4344 Langley Ave Unit B202 · Pensacola, FL
Flood risk 6/10 · Moderate
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.75%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 105°F)
- 7 days/yr
- Hot days in 30 yrs
- 23 days/yr
Wind risk 9/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the D 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).
- ARV discount +12.1/15.0
- Cash flow +9.1/30.0
- 1% rule +7.0/10.0
- Schools +4.4/10.0
- Livability +4.2/5.0
- Rent growth +3.4/5.0
- DSCR +2.5/10.0
- Condition / age +2.2/5.0
- Appreciation +0.0/10.0
$124,000
4344 Langley Ave Unit B202 · Pensacola, FL 32504
2 bd · 2.0 ba · 1,036 sqft · Condo
· 20 Days on market
Built 1979
$120/sqft
· 10% below area
Est $138k · 10% under
$410/mo HOA · 28% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
PRICE IMPROVEMENT!!!! This 2nd story, well-maintained 2-bedroom, 2-bath condo offers 1,036 square feet of comfortable, functional living space in a highly convenient location. Situated close to the airport, shopping mall, and other desirable destinations, it provides easy access to everyday essentials, dining, and entertainment. The condo features newer appliances, a practical open layout, and generously sized bedrooms, including a primary suite with a private bath. The second bedroom and full bath offer flexibility for guests, a home office, or shared living. Ideal for those seeking convenience and comfort, this condo is available for long-term rental and is perfect for professionals, frequent travelers, or anyone looking to enjoy a central location with modern updates. No rental restrictions!
Key facts
- Newer appliances
- Private bathroom
- $410 HOA
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $124k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
- To cash-flow at today's rent, offer at most $110k (11.2% below list).
- Meets the 1% rule at list price ($1k rent vs $124k).
- Recommended offer: $110k (11.2% below list) — sets the bar for cash-flow.
- Cap rate 5.4% 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: Scenic Heights Elementary School (math 66% / reading 63%, grade B, #525 of 2,144 statewide, top 26%, 809 students, 51% 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 schools at 55% FRL track the district average.
- Market conditions: Rents rising (+3.6%/yr); 285 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $857 of loan paydown is wiped out by about $4k 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 20 days — a 2% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts since 19y ago; this cycle's ask has dropped $26k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
- Current owner paid $106k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.
Risks & watch-outs
- Watch-outs: HOA is 28% of rent.
- Climate carrying-cost: major flood risk; 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
$110,064
(11.2% below list)
Questions for the listing agent
- 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?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
- 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.
- 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.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 1.20% ✓
- Cap rate
- 5.36%
- Cash-on-cash
- -3.33%
- DSCR
- 0.85
- GRM
- 7.0
CMA / ARV
- ARV (median comp)
- $137,965
- List price
- $124,000
- Delta
- -10.12%
- Verdict
- UNDERPRICED
- Comps
- 9 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 4344 Langley Ave Unit B 206 | 0.00mi | 2/2.0 | 1,036 (0%) | 2mo | $128,500 | $124 | 98 |
| 3936 Elmcrest Dr | 1.21mi | 3/2.0 (+1) | 1,040 (+0%) | 0mo | $203,000 | $195 | 59 |
| 6222 Chablis Ln | 1.23mi | 2/2.0 | 1,078 (+4%) | 1mo | $160,000 | $148 | 57 |
| 3751 Whispering Pines Dr | 0.96mi | 3/1.5 (+1) | 1,025 (-1%) | 4mo | $228,900 | $223 | 53 |
| 3502 Silvertree Ln | 1.20mi | 2/2.0 | 1,130 (+9%) | 2mo | $284,000 | $251 | 48 |
| 6061 Audubon Dr | 1.41mi | 2/2.0 | 1,173 (+13%) | 4mo | $229,000 | $195 | 40 |
| 3900 Baywoods Dr | 1.23mi | 3/2.0 (+1) | 1,156 (+12%) | 2mo | $249,000 | $215 | 39 |
| 4117 Argenta Way | 1.25mi | 2/2.0 | 1,210 (+17%) | 2mo | $240,000 | $198 | 39 |
| 6301 Langley Place Rd | 1.26mi | 2/2.0 | 1,180 (+14%) | 4mo | $176,500 | $150 | 39 |
| 3971 Elmcrest Dr | 1.16mi | 3/2.0 (+1) | 1,290 (+24%) | 2mo | $150,000 | $116 | 34 |
| 4171 Ciudad Dr | 0.68mi | 3/1.5 (+1) | 1,236 (+19%) | 4mo | $100,000 | $81 | 34 |
| 2811 Langley Ave #108 | 1.34mi | 2/1.0 | 806 (-22%) | 3mo | $125,000 | $155 | 33 |
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 · 3.63% rent growth · sell at horizon
5-year hold
- IRR
- -20.5%
- Equity multiple
- 0.28×
- Total profit
- $-25,008
- Equity at exit
- $18,489
10-year hold
- IRR
- -11.2%
- Equity multiple
- 0.29×
- Total profit
- $-24,632
- Equity at exit
- $10,721
Cash invested: $34,720 (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.
