1203 N C St · Pensacola, FL 32501

$99,000

3 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 38 Days on market

Built 1961 7,840 sqft lot $91/sqft · 60% below area

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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
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALLING FOR INVESTORS - Great opportunity for your next renovation project or a complete new build. This budding home has 3 bed, 2 bath, eat-in kitchen, with a carport and a specious backyard. A utility workshop is also located in the backyard and could be turned into a she/he shed or removed to expand the backyard or for the build of a bigger home. THIS IS AN AS IS PURCHASE ONLY. SELLER SHALL MAKE NO REPAIRS.

Key facts

• Spacious backyard
• Covered carport
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• COVERED CARPORT
• SPACIOUS BACKYARD
• SEPARATE UTILITY WORKSHOP
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached garage with 1 covered space (1 total parking space)
• Utilities: Public water; Public sewer; Electric service uses fuses
• Home design: Single-story home; Resale property; Not attached to another property; Homesteaded
• Construction: Block and frame construction; Slab foundation; Built on one level
• Exterior features: Composition roof; Central access lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Master bedroom on the first floor (approx. 13 x 9); Second bedroom on the first floor (approx. 11 x 9); Third bedroom on the first floor (approx. 11 x 11)
• Flooring: Slate
• Bathrooms: Two full bathrooms
• Interior features: Slate flooring
• Laundry & utility: No water heater listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $881 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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 fast (+5.4%/yr); 127 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $1,885/mo this rent would consume 51% of the median local household income ($44k/yr) (locally 816% 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 $684 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 + 5.4% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $57k; list at $99k implies a 74% 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.90% ✓
• Cap rate: 16.98%
• Cash-on-cash: 38.15%
• DSCR: 2.70
• GRM: 4.4

CMA / ARV

• ARV (median comp): $247,152
• List price: $99,000
• Delta: -59.94%
• 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
812 N D St	0.25mi	3/1.0	1,160 (+7%)	3mo	$75,000	$65	75
1000 N G St	0.29mi	2/1.5 (-1)	1,020 (-6%)	3mo	$175,000	$172	67
1101 W Lloyd St	0.27mi	2/2.0 (-1)	999 (-8%)	1mo	$265,000	$265	64
302 N F St	0.64mi	3/2.0	1,104 (+2%)	1mo	$288,000	$261	63
919 & 917 W Lloyd St	0.17mi	3/3.0	1,214 (+12%)	3mo	$399,000	$329	62
1880 Godfrey St	0.68mi	3/1.0	1,040 (-4%)	2mo	$147,800	$142	60
1100 Hayden Ct	0.71mi	3/2.0	1,113 (+2%)	3mo	$245,000	$220	57
620 W Hernandez	0.57mi	3/1.0	1,180 (+8%)	3mo	$150,000	$127	56
319 N Reus St	0.66mi	2/2.0 (-1)	1,060 (-3%)	1mo	$360,000	$340	55
621 W Hernandez St	0.55mi	4/1.0 (+1)	1,200 (+10%)	2mo	$90,000	$75	50
1910 W Lloyd St	0.72mi	2/1.0 (-1)	988 (-9%)	2mo	$120,000	$121	44
1018 W Gregory St	0.71mi	4/1.0 (+1)	1,222 (+12%)	2mo	$255,000	$209	39

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 · 5.4% rent growth · sell at horizon

5-year hold

• IRR: 36.8%
• Equity multiple: 2.61×
• Total profit: $44,734
• Equity at exit: $14,761

10-year hold

• IRR: 44.6%
• Equity multiple: 5.73×
• Total profit: $131,251
• Equity at exit: $8,560

Cash invested: $27,720 (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.

