Newlin Plan · Pensacola, FL 32526

$287,990

3 bd · 2.0 ba · 1,474 sqft · SingleFamily · 222 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.4/30.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +1.5/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $287,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $294,762.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $288k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-515 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (33.1% below list).
• Recommended offer: $193k (33.1% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.4% in Pensacola — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Beulah Elementary School (math 53% / reading 57%, grade C, #872 of 2,144 statewide, top 42%, 946 students, 57% FRL); Pine Forest High School (math 20% / reading 32%, grade F, #494 of 667 statewide, top 75%, 1,870 students, 62% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents rising fast (+4.4%/yr); 723 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $9k 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 222 days — a 12% lower offer ($253k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,618 (33.1% 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 222 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.65% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.49%
• DSCR: 0.67
• GRM: 12.8

CMA / ARV

• ARV (median comp): $294,762
• List price: $287,990
• Delta: -2.30%
• 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
7716 Palm Vista Ct Lot 19E	0.09mi	3/2.0	1,474 (0%)	2mo	$279,990	$190	94
7721 Palm Vista Ct Lot 6A	0.07mi	3/2.0	1,474 (0%)	4mo	$277,990	$189	93
7800 Homestead Cir	0.30mi	2/2.0 (-1)	1,513 (+3%)	4mo	$209,000	$138	74
2624 Bagpipe Dr Unit HS 6B	0.08mi	4/2.0 (+1)	1,667 (+13%)	0mo	$295,000	$177	69
7725 Palm Vista Ct Lot 5A	0.03mi	4/2.0 (+1)	1,667 (+13%)	3mo	$284,990	$171	69
2616 Bagpipe Dr Unit HS 4B	0.08mi	4/2.0 (+1)	1,667 (+13%)	1mo	$305,990	$184	69
7713 Palm Vista Ct Lot 8A	0.07mi	4/2.0 (+1)	1,667 (+13%)	4mo	$285,990	$172	67
7732 Palm Vista Ct Lot 23E	0.07mi	4/2.0 (+1)	1,667 (+13%)	4mo	$289,990	$174	67
8338 Raleigh Cir	0.72mi	3/2.0	1,465 (-1%)	3mo	$294,900	$201	63
3340 Dunaway Ln	0.50mi	3/2.0	1,590 (+8%)	3mo	$175,000	$110	61
8519 Kingfisher Way	0.74mi	3/2.0	1,410 (-4%)	10mo	$195,000	$138	50
327 Robinhood Ln	0.69mi	3/2.5	1,626 (+10%)	10mo	$240,000	$148	40

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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: -27.8%
• Equity multiple: 0.06×
• Total profit: $-77,767
• Equity at exit: $43,950

10-year hold

• IRR: -21.8%
• Equity multiple: -0.19×
• Total profit: $-98,076
• Equity at exit: $25,486

Cash invested: $82,533 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 20 active · 38 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $301,990 ($179/sqft)
• Median days on market: 24 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: +11.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32526

• Home prices YoY: -28.3%
• Rents YoY: 4.4%
• Active inventory: 723
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,926 high
• Mortgage (P&I): −$1,546
• Tax est. 1.5%: −$368 /mo · $4,421/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-515

Break-even live

Break-even rent $2,579

Max offer price $220,190

Occupancy floor —

Sensitivity live

Price	-10% $-312	-5% $-414	+0% $-515	+5% $-617	+10% $-719
Rent	-10% $-668	-5% $-591	+0% $-515	+5% $-439	+10% $-363
Rate	-1.0pp $-367	-0.5pp $-440	base $-515	+0.5pp $-592	+1.0pp $-669

