14482 Innerarity Pt Rd · Perdido Beach, AL 32507

$279,900

3 bd · 3.0 ba · 1,928 sqft · SingleFamily public records · 54 Days on market

Built 2006 6,098 sqft lot $145/sqft · 28% below area Est $389k · 28% 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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the sought-after Innerarity Point area, this 3-bedroom, 2-bath home offers 1,928 square feet of comfortable living space in one of Pensacola's most desirable coastal corridors. With a 5-year-old roof and 5-year-old HVAC already in place, this property offers a strong foundation for a personal residence, vacation home, or investment. Inside, you'll find a spacious floor plan with ample room to make it your own. Enjoy the convenience of being just minutes from Perdido Key beaches, boat launches, restaurants, shopping, and NAS Pensacola. Opportunity, location, and major system updates all come together here.

Key facts

• 5 year old roof
• 5 year old hvac
• Boat launches

Tags

• INNERARITY POINT AREA
• PERDIDO KEY BEACHES
• BOAT LAUNCHES
• 5 YEAR OLD ROOF
• 5 YEAR OLD HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 1.1% in Perdido Beach — 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 64/100 on livability (#167 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Hellen Caro Elementary School (math 68% / reading 70%, grade A-, #399 of 2,144 statewide, top 19%, 659 students, 42% FRL); Jim C. Bailey Middle School (math 38% / reading 39%, grade F, #384 of 571 statewide, top 68%, 1,159 students, 57% FRL); Escambia High School (math 19% / reading 29%, grade F, #529 of 667 statewide, top 80%, 1,655 students, 62% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• At $2,801/mo this rent would consume 46% of the median local household income ($74k/yr) (locally 1175% 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 $2k of loan paydown is wiped out by about $8k 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 54 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $170k; list at $280k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $271,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.00% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 8.3

CMA / ARV

• ARV (median comp): $388,806
• List price: $279,900
• Delta: -28.01%
• 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
5932 N Bay Point Dr	0.10mi	3/2.0	1,882 (-2%)	2mo	$385,000	$205	86
5904 N Bay Point Dr	0.06mi	3/2.0	1,819 (-6%)	1mo	$380,000	$209	83
4698 Isles Dr	0.19mi	3/2.5	2,008 (+4%)	2mo	$435,000	$217	81
5940 N Bay Point Dr	0.12mi	3/2.0	1,805 (-6%)	5mo	$870,000	$482	75
5881 Grotto Ave	0.39mi	3/2.0	2,008 (+4%)	4mo	$444,000	$221	67
4624 Isles Dr	0.21mi	3/2.0	1,796 (-7%)	9mo	$357,000	$199	67
5730 Coronada Blvd	0.18mi	3/2.0	1,646 (-15%)	1mo	$392,000	$238	62
5885 Grotto Ave	0.40mi	3/2.0	1,717 (-11%)	2mo	$415,000	$242	58
5782 Ono Ave	0.31mi	3/2.5	1,650 (-14%)	2mo	$423,000	$256	57
5774 Ono Ave	0.32mi	3/2.0	1,723 (-11%)	13mo	$428,600	$249	53
14103 Innerarity Pt Rd	0.72mi	4/4.0 (+1)	1,896 (-2%)	6mo	$353,238	$186	50
14265 Gorham Rd	0.66mi	3/3.0	2,184 (+13%)	5mo	$390,000	$179	43

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 · 1.22% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.52×
• Total profit: $-37,565
• Equity at exit: $41,734

10-year hold

• IRR: -7.9%
• Equity multiple: 0.55×
• Total profit: $-35,594
• Equity at exit: $24,201

Cash invested: $78,372 (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 32507

• Home prices YoY: -4.6%
• Rents YoY: 1.2%
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,801 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$364 /mo · $4,366/yr
• Insurance: −$117
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $198

Break-even live

Break-even rent $2,550

Max offer price $279,900

Occupancy floor 88%

Sensitivity live

Price	-10% $357	-5% $278	+0% $198	+5% $119	+10% $40
Rent	-10% $-23	-5% $88	+0% $198	+5% $309	+10% $420
Rate	-1.0pp $339	-0.5pp $269	base $198	+0.5pp $126	+1.0pp $52