ZIP-level market 32504
- Home prices YoY
- -30.9%
- Rents YoY
- 3.6%
- Active inventory
- 285
- Price-to-rent
- 7.0×
Monthly cashflow live
↻
- Estimated rent
- $1,482 high interval (Pro) →
- Mortgage (P&I)
- −$650
- Tax est. 1.5%
- −$155 /mo · $1,860/yr
- Insurance
- −$52
- HOA
- −$410
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$311
- Net cashflow
- $-96
Break-even live
Break-even rent
$1,604
Max offer price
$110,064
Occupancy floor
—
Sensitivity live
| Price | -10% $-11 | -5% $-53 | +0% $-96 | +5% $-139 | +10% $-182 |
|---|---|---|---|---|---|
| Rent | -10% $-213 | -5% $-155 | +0% $-96 | +5% $-38 | +10% $21 |
| Rate | -1.0pp $-34 | -0.5pp $-65 | base $-96 | +0.5pp $-128 | +1.0pp $-161 |
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
- $31,000
- Closing costs
- $3,720
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 13 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 3730 Forest Glen Dr Pensacola, FL | 3.0 | 2.0 | 1107 | $1,660 | $1.50 | 119d | 1 | 0.86mi |
| 3600 Forest Glen Dr Pensacola, FL | 3.0 | 2.0 | 1188 | $1,075 | $0.90 | 6d | 1 | 1.05mi |
| 3510 Silvertree Ln Pensacola, FL | 2.0 | 2.0 | 1100 | $1,800 | $1.64 | 4d | 1 | 1.24mi |
| 3525 Wellington Rd Pensacola, FL | 3.0 | 2.0 | 1122 | $1,700 | $1.52 | 6d | 1 | 1.24mi |
| 2813 Langley Ave Pensacola, FL | 2.0 | 2.0 | 1078 | $1,450 | $1.35 | 119d | 1 | 1.26mi |
| 3606A Chaffin St Pensacola, FL | 2.0 | 1.0 | 812 | $1,200 | $1.48 | 61d | 1 | 1.31mi |
| 3606 Chaffin St Pensacola, FL | 2.0 | 1.0 | 812 | $1,200 | $1.48 | 61d | 1 | 1.31mi |
| 169 Wildflower Ln Pensacola, FL | 2.0 | 2.0 | 1469 | $1,750 | $1.19 | 6d | 1 | 1.32mi |
| 215 Wildflower Ln Pensacola, FL | 3.0 | 2.0 | 1184 | $975 | $0.82 | 6d | 1 | 1.34mi |
| 3500 Creighton Rd Pensacola, FL | 1.0–2.0 | 1.0 | 875 | $1,492 | $1.71 | 0d | 10 | 1.35mi |
| 208 Wildflower Ln Pensacola, FL | 3.0 | 3.0 | 1250 | $1,735 | $1.39 | 61d | 1 | 1.37mi |
| 111 Wildflower Ln Pensacola, FL | 3.0 | 2.0 | 1184 | $1,695 | $1.43 | 6d | 1 | 1.38mi |
| 3506 Parkwood Ave Pensacola, FL | 2.0 | 2.5 | 1397 | $1,575 | $1.13 | 6d | 1 | 1.45mi |
HOA detail $410/mo · $4,920/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-23days on market $124,000 Active 20 DOM
-
2026-09-22days on market $124,000 Active 19 DOM
-
2026-09-21days on market $124,000 Active 18 DOM
-
2026-09-20days on market $124,000 Active 17 DOM
-
2026-09-19days on market $124,000 Active 16 DOM
-
2026-09-18days on market $124,000 Active 15 DOM
-
2026-09-17days on market $124,000 Active 14 DOM
-
2026-09-16days on market $124,000 Active 13 DOM
-
2026-09-15days on market $124,000 Active 12 DOM
-
2026-09-14days on market $124,000 Active 11 DOM
-
2026-09-13days on market $124,000 Active 10 DOM
-
2026-09-12days on market $124,000 Active 9 DOM
-
2026-09-11days on market $124,000 Active 8 DOM
-
2026-09-05days on market $124,000 Active 2 DOM
-
2026-09-04pricedays on market $124,000 Active 1 DOM
-
2026-07-31days on market $135,000 Active 180 DOM
-
2026-07-30days on market $135,000 Active 179 DOM
-
2026-07-29days on market $135,000 Active 178 DOM
-
2026-07-27days on market $135,000 Active 176 DOM
-
2026-07-25days on market $135,000 Active 174 DOM
-
2026-07-16days on market $135,000 Active 165 DOM
-
2026-07-16days on market $135,000 Active 164 DOM
-
2026-07-14days on market $135,000 Active 163 DOM
-
2026-07-14days on market $135,000 Active 162 DOM
-
2026-07-12days on market $135,000 Active 161 DOM
-
2026-07-11days on market $135,000 Active 160 DOM
-
2026-07-10days on market $135,000 Active 159 DOM
-