Methodology + full state rankings →

ZIP-level market 32501

• Rents YoY: 5.4%
• Active inventory: 127
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,885 high
• Mortgage (P&I): −$519
• Tax from tax record: −$48 /mo · $570/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $881

Break-even live

Break-even rent $770

Max offer price $99,000

Occupancy floor 48%

Sensitivity live

Price	-10% $937	-5% $909	+0% $881	+5% $853	+10% $825
Rent	-10% $732	-5% $807	+0% $881	+5% $956	+10% $1,030
Rate	-1.0pp $931	-0.5pp $907	base $881	+0.5pp $856	+1.0pp $830

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1215 N C St Pensacola, FL	3.0	1.0	1203	$1,775	$1.48	14d	1	0.05mi
1010 N D St Pensacola, FL	2.0	2.0	1196	$1,850	$1.55	24d	1	0.10mi
811 N D St Pensacola, FL	2.0	2.0	1035	$1,395	$1.35	24d	1	0.24mi
814 N E St Pensacola, FL	3.0	2.0	1440	$1,695	$1.18	24d	1	0.24mi
615 N A St Pensacola, FL	3.0	2.0	1122	$1,900	$1.69	14d	1	0.39mi
510 N G St Pensacola, FL	2.0	1.0	704	$850	$1.21	24d	1	0.49mi
418 N C St Pensacola, FL	3.0	2.0	1017	$2,775	$2.73	14d	1	0.49mi
410 N C St Unit 1367374P Pensacola, FL	3.0	2.0	1291	$3,313	$2.57	14d	1	0.51mi
1717 W Cervantes St Pensacola, FL	2.0	2.0	974	$1,169	$1.20	14d	3	0.62mi
721 W Jordan St Pensacola, FL	3.0	2.0	1030	$1,895	$1.84	24d	1	0.64mi
407 W Jordan St Unit NA Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	24d	1	0.65mi
504 N Spring St Unit B Pensacola, FL	3.0	1.5	1485	$1,995	$1.34	24d	1	0.66mi
218 Junction Ave Pensacola, FL	2.0	2.5	1295	$2,400	$1.85	24d	1	0.72mi
1918 W Strong St Unit B Pensacola, FL	2.0	1.0	870	$950	$1.09	14d	1	0.72mi
1804 W Belmont St Unit A Pensacola, FL	3.0	1.0	925	$995	$1.08	21d	1	0.80mi
239 N K St Pensacola, FL	3.0	2.0	1392	$1,950	$1.40	24d	1	0.84mi
220 W Chase St Pensacola, FL	2.0	1.0	648	$1,241	$1.92	24d	1	0.86mi
1011 Doctor M.L.K. Jr Dr Unit B Pensacola, FL	2.0	1.0	877	$1,200	$1.37	24d	1	0.91mi
1106 Doctor Martin Luther King Junior Dr Unit A Pensacola, FL	2.0	1.0	762	$1,295	$1.70	14d	1	0.93mi
2303 W Brainerd St Pensacola, FL	2.0	1.0	955	$1,100	$1.15	24d	1	0.94mi
106 S G St Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	24d	1	0.98mi
309 N Pace Blvd Unit B Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	24d	1	0.98mi
307 E La Rua St Pensacola, FL	2.0	1.0	826	$1,575	$1.91	21d	1	0.99mi
315 N Pace Blvd Unit A Pensacola, FL	3.0	2.0	1342	$1,850	$1.38	24d	1	0.99mi
315 N Pace Blvd Unit b Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	24d	1	0.99mi
422 N Davis Hwy Pensacola, FL	2.0	1.5	941	$2,100	$2.23	24d	1	1.11mi
511 E La Rua St Pensacola, FL	3.0	1.0	1128	$1,475	$1.31	14d	1	1.14mi
406 N S St Pensacola, FL	2.0	1.0	806	$1,295	$1.61	24d	1	1.15mi
801 E Gonzalez St Pensacola, FL	3.0	2.0	1200	$2,200	$1.83	14d	1	1.16mi
379 S Clubbs St Unit A Pensacola, FL	2.0	2.0	1190	$2,400	$2.02	24d	1	1.22mi
101 E Romana St Pensacola, FL	3.0	1.0–2.0	987	$2,588	$2.62	14d	20	1.23mi
2008 N 8th Ave Pensacola, FL	3.0	2.0	1058	$1,250	$1.18	14d	1	1.28mi

