3007 Torres Ave · Pensacola, FL 32503

$85,000

6 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 72 Days on market

Built 1954 7,840 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Seller says "make me an offer"! This home features a convenient location close to some of Pensacola's best shopping and dining venues, downtown, hospitals, the beach etc! This home has been restored and ready for move in! Upgrades include new windows, exterior doors, new paint inside and out and new carpet, kitchen has been updated with new stove, new refrigerator, new flooring and new countertops. Perfect home for the price!!

Key facts

• 7,840 sq ft lot
• Parking
• Built 1954

Property features AI

Finance

• Other: Homestead exempt; Public maintained road
• HOA & community: No homeowners association

Exterior

• Parking: Carport (1 covered space, total 1 parking space)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: One-story frame home; Resale property; Not attached to another property; Slab foundation
• Construction: Frame construction; Composition roof; Slab foundation; One level
• Exterior features: Interior lot

Interior

• Kitchen: Gas water heater; Kitchen on the first floor (approximately 12' x 10')
• Bedrooms: Master bedroom on the first floor (approximately 12' x 12')
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fans; Natural gas heating
• Interior features: Hardwood and tile flooring; Eat-in kitchen and formal dining room
• Laundry & utility: Public maintained road access

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

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); J. H. Workman Middle School (math 20% / reading 27%, grade F, #536 of 571 statewide, top 95%, 705 students, 72% 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 25% at this address vs 42% district-wide (-17 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); 240 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $45k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $85k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 2.57% ✓
• Cap rate: 21.76%
• Cash-on-cash: 55.25%
• DSCR: 3.46
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.39% rent growth · sell at horizon

5-year hold

• IRR: 54.0%
• Equity multiple: 3.39×
• Total profit: $56,938
• Equity at exit: $12,674

10-year hold

• IRR: 59.3%
• Equity multiple: 7.02×
• Total profit: $143,246
• Equity at exit: $7,349

Cash invested: $23,800 (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: 3.2×

Monthly cashflow live

• Estimated rent: $2,184 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$148 /mo · $1,779/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $1,096

Break-even live

Break-even rent $797

Max offer price $85,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,144	-5% $1,120	+0% $1,096	+5% $1,072	+10% $1,048
Rent	-10% $923	-5% $1,010	+0% $1,096	+5% $1,182	+10% $1,268
Rate	-1.0pp $1,139	-0.5pp $1,117	base $1,096	+0.5pp $1,074	+1.0pp $1,051

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1901 N Davis Hwy Pensacola, FL	6.0	2.0	1200	$2,150	$1.79	15d	1	0.83mi

Listing history 12 events

1. 2026-05-12
   status Pending
2. 2026-05-06
   price $85,000
3. 2026-04-17
   status Active
4. 2026-04-08
   status Pending
5. 2026-04-02
   status Active
6. 2026-03-06
   historical Contingent
7. 2026-02-19
   listed $130,000 Active
8. 2011-04-11
   soldstatus $32,000 440-char remark

   Show marketing remark (440 chars)

   Seller says "make me an offer"! This home features a convenient location close to some of Pensacola's best shopping and dining venues, downtown, hospitals, the beach etc! This home has been restored and ready for move in! Upgrades include new windows, exterior doors, new paint inside and out and new carpet, kitchen has been updated with new stove, new refrigerator, new flooring and new countertops. Perfect home for the price!!

9. 2010-10-12
   listed $42,000 440-char remark

   Show marketing remark (440 chars)

   Seller says "make me an offer"! This home features a convenient location close to some of Pensacola's best shopping and dining venues, downtown, hospitals, the beach etc! This home has been restored and ready for move in! Upgrades include new windows, exterior doors, new paint inside and out and new carpet, kitchen has been updated with new stove, new refrigerator, new flooring and new countertops. Perfect home for the price!!

10. 2010-09-28
    historical
11. 2010-01-06
    listed $55,000
12. 1968-01-01
    soldstatus $12,500

ⓘ 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: $1,779 · $148/mo
• Projected year-2 tax: $1,779 · $148/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 · 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: $26,206
• − Mortgage interest: −$4,761
• − Property taxes: −$1,779
• − Insurance: −$425
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$2,473
• Taxable income: $12,575
• Est. tax owed @ 24.0%: −$3,018
• After-tax cash flow: $10,132/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

+580.0% since first listed

12 events — show timeline

• 2026-05-12 Pending — PARMLS
• 2026-05-06 Price Changed $85,000 PARMLS
• 2026-04-17 Relisted — PARMLS
• 2026-04-08 Pending — PARMLS
• 2026-04-02 Relisted — PARMLS
• 2026-03-06 Contingent — PARMLS
• 2026-02-19 Listed $130,000 PARMLS
• 2011-04-11 Sold (MLS) $32,000 PARMLS
• 2010-10-12 Listed $42,000 PARMLS
• 2010-09-28 Listing Removed — PARMLS
• 2010-01-06 Listed $55,000 PARMLS
• 1968-01-01 Sold (Public Records) $12,500 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,779 · +9.7% YoY. Source: county tax records.