 N E St Pensacola, FL	3.0	2.0	1440	$1,695	$1.18	23d	1	0.42mi
615 N A St Pensacola, FL	3.0	2.0	1122	$1,900	$1.69	13d	1	0.44mi
1010 N D St Pensacola, FL	2.0	2.0	1196	$1,850	$1.55	23d	1	0.56mi
309 N Pace Blvd Unit B Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	23d	1	0.57mi
315 N Pace Blvd Unit A Pensacola, FL	3.0	2.0	1342	$1,850	$1.38	23d	1	0.60mi
315 N Pace Blvd Unit b Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	23d	1	0.60mi
218 Junction Ave Pensacola, FL	2.0	2.5	1295	$2,400	$1.85	23d	1	0.60mi
379 S Clubbs St Unit A Pensacola, FL	2.0	2.0	1190	$2,400	$2.02	23d	1	0.71mi
1215 N C St Pensacola, FL	3.0	1.0	1203	$1,775	$1.48	13d	1	0.71mi
214 W La Rua St Pensacola, FL	2.0	2.5	1600	$2,800	$1.75	13d	1	0.74mi
504 N Spring St Unit B Pensacola, FL	3.0	1.5	1485	$1,995	$1.34	23d	1	0.79mi
101 E Romana St Pensacola, FL	3.0	1.0–2.0	987	$2,588	$2.62	13d	20	1.15mi
2802 W Gonzalez St Pensacola, FL	3.0	2.0	1824	$1,600	$0.88	23d	1	1.21mi
407 W Jordan St Unit NA Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	23d	1	1.31mi
511 E La Rua St Pensacola, FL	3.0	1.0	1128	$1,475	$1.31	13d	1	1.37mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	23d	1	1.44mi
3141 Barrancas Ave Pensacola, FL	2.0	1.5	1200	$2,150	$1.79	13d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $250,000 Active 55 DOM
2. 2026-06-17
   days on market $250,000 Active 54 DOM
3. 2026-06-16
   days on market $250,000 Active 53 DOM
4. 2026-06-15
   days on market $250,000 Active 52 DOM
5. 2026-06-14
   days on market $250,000 Active 50 DOM
6. 2026-06-10
   days on market $250,000 Active 47 DOM
7. 2026-06-09
   days on market $250,000 Active 46 DOM
8. 2026-06-08
   days on market $250,000 Active 45 DOM
9. 2026-06-07
   days on market $250,000 Active 44 DOM
10. 2026-06-03
    days on market $250,000 Active 40 DOM
11. 2026-06-02
    days on market $250,000 Active 39 DOM
12. 2026-06-01
    days on market $250,000 Active 38 DOM
13. 2026-05-31
    days on market $250,000 Active 37 DOM
14. 2026-05-31
    days on market $250,000 Active 36 DOM
15. 2026-04-23
    listed $250,000 Active 1019-char remark
16. 2017-02-16
    soldstatus $60,000
17. 2010-11-24
    soldstatus $12,000 168-char remark

    Show marketing remark (168 chars)

    Great opportunity for the INVESTOR. While the property is offered AS IS and clearly needs some TLC, you will see it is a DIAMOND in the rough. Terrific possibilities!

18. 2009-12-29
    listed $27,500 168-char remark

    Show marketing remark (168 chars)

    Great opportunity for the INVESTOR. While the property is offered AS IS and clearly needs some TLC, you will see it is a DIAMOND in the rough. Terrific possibilities!

ⓘ 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: $2,225 · $185/mo
• Projected year-2 tax: $2,225 · $185/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 · 23 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: $26,257
• − Mortgage interest: −$14,004
• − Property taxes: −$2,225
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − Depreciation: −$7,273
• Taxable loss: −$2,696
• Est. tax savings @ 24.0%: +$647
• After-tax cash flow: $2,183/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): 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

+809.1% since first listed

4 events — show timeline

• 2026-04-23 Listed $250,000 PARMLS
• 2017-02-16 Sold (Public Records) $60,000 Public Records
• 2010-11-24 Sold (MLS) $12,000 PARMLS
• 2009-12-29 Listed $27,500 PARMLS

Property tax history

+8.9%/yr

Latest (2025): $2,225 · +10.2% YoY. Source: county tax records.