Listing history 20 events

1. 2026-06-18
   days on market $99,000 Active 38 DOM
2. 2026-06-17
   days on market $99,000 Active 37 DOM
3. 2026-06-16
   days on market $99,000 Active 36 DOM
4. 2026-06-15
   days on market $99,000 Active 35 DOM
5. 2026-06-14
   days on market $99,000 Active 33 DOM
6. 2026-06-10
   days on market $99,000 Active 30 DOM
7. 2026-06-09
   days on market $99,000 Active 29 DOM
8. 2026-06-08
   days on market $99,000 Active 28 DOM
9. 2026-06-07
   days on market $99,000 Active 27 DOM
10. 2026-06-03
    days on market $99,000 Active 23 DOM
11. 2026-06-02
    days on market $99,000 Active 22 DOM
12. 2026-06-01
    days on market $99,000 Active 21 DOM
13. 2026-05-31
    days on market $99,000 Active 20 DOM
14. 2026-05-31
    days on market $99,000 Active 19 DOM
15. 2026-05-04
    listed $99,000 Active 846-char remark
16. 2020-10-28
    soldstatus $57,000
17. 2020-10-23
    soldstatus $57,000 413-char remark

    Show marketing remark (413 chars)

    CALLING FOR INVESTORS - Great opportunity for your next renovation project or a complete new build. This budding home has 3 bed, 2 bath, eat-in kitchen, with a carport and a specious backyard. A utility workshop is also located in the backyard and could be turned into a she/he shed or removed to expand the backyard or for the build of a bigger home. THIS IS AN AS IS PURCHASE ONLY. SELLER SHALL MAKE NO REPAIRS.

18. 2020-09-28
    listed $40,000 413-char remark

    Show marketing remark (413 chars)

    CALLING FOR INVESTORS - Great opportunity for your next renovation project or a complete new build. This budding home has 3 bed, 2 bath, eat-in kitchen, with a carport and a specious backyard. A utility workshop is also located in the backyard and could be turned into a she/he shed or removed to expand the backyard or for the build of a bigger home. THIS IS AN AS IS PURCHASE ONLY. SELLER SHALL MAKE NO REPAIRS.

19. 2000-06-23
    soldstatus $24,000

    Show marketing remark (210 chars)

    *OPPORTUNITY TO UPDATE & UPGRADE THIS HOME & CREATE VALUE*2 OR 3 BEDROOM 2 BATH HOME WITH CARPORT,INSIDE UTILITY, & LARGE EAT-IN KITCHEN*REHAB FINANCING AVAILABLE*SELLING STRICTLY "AS IS"*

20. 2000-04-07
    listed $39,750

    Show marketing remark (210 chars)

    *OPPORTUNITY TO UPDATE & UPGRADE THIS HOME & CREATE VALUE*2 OR 3 BEDROOM 2 BATH HOME WITH CARPORT,INSIDE UTILITY, & LARGE EAT-IN KITCHEN*REHAB FINANCING AVAILABLE*SELLING STRICTLY "AS IS"*

ⓘ 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: $570 · $48/mo
• Projected year-2 tax: $822 · $68/mo
• Expected delta: +$252/yr (+$21/mo · 44.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $22,622
• − Mortgage interest: −$5,546
• − Property taxes: −$570
• − Insurance: −$495
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$2,880
• Taxable income: $9,512
• Est. tax owed @ 24.0%: −$2,283
• After-tax cash flow: $8,293/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): 11,036
• Household income: $44,139
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 816.0

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 0.62)
• Race & ethnicity: Black 45% White 42% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Subsaharan African 2% Italian 2% Slovak 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -210.53%
• Current HPI: 273.0151
• Rent YoY: ▲ 5.40%
• 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

+149.1% since first listed

6 events — show timeline

• 2026-05-04 Listed $99,000 PARMLS
• 2020-10-28 Sold (Public Records) $57,000 Public Records
• 2020-10-23 Sold (MLS) $57,000 PARMLS
• 2020-09-28 Listed $40,000 PARMLS
• 2000-06-23 Sold (MLS) $24,000 PARMLS
• 2000-04-07 Listed $39,750 PARMLS

Property tax history

-2.9%/yr

Latest (2025): $570 · +8.4% YoY. Source: county tax records.