10758 Jolyne Dr · Lillian, AL 32506

$175,500

3 bd · 2.0 ba · 1,097 sqft · SingleFamily public records · 65 Days on market

Built 1980 7,840 sqft lot $160/sqft · 11% below area Est $255k · 31% 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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly updated and full of potential, this 3-bedroom, 2-bath brick home offers 1,416 square feet of living space in a convenient Pensacola location. The seller is just finishing fresh interior paint throughout, giving the home a clean, refreshed feel. With only minor trim work, kitchen cabinet finishing, and appliances needed, this property presents a great opportunity for an owner-occupant, investor, or buyer looking to add their personal touch without taking on a major renovation. The brick-on-slab construction offers low-maintenance appeal, and the big-ticket items are already in solid shape with a roof that is only 4 years old and an HVAC system approximately 12 years old. Whether you're looking for a primary residence, rental, or value-add opportunity, this one is worth a look.

Key facts

• Brick home
• Fresh interior paint
• 7,840 sq ft lot

Tags

• BRICK HOME
• FRESH INTERIOR PAINT
• BRICK-ON-SLAB CONSTRUCTION
• ROOF THAT IS ONLY 4 YEARS OLD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $-2 ($-22/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (6.9% below list).
• Recommended offer: $163k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.1% in Lillian — 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 66/100 on livability (#97 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: schools C-, 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); 1 comparable units currently listed for rent nearby; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/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.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($165k) 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 $67k; list at $176k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,444 (6.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.93% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.01%
• DSCR: 1.13
• GRM: 8.9

CMA / ARV

• ARV (median comp): $255,164
• List price: $175,500
• Delta: -31.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10771 Jolyne Cir	0.08mi	3/2.0	1,053 (-4%)	21mo	$215,000	$204	72
10731 Jolyne Way	0.08mi	3/2.0	1,245 (+14%)	3mo	$239,900	$193	71
654 Nix Rd	0.59mi	3/2.0	1,151 (+5%)	2mo	$250,000	$217	63

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-27,074
• Equity at exit: $26,168

10-year hold

• IRR: -5.3%
• Equity multiple: 0.64×
• Total profit: $-17,544
• Equity at exit: $15,174

Cash invested: $49,140 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 32506

• Home prices YoY: -22.5%
• Rents YoY: 3.9%
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,634 medium
• Mortgage (P&I): −$920
• Tax from tax record: −$174 /mo · $2,093/yr
• Insurance: −$73
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-2

Break-even live

Break-even rent $1,637

Max offer price $175,169

Occupancy floor 95%

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: $43,875
• Closing costs: $5,265
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10840 U.S. 98 Pensacola, FL	2.0	1.0	789	$1,050	$1.33	23d	1	0.40mi

Listing history 18 events

1. 2026-06-08
   days on market $175,500 Active 65 DOM
2. 2026-06-07
   days on market $175,500 Active 64 DOM
3. 2026-06-03
   days on market $175,500 Active 60 DOM
4. 2026-06-02
   days on market $175,500 Active 59 DOM
5. 2026-06-01
   days on market $175,500 Active 58 DOM
6. 2026-05-31
   days on market $175,500 Active 57 DOM
7. 2026-05-31
   days on market $175,500 Active 56 DOM
8. 2026-05-08
   price $175,500 796-char remark

   Show marketing remark (796 chars)

   Freshly updated and full of potential, this 3-bedroom, 2-bath brick home offers 1,416 square feet of living space in a convenient Pensacola location. The seller is just finishing fresh interior paint throughout, giving the home a clean, refreshed feel. With only minor trim work, kitchen cabinet finishing, and appliances needed, this property presents a great opportunity for an owner-occupant, investor, or buyer looking to add their personal touch without taking on a major renovation. The brick-on-slab construction offers low-maintenance appeal, and the big-ticket items are already in solid shape with a roof that is only 4 years old and an HVAC system approximately 12 years old. Whether you're looking for a primary residence, rental, or value-add opportunity, this one is worth a look.

9. 2026-05-08
   status Active 796-char remark

   Show marketing remark (796 chars)

   Freshly updated and full of potential, this 3-bedroom, 2-bath brick home offers 1,416 square feet of living space in a convenient Pensacola location. The seller is just finishing fresh interior paint throughout, giving the home a clean, refreshed feel. With only minor trim work, kitchen cabinet finishing, and appliances needed, this property presents a great opportunity for an owner-occupant, investor, or buyer looking to add their personal touch without taking on a major renovation. The brick-on-slab construction offers low-maintenance appeal, and the big-ticket items are already in solid shape with a roof that is only 4 years old and an HVAC system approximately 12 years old. Whether you're looking for a primary residence, rental, or value-add opportunity, this one is worth a look.

