113 Berkley Dr · Pensacola, FL 32503

$168,500

3 bd · 2.0 ba · 1,376 sqft · SingleFamily public records · 107 Days on market

Built 1956 0.25 ac lot $122/sqft · at area comps Est $174k · at est.

---

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 +24.9/30.0
• ARV discount +8.8/15.0
• DSCR +8.1/10.0
• 1% rule +6.0/10.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into a lifestyle of unparalleled convenience and comfort with this beautifully updated family home, perfectly nestled in the heart of Pensacola. From the moment you arrive, you'll appreciate the fresh, inviting atmosphere, highlighted by tasteful new paint and gleaming luxury vinyl plank flooring that extends throughout every living space, offering both modern aesthetics and effortless maintenance. This spacious residence boasts three generously sized bedrooms providing private havens for every family member, complemented by two full, contemporary bathrooms with tiled floors and surrounds, designed to streamline busy morning routines, Seller says roof is 3 yrs The home's thoughtful layout centers around ample living areas, perfect for both intimate family moments and lively entertaining. Plus, a versatile additional living space offers endless possibilities – whether you envision it as a vibrant game room, a quiet home office, or a fun-filled playroom for the little ones. Beyond the interior, the exterior truly shines. Imagine endless possibilities in your "huge" fenced-in, park-like backyard, a secure and expansive space ideal for children's play, pets to roam freely, or simply basking in the Florida sunshine. Adding to its appeal, the property borders a large, treelined playground, offering immediate access to green spaces for leisurely evening strolls, invigorating morning jogs, or connecting with nature right outside your door. Perhaps the most compelling feature of this home is its truly central and advantageous location. You'll find yourself just moments away from every amenity imaginable: vibrant shopping districts for all your retail therapy, highly-rated schools for educational excellence, crucial military bases for convenience, and the sugar-white sands and emerald waters of Pensacola's renowned beaches for endless recreation. Furthermore, daily commutes are simplified with swift access to the bustling downtown area, the Pensacola International Air

Key facts

• Central location
• Fenced-in backyard
• 0.25 acre lot

Tags

• LUXURY VINYL PLANK FLOORING
• FENCED-IN BACKYARD
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $153k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 5 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).
• This rent runs 31% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $5k 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 107 days — a 9% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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 $80k; list at $168k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $153,335 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.10% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 7.6

CMA / ARV

• ARV (median comp): $173,581
• List price: $168,500
• Delta: -2.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Warwick Ave	0.08mi	3/2.0	1,362 (-1%)	12mo	$104,000	$76	84
704 Woodland Dr	0.24mi	3/2.0	1,357 (-1%)	5mo	$160,000	$118	82
702 Boxwood Dr	0.30mi	3/2.0	1,451 (+6%)	12mo	$250,000	$172	67
181 Mango St	0.47mi	3/2.0	1,404 (+2%)	10mo	$210,000	$150	66
778 Ash Dr	0.56mi	3/2.0	1,450 (+5%)	5mo	$208,000	$143	61
196 Highland Dr	0.32mi	4/2.0 (+1)	1,482 (+8%)	8mo	$200,000	$135	61
175 Mango St	0.46mi	3/1.0	1,300 (-6%)	6mo	$224,500	$173	61
607 Chadwick St	0.56mi	4/2.0 (+1)	1,336 (-3%)	8mo	$215,000	$161	58
207 Hart Dr	0.21mi	3/1.0	1,213 (-12%)	12mo	$89,500	$74	56
812 Ash Dr	0.54mi	3/2.0	1,480 (+8%)	8mo	$167,000	$113	56
4013 N 9th Ave	0.31mi	3/2.0	1,550 (+13%)	10mo	$210,000	$135	56
241 Datura St	0.51mi	3/2.0	1,568 (+14%)	6mo	$285,000	$182	48

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-3,514
• Equity at exit: $25,124

10-year hold

• IRR: 8.1%
• Equity multiple: 1.63×
• Total profit: $29,633
• Equity at exit: $14,569

Cash invested: $47,180 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,857 high
• Mortgage (P&I): −$884
• Tax from tax record: −$151 /mo · $1,815/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $362

Break-even live

Break-even rent $1,399

Max offer price $168,500

Occupancy floor 76%

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: $42,125
• Closing costs: $5,055
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
531 Ditmar St Unit B Pensacola, FL	2.0	1.0	1094	$1,450	$1.33	23d	1	0.57mi
4400 N 9th Ave Pensacola, FL	3.0	1.5	1713	$2,000	$1.17	23d	1	0.58mi
538 Royce St Unit 1A Pensacola, FL	2.0	1.0	1000	$1,425	$1.43	23d	1	0.86mi
3131 N 10th Ave Pensacola, FL	3.0	1.5	1085	$1,700	$1.57	23d	1	0.92mi
3014 Magnolia Ave Pensacola, FL	3.0	2.0	1650	$2,750	$1.67	23d	1	1.48mi

Listing history 33 events

1. 2026-06-18
   days on market $168,500 Active 107 DOM
2. 2026-06-17
   days on market $168,500 Active 106 DOM
3. 2026-06-16
   days on market $168,500 Active 105 DOM
4. 2026-06-15
   days on market $168,500 Active 104 DOM
5. 2026-06-14
   days on market $168,500 Active 102 DOM
6. 2026-06-10
   days on market $168,500 Active 99 DOM
7. 2026-06-09
   days on market $168,500 Active 98 DOM
8. 2026-06-08
   days on market $168,500 Active 97 DOM
9. 2026-06-07
   days on market $168,500 Active 96 DOM
10. 2026-06-03
    days on market $168,500 Active 92 DOM
11. 2026-06-02
    days on market $168,500 Active 91 DOM
12. 2026-06-01
    days on market $168,500 Active 90 DOM
13. 2026-05-31
    days on market $168,500 Active 89 DOM
14. 2026-05-31
    days on market $168,500 Active 88 DOM
15. 2026-03-03
    listed $168,500 Active 2015-char remark

