3705 W Cervantes St · West Pensacola, FL 32505

$130,000

2 bd · 1.0 ba · 872 sqft · SingleFamily public records · 79 Days on market

Built 2000 9,147 sqft lot $149/sqft · 34% above area Est $151k · 14% under

---

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 +20.7/30.0
• ARV discount +13.8/15.0
• DSCR +6.6/10.0
• 1% rule +5.0/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss this incredible opportunity!! Situated on a 0.21-acre lot, this charming home offers 2 bedrooms, 1 bathroom, and a spacious open living and dining area—perfect for comfortable living and entertaining. Investors are welcome or first time home buyers. The main home is move-in ready it may need minor updates but has a one-year-old roof and a two-year-old HVAC system, giving you peace of mind for years to come. The property also features a separate building that can easily be converted into a studio apartment, creating excellent potential for additional income or guest space. This structure includes durable metal roofing – hardboard siding for added value. Opportunities like this don’t last—schedule your showing today!

Key facts

• Metal roofing
• Separate building
• 0.21-acre lot

Tags

• 0.21-ACRE LOT
• ONE-YEAR-OLD ROOF
• TWO-YEAR-OLD HVAC SYSTEM
• SEPARATE BUILDING
• METAL ROOFING
• HARDBOARD SIDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#629 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D, schools F, amenities 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.
• Market conditions: Rents rising fast (+4.9%/yr); 198 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 35% of the median local income ($45k/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 $899 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 79 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $130k implies a 100% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (median comp): $151,258
• List price: $130,000
• Delta: -14.05%
• 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
3715 W Brainerd St	0.25mi	2/1.0	800 (-8%)	10mo	$130,000	$163	66
1220 N Kirk St	0.34mi	2/1.0	868 (-0%)	22mo	$165,000	$190	66
1201 Grandview St	0.37mi	2/1.0	900 (+3%)	16mo	$159,000	$177	64
15 Gloucester Ave	0.34mi	3/1.0 (+1)	900 (+3%)	15mo	$148,500	$165	61
3305 W La Rua St	0.36mi	3/1.0 (+1)	921 (+6%)	9mo	$55,000	$60	61
4011 W Jackson St	0.35mi	2/1.0	754 (-14%)	4mo	$72,500	$96	58
14 Alice St	0.32mi	3/1.0 (+1)	960 (+10%)	14mo	$115,000	$120	52
1207 Grandview St	0.40mi	2/1.0	784 (-10%)	16mo	$104,500	$133	51
118 Alice St	0.51mi	3/1.0 (+1)	828 (-5%)	14mo	$40,000	$48	51
5 Gail Dr	0.29mi	3/1.0 (+1)	981 (+12%)	20mo	$110,000	$112	44
2916 W Lloyd St	0.68mi	2/1.0	955 (+10%)	16mo	$151,000	$158	39
3106 W Blount St	0.67mi	3/2.0 (+1)	988 (+13%)	19mo	$187,000	$189	22

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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,289
• Equity at exit: $19,383

10-year hold

• IRR: 6.5%
• Equity multiple: 1.52×
• Total profit: $19,015
• Equity at exit: $11,240

Cash invested: $36,400 (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 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 198
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,303 high
• Mortgage (P&I): −$682
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $176

Break-even live

Break-even rent $1,080

Max offer price $130,000

Occupancy floor 81%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	23d	1	0.23mi
1218 N Kirk St Pensacola, FL	2.0	1.0	850	$1,150	$1.35	23d	1	0.35mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	23d	1	0.37mi
3202 W Lee St Pensacola, FL	2.0	1.0	680	$995	$1.46	13d	1	0.61mi
3206 W Lee St Unit A Pensacola, FL	2.0	1.0	800	$1,550	$1.94	13d	1	0.61mi
406 N S St Pensacola, FL	2.0	1.0	806	$1,295	$1.61	23d	1	0.94mi
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	23d	1	0.98mi
190 N Old Corry Field Rd Pensacola, FL	1.0–2.0	1.0–2.0	915	$1,174	$1.28	13d	3	1.06mi
2303 W Brainerd St Pensacola, FL	2.0	1.0	955	$1,100	$1.15	23d	1	1.06mi
1918 W Strong St Unit B Pensacola, FL	2.0	1.0	870	$950	$1.09	13d	1	1.26mi
4600 Twin Oaks Dr Pensacola, FL	1.0–2.0	1.0	838	$1,499	$1.79	13d	29	1.33mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	21d	1	1.35mi
1804 W Belmont St Unit A Pensacola, FL	3.0	1.0	925	$995	$1.08	21d	1	1.37mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	23d	1	1.39mi
1717 W Cervantes St Pensacola, FL	2.0	2.0	974	$1,169	$1.20	13d	3	1.41mi
2101 W Romana St Unit A Pensacola, FL	2.0	1.0	588	$1,250	$2.13	13d	1	1.41mi
2101 W Romana St Unit A Pensacola, FL	2.0	1.0	588	$1,250	$2.13	23d	1	1.41mi

