2023 E Yonge St · Pensacola, FL 32503

$425,000

3 bd · 2.0 ba · 2,118 sqft · SingleFamily public records · 118 Days on market

Built 1948 0.28 ac lot $201/sqft · 28% below area Est $564k · 25% under

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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 +15.0/15.0
• Cash flow +8.9/30.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

*First photo is virtually landscaped* This classic white-painted brick East Hill home blends modern convenience and 1940s charm! Featuring three bedrooms, two full bathrooms, original wood flooring, and plenty of space for a pool and/or ADU, this home is located just seven blocks from Bayview Park and four blocks from Bayou Texar. Seller is replacing all windows, HVAC system, and providing a clear WDO report for the new owner! The living room features a fireplace and elegant archway into the dining room. French doors separate the dining room from a separate mudroom and entrance. Off the dining room is a large kitchen with gas range, refrigerator, dishwasher, copious cabinet storage, and a window over the sink. Stone countertops and tile floors make for easy clean-up! Beyond the kitchen is a utility room with washer and dryer hookups (washer and dryer can be provided by Seller) and a gas, tankless hot water heater. At the back of the home is a bonus room with wood-like tile, perfect for recreation. All bedrooms are located on the west side of the house. Each bedroom has a closet, with the main bedroom featuring original built-ins for additional storage! The main bathroom has a large glass-enclosed shower with two showerheads, including a rainfall showerhead. The additional bathroom has a shower, vanity, and water-conserving toilet. On the east side of the home, directly off the driveway and carport, is a mud room, perfect for rainy days. Two outdoor sheds with power are located at the back of the property. Don't delay - come see everything this property has to offer!

Key facts

• Elegant archway
• Space for adu
• Large kitchen

Tags

• ORIGINAL WOOD FLOORING
• SPACE FOR A POOL
• SPACE FOR ADU
• FIREPLACE
• ELEGANT ARCHWAY
• LARGE KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-345 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $364k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (32.6% below list).
• Recommended offer: $286k (32.6% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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 (+3.4%/yr); 240 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• At $2,862/mo this rent would consume 48% of the median local household income ($71k/yr) (locally 948% 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 $3k of loan paydown is wiped out by about $13k 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 118 days — a 9% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $24k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; list at $425k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,239 (32.6% 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 118 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.48%
• DSCR: 0.85
• GRM: 12.4

CMA / ARV

• ARV (median comp): $563,802
• List price: $425,000
• Delta: -24.62%
• 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
1834 E Hernandez St	0.28mi	3/3.0	2,260 (+7%)	2mo	$800,000	$354	70
1611 Bayou Blvd	0.66mi	3/2.0	2,079 (-2%)	4mo	$340,000	$164	63
1412 E Bobe St	0.53mi	3/2.5	2,015 (-5%)	4mo	$725,000	$360	62
1408 E Bobe St	0.55mi	3/2.5	2,015 (-5%)	4mo	$720,000	$357	61
1350 E Scott St	0.62mi	3/2.5	1,950 (-8%)	1mo	$625,000	$321	55
1419 E Hatton St	0.53mi	3/2.5	2,300 (+9%)	4mo	$725,000	$315	55
1918 N 17th Ave	0.41mi	3/2.0	1,800 (-15%)	1mo	$275,000	$153	55
2220 Fleance Dr	0.67mi	4/2.0 (+1)	2,235 (+6%)	1mo	$495,000	$221	54
1409 E Leonard St	0.64mi	3/2.5	2,235 (+6%)	6mo	$717,500	$321	54
1308 E Cross St	0.69mi	3/2.5	2,288 (+8%)	2mo	$660,000	$288	51
1402 E Leonard St	0.67mi	3/2.5	1,917 (-10%)	1mo	$255,000	$133	50
1301 E Lakeview Ave	0.74mi	4/3.5 (+1)	2,370 (+12%)	5mo	$765,000	$323	30

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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.24×
• Total profit: $-89,895
• Equity at exit: $63,369

10-year hold

• IRR: -15.0%
• Equity multiple: 0.14×
• Total profit: $-102,587
• Equity at exit: $36,746

Cash invested: $119,000 (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 32503

• Rents YoY: 3.4%
• Active inventory: 240
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,862 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$201 /mo · $2,410/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $-345

Break-even live

Break-even rent $3,300

Max offer price $363,994

Occupancy floor —

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3014 Magnolia Ave Pensacola, FL	3.0	2.0	1650	$2,750	$1.67	23d	1	0.51mi
1501 E Cross St Pensacola, FL	4.0	2.0	1920	$3,200	$1.67	23d	1	0.54mi
1501 E Cross St Pensacola, FL	4.0	2.0	1920	$3,000	$1.56	13d	1	0.54mi
1301 E Cross St Pensacola, FL	3.0	2.0	2200	$3,900	$1.77	13d	1	0.72mi
3019 Keats Dr Pensacola, FL	4.0	2.5	2484	$4,400	$1.77	23d	1	0.81mi
1121 E Maxwell St Pensacola, FL	3.0	2.5	1716	$3,550	$2.07	23d	1	0.82mi
3545 Hopestill Rd Pensacola, FL	4.0	2.0	1984	$2,400	$1.21	23d	1	0.91mi
3547 Firestone Blvd Pensacola, FL	4.0	2.0	2000	$2,695	$1.35	23d	1	0.93mi
3791 Maule Rd Pensacola, FL	4.0	3.0	2000	$3,250	$1.62	23d	1	1.08mi