2026-07-09days on market $135,000 Active 158 DOM
-
2026-07-08days on market $135,000 Active 157 DOM
-
2026-07-07days on market $135,000 Active 156 DOM
-
2026-07-06days on market $135,000 Active 155 DOM
-
2026-07-05days on market $135,000 Active 154 DOM
-
2026-07-04days on market $135,000 Active 153 DOM
-
2026-07-03days on market $135,000 Active 152 DOM
-
2026-07-02days on market $135,000 Active 151 DOM
-
2026-07-01days on market $135,000 Active 150 DOM
-
2026-06-30days on market $135,000 Active 149 DOM
-
2026-06-29days on market $135,000 Active 148 DOM
-
2026-06-28days on market $135,000 Active 147 DOM
-
2026-06-28days on market $135,000 Active 146 DOM
-
2026-06-27days on market $135,000 Active 145 DOM
-
2026-06-25days on market $135,000 Active 143 DOM
-
2026-06-23days on market $135,000 Active 141 DOM
-
2026-06-21days on market $135,000 Active 140 DOM
-
2026-06-18days on market $135,000 Active 137 DOM
-
2026-06-17days on market $135,000 Active 136 DOM
-
2026-06-16days on market $135,000 Active 135 DOM
-
2026-06-15days on market $135,000 Active 134 DOM
-
2026-06-14pricedays on market $135,000 Active 132 DOM
-
2026-06-10days on market $139,900 Active 129 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 6/10 Major FEMA zone X (unshaded) · 75% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $17,782
- − Mortgage interest
- −$6,946
- − Property taxes
- −$1,860
- − Insurance
- −$620
- − Repairs & maintenance
- −$1,423
- − Management
- −$1,423
- − HOA
- −$4,920
- − Depreciation
- −$3,607
- Taxable loss
- −$3,017
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$724
- After-tax cash flow
- $-432/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 · 12 photos
45/100
Cosmetic rehab
Est. rehab $5,180–$15,540 screening
This 2-bedroom, 2-bath condo is in fair condition with cosmetic repairs needed. Fresh paint and landscaping improvements would significantly enhance its value.
Repairs flagged
- Minor Paint touch-ups — Some areas of paint show minor scuffing
- Minor Sealant touch-ups — Tile flooring may need a fresh coat of sealant
Value-add opportunities
- Both Paint fresh coat — Fresh paint enhances curb appeal and interior aesthetics ↑
- Both Landscaping maintenance — Well-maintained landscaping improves curb appeal and property value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic 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 44/100
Zoned Schools
Elementary
Scenic Heights Elementary School
B
FL #525/2,144
Nat'l #5,189/41,679
Middle
Ferry Pass Middle School
F
FL #428/571
Nat'l #7,937/14,009
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)
- 22,153
- Household income
- $72,672
- Rent vs Own
- Severe rent burden
- 12% of renters
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 (69%)
- Race & ethnicity
- White 69% Black 13% Two or more races 10% Hispanic / Latino 6% Asian 4%
- Hispanic origin (detail)
- Mexican 2%
- Common ancestry
- Lithuanian 3% Italian 2% Slovak 2%
- Foreign-born
- 7% · Canada, China, Jamaica
- Languages at home
- 92% English-only · Spanish 2% Chinese 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
- ▼ -119.75%
- Current HPI
- 268.2214
- Rent YoY
- ▲ 3.63%
- 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
+32.1% since first listed5 events — show timeline
- 2026-04-02 Price Changed $139,900 PARMLS
- 2026-02-16 Price Changed $145,000 PARMLS
- 2026-02-01 Listed $150,000 PARMLS
- 2007-07-10 Sold (MLS) $105,900 PARMLS
- 2007-01-15 Listed $105,900 PARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…