Listing history 12 events

1. 2026-06-07
   statusdays on market $130,000 Pending 79 DOM
2. 2026-06-03
   days on market $130,000 Active 78 DOM
3. 2026-06-02
   days on market $130,000 Active 77 DOM
4. 2026-06-01
   days on market $130,000 Active 76 DOM
5. 2026-05-31
   days on market $130,000 Active 75 DOM
6. 2026-05-31
   days on market $130,000 Active 74 DOM
7. 2026-04-16
   price $130,000 768-char remark

   Show marketing remark (768 chars)

   Don’t miss this incredible opportunity!! Situated on a 0.21-acre lot, this charming home offers 2 bedrooms, 1 bathroom, and a spacious open living and dining area—perfect for comfortable living and entertaining. Investors are welcome or first time home buyers. The main home is move-in ready it may need minor updates but has a one-year-old roof and a two-year-old HVAC system, giving you peace of mind for years to come. The property also features a separate building that can easily be converted into a studio apartment, creating excellent potential for additional income or guest space. This structure includes durable metal roofing – hardboard siding for added value. Opportunities like this don’t last—schedule your showing today!

8. 2026-03-17
   listed $145,000 Active 768-char remark

   Show marketing remark (768 chars)

   Don’t miss this incredible opportunity!! Situated on a 0.21-acre lot, this charming home offers 2 bedrooms, 1 bathroom, and a spacious open living and dining area—perfect for comfortable living and entertaining. Investors are welcome or first time home buyers. The main home is move-in ready it may need minor updates but has a one-year-old roof and a two-year-old HVAC system, giving you peace of mind for years to come. The property also features a separate building that can easily be converted into a studio apartment, creating excellent potential for additional income or guest space. This structure includes durable metal roofing – hardboard siding for added value. Opportunities like this don’t last—schedule your showing today!

9. 2023-02-03
   soldstatus $65,000
10. 2001-10-16
    soldstatus $29,000 314-char remark

    Show marketing remark (314 chars)

    GOOD BUY. HOME MOVED TO LOT IN 1986. ALL ELECTRIC & PLUMBING ADDED IN 1986. HARDWOOD UNDER CARPET. 160' ENCLOSED PORCH NOT INCLUDED IN SQ. FT. WASHER, DRYER, REFRIGERATOR, MICROWAVE, DISHWASHER, FURNISHINGS INCLUDED. PREFER "AS-IS". OVERSIZED 1 CAR GARAGE W/ELECTRIC. SELLER'S ANXIOUS, BRING OFFERS.

11. 2001-02-23
    listed $33,500 314-char remark

    Show marketing remark (314 chars)

    GOOD BUY. HOME MOVED TO LOT IN 1986. ALL ELECTRIC & PLUMBING ADDED IN 1986. HARDWOOD UNDER CARPET. 160' ENCLOSED PORCH NOT INCLUDED IN SQ. FT. WASHER, DRYER, REFRIGERATOR, MICROWAVE, DISHWASHER, FURNISHINGS INCLUDED. PREFER "AS-IS". OVERSIZED 1 CAR GARAGE W/ELECTRIC. SELLER'S ANXIOUS, BRING OFFERS.

12. 1984-05-01
    soldstatus $5,500

ⓘ 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: $1,407 · $117/mo
• Projected year-2 tax: $1,407 · $117/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 · 21 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: $15,635
• − Mortgage interest: −$7,282
• − Property taxes: −$1,407
• − Insurance: −$650
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$3,782
• Taxable income: $13
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $2,111/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 — West Pensacola

• Score: 66/100
• State rank: #629
• US rank: #12275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Pensacola, FL
• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 27,877
• Household income: $44,783
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1458.0

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 0.66)
• Race & ethnicity: Black 48% White 32% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% Vietnamese 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: ▼ -74.10%
• Current HPI: 205.45
• Rent YoY: ▲ 4.92%
• 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

+2263.6% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $130,000 PARMLS
• 2026-03-17 Listed $145,000 PARMLS
• 2023-02-03 Sold (Public Records) $65,000 Public Records
• 2001-10-16 Sold (MLS) $29,000 PARMLS
• 2001-02-23 Listed $33,500 PARMLS
• 1984-05-01 Sold (Public Records) $5,500 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,407 · +18.2% YoY. Source: county tax records.