Listing history 21 events

1. 2026-06-18
   days on market $425,000 Active 118 DOM
2. 2026-06-17
   days on market $425,000 Active 117 DOM
3. 2026-06-16
   days on market $425,000 Active 116 DOM
4. 2026-06-15
   days on market $425,000 Active 115 DOM
5. 2026-06-14
   days on market $425,000 Active 113 DOM
6. 2026-06-10
   days on market $425,000 Active 110 DOM
7. 2026-06-09
   days on market $425,000 Active 109 DOM
8. 2026-06-08
   days on market $425,000 Active 108 DOM
9. 2026-06-07
   days on market $425,000 Active 107 DOM
10. 2026-06-03
    days on market $425,000 Active 103 DOM
11. 2026-06-02
    days on market $425,000 Active 102 DOM
12. 2026-06-01
    days on market $425,000 Active 101 DOM
13. 2026-05-31
    days on market $425,000 Active 100 DOM
14. 2026-05-31
    days on market $425,000 Active 99 DOM
15. 2026-03-23
    price $425,000 1593-char remark

    Show marketing remark (1593 chars)

    *First photo is virtually landscaped* This classic white-painted brick East Hill home blends modern convenience and 1940s charm! Featuring three bedrooms, two full bathrooms, original wood flooring, and plenty of space for a pool and/or ADU, this home is located just seven blocks from Bayview Park and four blocks from Bayou Texar. Seller is replacing all windows, HVAC system, and providing a clear WDO report for the new owner! The living room features a fireplace and elegant archway into the dining room. French doors separate the dining room from a separate mudroom and entrance. Off the dining room is a large kitchen with gas range, refrigerator, dishwasher, copious cabinet storage, and a window over the sink. Stone countertops and tile floors make for easy clean-up! Beyond the kitchen is a utility room with washer and dryer hookups (washer and dryer can be provided by Seller) and a gas, tankless hot water heater. At the back of the home is a bonus room with wood-like tile, perfect for recreation. All bedrooms are located on the west side of the house. Each bedroom has a closet, with the main bedroom featuring original built-ins for additional storage! The main bathroom has a large glass-enclosed shower with two showerheads, including a rainfall showerhead. The additional bathroom has a shower, vanity, and water-conserving toilet. On the east side of the home, directly off the driveway and carport, is a mud room, perfect for rainy days. Two outdoor sheds with power are located at the back of the property. Don't delay - come see everything this property has to offer!

16. 2026-02-20
    listed $449,000 Active 1593-char remark

    Show marketing remark (1593 chars)

    *First photo is virtually landscaped* This classic white-painted brick East Hill home blends modern convenience and 1940s charm! Featuring three bedrooms, two full bathrooms, original wood flooring, and plenty of space for a pool and/or ADU, this home is located just seven blocks from Bayview Park and four blocks from Bayou Texar. Seller is replacing all windows, HVAC system, and providing a clear WDO report for the new owner! The living room features a fireplace and elegant archway into the dining room. French doors separate the dining room from a separate mudroom and entrance. Off the dining room is a large kitchen with gas range, refrigerator, dishwasher, copious cabinet storage, and a window over the sink. Stone countertops and tile floors make for easy clean-up! Beyond the kitchen is a utility room with washer and dryer hookups (washer and dryer can be provided by Seller) and a gas, tankless hot water heater. At the back of the home is a bonus room with wood-like tile, perfect for recreation. All bedrooms are located on the west side of the house. Each bedroom has a closet, with the main bedroom featuring original built-ins for additional storage! The main bathroom has a large glass-enclosed shower with two showerheads, including a rainfall showerhead. The additional bathroom has a shower, vanity, and water-conserving toilet. On the east side of the home, directly off the driveway and carport, is a mud room, perfect for rainy days. Two outdoor sheds with power are located at the back of the property. Don't delay - come see everything this property has to offer!

17. 2023-03-26
    historical
18. 2022-12-20
    listed $425,000 Active
19. 2012-12-26
    soldstatus $125,000
20. 2012-12-20
    soldstatus $125,000
21. 2012-06-05
    listed $139,900

ⓘ 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: $2,410 · $201/mo
• Projected year-2 tax: $3,528 · $294/mo
• Expected delta: +$1,118/yr (+$93/mo · 46.4%)

ⓘ 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 · 20 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: $34,349
• − Mortgage interest: −$23,807
• − Property taxes: −$2,410
• − Insurance: −$2,125
• − Repairs & maintenance: −$2,748
• − Management: −$2,748
• − Depreciation: −$12,364
• Taxable loss: −$11,852
• Est. tax savings @ 24.0%: +$2,844
• After-tax cash flow: $-1,300/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

+203.8% since first listed

7 events — show timeline

• 2026-03-23 Price Changed $425,000 PARMLS
• 2026-02-20 Listed $449,000 PARMLS
• 2023-03-26 Listing Removed — PARMLS
• 2022-12-20 Listed $425,000 PARMLS
• 2012-12-26 Sold (Public Records) $125,000 Public Records
• 2012-12-20 Sold (MLS) $125,000 PARMLS
• 2012-06-05 Listed $139,900 PARMLS

Property tax history

+4.3%/yr

Latest (2025): $2,410 · +6.3% YoY. Source: county tax records.