3731 Frontera Cir · West Pensacola, FL 32505

$88,990

2 bd · 1.0 ba · 756 sqft · Townhouse public records · 30 Days on market

Built 1985 2,613 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 2 bedroom 1 bath townhome for sale in Pensacola. Open living/dining/kitchen combo. Good sized rooms and spacious bathroom. Cozy back yard area. The property has received upgraded paint, appliances, flooring, and fixtures in the last few years. This would make a great rental property! Vacant and easy to show.

Key facts

• Built 1985
• Listed 29 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Utilities: Public water
• Home design: Attached property; One story; Resale
• Construction: Frame construction; Slab foundation; Built on one level
• Exterior features: Shingle roof; Public water

Interior

• Kitchen: Kitchen on the first level (approx. 10 x 10); Electric water heater
• Bedrooms: Master bedroom on the first level (approx. 10 x 10)
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring; Living/dining combo

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $89k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 7.8% in West 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 66/100 on livability (#629 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D, schools F, amenities 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 fast (+4.9%/yr); 203 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 35% of the median local income ($45k/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 $616 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 + 4.9% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $47k; list at $89k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,655 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.45% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.93%
• DSCR: 1.93
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $51,408
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3741 Frontera Cir	0.02mi	2/1.0	779 (+3%)	5mo	$53,000	$68	90

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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.63×
• Total profit: $15,808
• Equity at exit: $13,269

10-year hold

• IRR: 25.5%
• Equity multiple: 3.42×
• Total profit: $60,286
• Equity at exit: $7,694

Cash invested: $24,917 (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 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 203
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,294 high
• Mortgage (P&I): −$467
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $435

Break-even live

Break-even rent $744

Max offer price $88,990

Occupancy floor 61%

Sensitivity live

Price	-10% $485	-5% $460	+0% $435	+5% $409	+10% $384
Rent	-10% $332	-5% $383	+0% $435	+5% $486	+10% $537
Rate	-1.0pp $479	-0.5pp $457	base $435	+0.5pp $412	+1.0pp $388

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: $22,248
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	24d	1	0.05mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	24d	1	0.25mi
1218 N Kirk St Pensacola, FL	2.0	1.0	850	$1,150	$1.35	24d	1	0.59mi
3202 W Lee St Pensacola, FL	2.0	1.0	680	$995	$1.46	15d	1	0.79mi
3206 W Lee St Unit A Pensacola, FL	2.0	1.0	800	$1,550	$1.94	15d	1	0.81mi
406 N S St Pensacola, FL	2.0	1.0	806	$1,295	$1.61	24d	1	0.85mi
190 N Old Corry Field Rd Pensacola, FL	1.0–2.0	1.0–2.0	915	$1,174	$1.28	15d	3	0.93mi
2303 W Brainerd St Pensacola, FL	2.0	1.0	955	$1,100	$1.15	24d	1	1.11mi
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	24d	1	1.12mi
2101 W Romana St Unit A Pensacola, FL	2.0	1.0	588	$1,250	$2.13	24d	1	1.23mi
2101 W Romana St Unit A Pensacola, FL	2.0	1.0	588	$1,250	$2.13	15d	1	1.23mi
1918 W Strong St Unit B Pensacola, FL	2.0	1.0	870	$950	$1.09	15d	1	1.25mi
4600 Twin Oaks Dr Pensacola, FL	1.0–2.0	1.0	838	$1,499	$1.79	15d	29	1.26mi
1804 W Belmont St Unit A Pensacola, FL	3.0	1.0	925	$995	$1.08	22d	1	1.28mi
5 Elegans Ave Pensacola, FL	2.0	1.0	788	$1,195	$1.52	24d	1	1.29mi
1717 W Cervantes St Pensacola, FL	2.0	2.0	974	$1,169	$1.20	15d	3	1.37mi

Listing history 23 events

1. 2026-06-21
   days on market $88,990 Active 30 DOM
2. 2026-06-18
   days on market $88,990 Active 27 DOM
3. 2026-06-17
   days on market $88,990 Active 26 DOM
4. 2026-06-16
   pricedays on market $88,990 Active 25 DOM
5. 2026-06-15
   days on market $89,990 Active 24 DOM
6. 2026-06-14
   days on market $89,990 Active 22 DOM
7. 2026-06-10
   days on market $89,990 Active 19 DOM
8. 2026-06-09
   days on market $89,990 Active 18 DOM
9. 2026-06-08
   days on market $89,990 Active 17 DOM
10. 2026-06-07
    days on market $89,990 Active 16 DOM
11. 2026-06-03
    days on market $89,990 Active 12 DOM
12. 2026-06-02
    days on market $89,990 Active 11 DOM
13. 2026-06-01
    days on market $89,990 Active 10 DOM
14. 2026-05-31
    days on market $89,990 Active 9 DOM
15. 2026-05-31
    days on market $89,990 Active 8 DOM
16. 2026-05-22
    listed $89,990 Active
17. 2020-06-24
    soldstatus $47,000
18. 2020-06-12
    soldstatus $47,000 314-char remark

    Show marketing remark (314 chars)

    Cute 2 bedroom 1 bath townhome for sale in Pensacola. Open living/dining/kitchen combo. Good sized rooms and spacious bathroom. Cozy back yard area. The property has received upgraded paint, appliances, flooring, and fixtures in the last few years. This would make a great rental property! Vacant and easy to show.

19. 2020-05-08
    listed $49,900 314-char remark

    Show marketing remark (314 chars)

    Cute 2 bedroom 1 bath townhome for sale in Pensacola. Open living/dining/kitchen combo. Good sized rooms and spacious bathroom. Cozy back yard area. The property has received upgraded paint, appliances, flooring, and fixtures in the last few years. This would make a great rental property! Vacant and easy to show.

20. 2010-08-31
    soldstatus $16,000
21. 1989-05-01
    soldstatus $24,500
22. 1987-01-01
    soldstatus $462,400
23. 1984-08-01
    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: $1,004 · $84/mo
• Projected year-2 tax: $1,004 · $84/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 6 d/yr ≥105°F today · 18 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: $15,524
• − Mortgage interest: −$4,985
• − Property taxes: −$1,004
• − Insurance: −$445
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$2,589
• Taxable income: $4,018
• Est. tax owed @ 24.0%: −$964
• After-tax cash flow: $4,251/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 — West Pensacola

• Score: 66/100
• State rank: #629
• US rank: #12275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Pensacola, FL
• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 27,877
• Household income: $44,783
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1458.0

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 0.66)
• Race & ethnicity: Black 48% White 32% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% Vietnamese 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: ▼ -74.10%
• Current HPI: 205.45
• Rent YoY: ▲ 4.92%
• 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

+619.9% since first listed

8 events — show timeline

• 2026-05-22 Listed $89,990 PARMLS
• 2020-06-24 Sold (Public Records) $47,000 Public Records
• 2020-06-12 Sold (MLS) $47,000 PARMLS
• 2020-05-08 Listed $49,900 PARMLS
• 2010-08-31 Sold (Public Records) $16,000 Public Records
• 1989-05-01 Sold (Public Records) $24,500 Public Records
• 1987-01-01 Sold (Public Records) $462,400 Public Records
• 1984-08-01 Sold (Public Records) $12,500 Public Records

Property tax history

+12.2%/yr

Latest (2025): $1,004 · +15.5% YoY. Source: county tax records.