10. 2026-05-07
    status Pending 796-char remark

    Show marketing remark (796 chars)

    Freshly updated and full of potential, this 3-bedroom, 2-bath brick home offers 1,416 square feet of living space in a convenient Pensacola location. The seller is just finishing fresh interior paint throughout, giving the home a clean, refreshed feel. With only minor trim work, kitchen cabinet finishing, and appliances needed, this property presents a great opportunity for an owner-occupant, investor, or buyer looking to add their personal touch without taking on a major renovation. The brick-on-slab construction offers low-maintenance appeal, and the big-ticket items are already in solid shape with a roof that is only 4 years old and an HVAC system approximately 12 years old. Whether you're looking for a primary residence, rental, or value-add opportunity, this one is worth a look.

11. 2026-04-03
    listed $179,900 Active 796-char remark

    Show marketing remark (796 chars)

    Freshly updated and full of potential, this 3-bedroom, 2-bath brick home offers 1,416 square feet of living space in a convenient Pensacola location. The seller is just finishing fresh interior paint throughout, giving the home a clean, refreshed feel. With only minor trim work, kitchen cabinet finishing, and appliances needed, this property presents a great opportunity for an owner-occupant, investor, or buyer looking to add their personal touch without taking on a major renovation. The brick-on-slab construction offers low-maintenance appeal, and the big-ticket items are already in solid shape with a roof that is only 4 years old and an HVAC system approximately 12 years old. Whether you're looking for a primary residence, rental, or value-add opportunity, this one is worth a look.

12. 2009-08-05
    soldstatus $67,000 439-char remark

    Show marketing remark (439 chars)

    Perfect for invesotrs or the first time homebuyer! A little TLC and you have a great 3 bedroom, 1.5 bath ranch style home in a wonderful SW location, convenient to NAS, Cory, Naval Hospital. Garage enclosed, vented for heating and cooling (included in square footage). Sold "AS IS", seller will make no repairs. Buyer(s) to verify all information and measurements to their own satisfaction. Thank you. INTERIOR PHOTOS TO FOLLOW.

13. 2009-04-03
    listed $72,000 439-char remark

    Show marketing remark (439 chars)

    Perfect for invesotrs or the first time homebuyer! A little TLC and you have a great 3 bedroom, 1.5 bath ranch style home in a wonderful SW location, convenient to NAS, Cory, Naval Hospital. Garage enclosed, vented for heating and cooling (included in square footage). Sold "AS IS", seller will make no repairs. Buyer(s) to verify all information and measurements to their own satisfaction. Thank you. INTERIOR PHOTOS TO FOLLOW.

14. 2007-07-26
    historical
15. 2007-02-01
    listed $106,900
16. 1997-04-22
    soldstatus $59,900
17. 1997-03-26
    soldstatus $59,900
18. 1980-06-01
    soldstatus $39,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $2,093 · $174/mo
• Projected year-2 tax: $2,093 · $174/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 7/10 Severe FEMA zone A · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $19,613
• − Mortgage interest: −$9,831
• − Property taxes: −$2,093
• − Insurance: −$2,380
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$5,105
• Taxable loss: −$2,934
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $682/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 — Lillian

• Score: 66/100
• State rank: #97
• US rank: #11371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Escambia County · 301,722 people
• 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: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+341.0% since first listed

11 events — show timeline

• 2026-05-08 Price Changed $175,500 PARMLS
• 2026-05-08 Relisted — PARMLS
• 2026-05-07 Pending — PARMLS
• 2026-04-03 Listed $179,900 PARMLS
• 2009-08-05 Sold (MLS) $67,000 PARMLS
• 2009-04-03 Listed $72,000 PARMLS
• 2007-07-26 Listing Removed — PARMLS
• 2007-02-01 Listed $106,900 PARMLS
• 1997-04-22 Sold (Public Records) $59,900 Public Records
• 1997-03-26 Sold (Public Records) $59,900 Public Records
• 1980-06-01 Sold (Public Records) $39,800 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,093 · +16.2% YoY. Source: county tax records.