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 Lost Key Dr Pensacola, FL	2.0	2.0	1624	$3,000	$1.85	25d	1	0.97mi
612 Lost Key Dr Unit 604B Pensacola, FL	2.0	2.0	1624	$2,800	$1.72	23d	1	0.97mi
608 Lost Key Dr Pensacola, FL	3.0	2.0	1742	$2,975	$1.71	25d	1	1.02mi
13450 Perdido Key Dr Pensacola, FL	1.0–3.0	1.0–2.0	1076	$2,972	$2.76	15d	21	1.19mi
14370 Beach Heather Ct Unit 1 Pensacola, FL	2.0	2.5	1500	$3,000	$2.00	15d	1	1.23mi
14278 Beach Heather Ct Unit 1 Pensacola, FL	2.0	2.5	1500	$3,375	$2.25	25d	1	1.25mi

Listing history 14 events

1. 2026-05-13
   price $279,900 625-char remark

   Show marketing remark (625 chars)

   Located in the sought-after Innerarity Point area, this 3-bedroom, 2-bath home offers 1,928 square feet of comfortable living space in one of Pensacola's most desirable coastal corridors. With a 5-year-old roof and 5-year-old HVAC already in place, this property offers a strong foundation for a personal residence, vacation home, or investment. Inside, you'll find a spacious floor plan with ample room to make it your own. Enjoy the convenience of being just minutes from Perdido Key beaches, boat launches, restaurants, shopping, and NAS Pensacola. Opportunity, location, and major system updates all come together here.

2. 2026-04-03
   listed $289,900 Active 625-char remark

   Show marketing remark (625 chars)

   Located in the sought-after Innerarity Point area, this 3-bedroom, 2-bath home offers 1,928 square feet of comfortable living space in one of Pensacola's most desirable coastal corridors. With a 5-year-old roof and 5-year-old HVAC already in place, this property offers a strong foundation for a personal residence, vacation home, or investment. Inside, you'll find a spacious floor plan with ample room to make it your own. Enjoy the convenience of being just minutes from Perdido Key beaches, boat launches, restaurants, shopping, and NAS Pensacola. Opportunity, location, and major system updates all come together here.

3. 2024-07-08
   historical
4. 2024-06-10
   status Active
5. 2024-06-07
   historical
6. 2024-05-07
   price $399,999
7. 2024-02-10
   price $449,999
8. 2024-02-09
   price $400,000
9. 2024-01-13
   listed $349,999 Active
10. 2007-09-12
    soldstatus $170,000
11. 2006-09-26
    listed $175,000
12. 2004-08-12
    soldstatus $240,000
13. 2004-04-27
    soldstatus $145,000
14. 1985-07-01
    soldstatus $45,000

ⓘ 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: $4,366 · $364/mo
• Projected year-2 tax: $4,366 · $364/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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,616
• − Mortgage interest: −$15,679
• − Property taxes: −$4,366
• − Insurance: −$2,197
• − Repairs & maintenance: −$2,689
• − Management: −$2,689
• − Depreciation: −$8,143
• Taxable loss: −$2,147
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $2,895/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 — Perdido Beach

• Score: 64/100
• State rank: #167
• US rank: #14595

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Escambia County
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 32,226
• Household income: $73,540
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1175.0

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 (73%)
• Race & ethnicity: White 73% Black 10% Two or more races 10% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -26.23%
• Current HPI: 548.03
• Rent YoY: ▲ 1.22%
• 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

+522.0% since first listed

14 events — show timeline

• 2026-05-13 Price Changed $279,900 PARMLS
• 2026-04-03 Listed $289,900 PARMLS
• 2024-07-08 Listing Removed — PARMLS
• 2024-06-10 Relisted — PARMLS
• 2024-06-07 Listing Removed — PARMLS
• 2024-05-07 Price Changed $399,999 PARMLS
• 2024-02-10 Price Changed $449,999 PARMLS
• 2024-02-09 Price Changed $400,000 PARMLS
• 2024-01-13 Listed $349,999 PARMLS
• 2007-09-12 Sold (MLS) $170,000 PARMLS
• 2006-09-26 Listed $175,000 PARMLS
• 2004-08-12 Sold (Public Records) $240,000 Public Records
• 2004-04-27 Sold (Public Records) $145,000 Public Records
• 1985-07-01 Sold (Public Records) $45,000 Public Records

Property tax history

+43.7%/yr

Latest (2025): $4,366 · +6.9% YoY. Source: county tax records.