    Show marketing remark (2015 chars)

    Step into a lifestyle of unparalleled convenience and comfort with this beautifully updated family home, perfectly nestled in the heart of Pensacola. From the moment you arrive, you'll appreciate the fresh, inviting atmosphere, highlighted by tasteful new paint and gleaming luxury vinyl plank flooring that extends throughout every living space, offering both modern aesthetics and effortless maintenance. This spacious residence boasts three generously sized bedrooms providing private havens for every family member, complemented by two full, contemporary bathrooms with tiled floors and surrounds, designed to streamline busy morning routines, Seller says roof is 3 yrs The home's thoughtful layout centers around ample living areas, perfect for both intimate family moments and lively entertaining. Plus, a versatile additional living space offers endless possibilities – whether you envision it as a vibrant game room, a quiet home office, or a fun-filled playroom for the little ones. Beyond the interior, the exterior truly shines. Imagine endless possibilities in your "huge" fenced-in, park-like backyard, a secure and expansive space ideal for children's play, pets to roam freely, or simply basking in the Florida sunshine. Adding to its appeal, the property borders a large, treelined playground, offering immediate access to green spaces for leisurely evening strolls, invigorating morning jogs, or connecting with nature right outside your door. Perhaps the most compelling feature of this home is its truly central and advantageous location. You'll find yourself just moments away from every amenity imaginable: vibrant shopping districts for all your retail therapy, highly-rated schools for educational excellence, crucial military bases for convenience, and the sugar-white sands and emerald waters of Pensacola's renowned beaches for endless recreation. Furthermore, daily commutes are simplified with swift access to the bustling downtown area, the Pensacola International Air

16. 2026-01-15
    historical $1,750
17. 2025-12-10
    listed $1,750
18. 2020-06-23
    soldstatus $80,000
19. 2020-06-19
    soldstatus $80,000 504-char remark

    Show marketing remark (504 chars)

    CENTRAL LOCATION NEAR SHOPPING, SCHOOLS, MILITARY BASES, MEDICAL CENTERS, BEACHES, DOWNTOWN PENSACOLA, employment centers, malls, bases, hospitals, beaches, downtown pensacola. Ground transporation provides EZ access to employment opportunities. Property in good condition, needs some updates, however, a rare find with 2 BATHROOMS. Being sold "AS IS" , no repairs. Huge fenced rear yard, subject is next to large playground with lots of trees, perfect for eveniing walks or daily exercise.

20. 2020-05-23
    listed $79,900 504-char remark

    Show marketing remark (504 chars)

    CENTRAL LOCATION NEAR SHOPPING, SCHOOLS, MILITARY BASES, MEDICAL CENTERS, BEACHES, DOWNTOWN PENSACOLA, employment centers, malls, bases, hospitals, beaches, downtown pensacola. Ground transporation provides EZ access to employment opportunities. Property in good condition, needs some updates, however, a rare find with 2 BATHROOMS. Being sold "AS IS" , no repairs. Huge fenced rear yard, subject is next to large playground with lots of trees, perfect for eveniing walks or daily exercise.

21. 2010-08-18
    soldstatus $41,100
22. 2010-08-12
    soldstatus $41,100
23. 2009-03-01
    listed $45,900
24. 2007-02-24
    historical
25. 2006-08-28
    listed $102,499
26. 2006-06-06
    historical
27. 2006-04-28
    listed $112,500
28. 2005-07-14
    soldstatus $82,000
29. 2005-02-23
    soldstatus $47,500
30. 2004-10-15
    soldstatus $43,000
31. 2004-09-03
    listed $45,000
32. 1974-01-01
    soldstatus $16,000
33. 1970-01-01
    soldstatus $14,500

ⓘ 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: $1,815 · $151/mo
• Projected year-2 tax: $1,815 · $151/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,287
• − Mortgage interest: −$9,439
• − Property taxes: −$1,815
• − Insurance: −$842
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$4,902
• Taxable income: $1,724
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $3,932/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

+1062.1% since first listed

19 events — show timeline

• 2026-03-03 Listed $168,500 PARMLS
• 2026-01-15 Rental Removed $1,750 PARMLS
• 2025-12-10 Listed for Rent $1,750 PARMLS
• 2020-06-23 Sold (Public Records) $80,000 Public Records
• 2020-06-19 Sold (MLS) $80,000 PARMLS
• 2020-05-23 Listed $79,900 PARMLS
• 2010-08-18 Sold (Public Records) $41,100 Public Records
• 2010-08-12 Sold (MLS) $41,100 PARMLS
• 2009-03-01 Listed $45,900 PARMLS
• 2007-02-24 Listing Removed — PARMLS
• 2006-08-28 Listed $102,499 PARMLS
• 2006-06-06 Listing Removed — PARMLS
• 2006-04-28 Listed $112,500 PARMLS
• 2005-07-14 Sold (Public Records) $82,000 Public Records
• 2005-02-23 Sold (Public Records) $47,500 Public Records
• 2004-10-15 Sold (MLS) $43,000 PARMLS
• 2004-09-03 Listed $45,000 PARMLS
• 1974-01-01 Sold (Public Records) $16,000 Public Records
• 1970-01-01 Sold (Public Records) $14,500 Public Records

Property tax history

+13.4%/yr

Latest (2025): $1,815 · +9.7% YoY. Source: county tax records.