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: $73,691
• Closing costs: $8,843
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7831 Stallworth Ln Pensacola, FL	3.0	2.0	1266	$2,000	$1.58	10d	1	0.27mi
8547 Kingfisher Way Pensacola, FL	3.0	2.0	1448	$1,800	$1.24	2d	1	0.86mi
8676 Sharon Ln Pensacola, FL	3.0	2.0	1350	$1,425	$1.06	2d	1	1.01mi
8889 Ransley Station Blvd Pensacola, FL	1.0–3.0	1.0–2.0	1176	$2,405	$2.04	2d	50	1.05mi
8800 Pine Forest Rd Pensacola, FL	1.0–3.0	1.0–2.0	1077	$1,625	$1.51	0d	12	1.13mi
2292 Sparrow Ln Pensacola, FL	3.0	2.0	1275	$1,525	$1.20	10d	1	1.13mi
4701 Muscoda St Pensacola, FL	3.0	2.0	1519	$1,750	$1.15	31d	1	1.15mi
4701 Muscoda St Pensacola, FL	3.0	2.0	1519	$1,750	$1.15	41d	1	1.15mi
1542 Iroquois Ct Pensacola, FL	3.0	2.5	1537	$1,750	$1.14	107d	1	1.17mi
1507 Iroquois Ct Pensacola, FL	3.0	3.0	1537	$1,625	$1.06	51d	1	1.17mi
1586 Iroquois Ct Pensacola, FL	3.0	2.5	1537	$2,000	$1.30	6d	1	1.17mi
1471 Iroquois Ct Pensacola, FL	3.0	2.5	1420	$1,800	$1.27	2d	1	1.17mi
8890 Ransley Station Blvd Pensacola, FL	2.0–3.0	2.0	1267	$1,764	$1.39	0d	18	1.19mi
7045 Pine Forest Rd Pensacola, FL	1.0–3.0	1.0–2.0	1011	$2,277	$2.25	0d	14	1.21mi
7042 Plank Dr Pensacola, FL	3.0	2.0	1627	$1,850	$1.14	107d	1	1.28mi
1719 Paisleigh Dr Pensacola, FL	3.0	2.0	1315	$2,000	$1.52	51d	1	1.31mi
1512 Iroquois Ct Pensacola, FL	3.0	2.5	1500	$1,750	$1.17	164d	1	1.35mi
8869 Brigade Trl Pensacola, FL	3.0	2.5	1537	$1,725	$1.12	154d	1	1.37mi
7221 Yoshida St Pensacola, FL	2.0	1.0	1380	$1,650	$1.20	51d	1	1.39mi
1917 Mary Jo Way Pensacola, FL	3.0	2.0	1611	$1,975	$1.23	10d	1	1.39mi
1477 Sturbridge Pl Pensacola, FL	3.0	2.0	1658	$2,150	$1.30	10d	1	1.40mi
8909 Brigade Trl Pensacola, FL	3.0	3.0	1537	$1,350	$0.88	10d	1	1.41mi
8932 Brigade Trl Pensacola, FL	3.0	2.5	1500	$1,825	$1.22	10d	1	1.44mi
8932 Brigade Trl Pensacola, FL	3.0	2.5	1530	$1,825	$1.19	164d	1	1.44mi
7040 Nathan Rd Pensacola, FL	2.0	2.0	920	$1,500	$1.63	10d	3	1.45mi
8932 Abbington Dr Pensacola, FL	3.0	2.0	1576	$2,015	$1.28	164d	1	1.46mi
1631 Iroquois Ct Pensacola, FL	3.0	2.5	1537	$1,750	$1.14	10d	1	1.46mi
1631 Iroquois Ct Pensacola, FL	3.0	2.5	1537	$1,750	$1.14	28d	1	1.46mi
1631 Iroquois Ct Pensacola, FL	3.0	2.5	1537	$1,750	$1.14	21d	1	1.46mi
1612 Bradberry Pl Pensacola, FL	3.0	1.0	984	$1,450	$1.47	107d	1	1.48mi
1646 Iroquois Ct Pensacola, FL	3.0	2.0	1537	$1,695	$1.10	33d	1	1.49mi

Listing history 50 events

1. 2026-11-08
   days on market $287,990 Active 222 DOM
2. 2026-11-07
   days on market $287,990 Active 221 DOM
3. 2026-11-06
   days on market $287,990 Active 220 DOM
4. 2026-11-05
   days on market $287,990 Active 219 DOM
5. 2026-11-04
   days on market $287,990 Active 218 DOM
6. 2026-11-02
   days on market $287,990 Active 216 DOM
7. 2026-11-01
   days on market $287,990 Active 215 DOM
8. 2026-10-31
   days on market $287,990 Active 214 DOM
9. 2026-10-30
   days on market $287,990 Active 213 DOM
10. 2026-10-29
    days on market $287,990 Active 212 DOM
11. 2026-10-28
    days on market $287,990 Active 211 DOM
12. 2026-10-27
    days on market $287,990 Active 210 DOM
13. 2026-10-26
    days on market $287,990 Active 209 DOM
14. 2026-10-25
    days on market $287,990 Active 208 DOM
15. 2026-10-24
    days on market $287,990 Active 207 DOM
16. 2026-10-23
    days on market $287,990 Active 206 DOM
17. 2026-10-22
    days on market $287,990 Active 205 DOM
18. 2026-10-21
    pricedays on market $287,990 Active 204 DOM
19. 2026-10-20
    days on market $292,990 Active 203 DOM
20. 2026-10-19
    days on market $292,990 Active 202 DOM
21. 2026-10-18
    days on market $292,990 Active 201 DOM
22. 2026-10-17
    days on market $292,990 Active 200 DOM
23. 2026-10-16
    days on market $292,990 Active 199 DOM
24. 2026-10-15
    days on market $292,990 Active 198 DOM
25. 2026-10-14
    days on market $292,990 Active 197 DOM
26. 2026-10-13
    days on market $292,990 Active 196 DOM
27. 2026-10-12
    days on market $292,990 Active 195 DOM
28. 2026-10-11
    days on market $292,990 Active 194 DOM
29. 2026-10-10
    days on market $292,990 Active 193 DOM
30. 2026-10-09
    days on market $292,990 Active 192 DOM
31. 2026-10-08
    days on market $292,990 Active 191 DOM
32. 2026-10-07
    days on market $292,990 Active 190 DOM
33. 2026-10-06
    days on market $292,990 Active 189 DOM
34. 2026-10-05
    days on market $292,990 Active 188 DOM
35. 2026-10-04
    days on market $292,990 Active 187 DOM
36. 2026-10-04
    days on market $292,990 Active 186 DOM
37. 2026-10-02
    days on market $292,990 Active 185 DOM
38. 2026-10-01
    days on market $292,990 Active 184 DOM
39. 2026-09-30
    days on market $292,990 Active 183 DOM
40. 2026-09-29
    days on market $292,990 Active 182 DOM
41. 2026-09-28
    days on market $292,990 Active 181 DOM
42. 2026-09-27
    days on market $292,990 Active 180 DOM
43. 2026-09-25
    days on market $292,990 Active 178 DOM
44. 2026-09-24
    days on market $292,990 Active 177 DOM
45. 2026-09-23
    days on market $292,990 Active 176 DOM
46. 2026-09-22
    days on market $292,990 Active 175 DOM
47. 2026-09-21
    days on market $292,990 Active 174 DOM
48. 2026-09-20
    days on market $292,990 Active 173 DOM
49. 2026-09-19
    days on market $292,990 Active 172 DOM
50. 2026-09-18
    days on market $292,990 Active 171 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°F today · 19 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: $23,114
• − Mortgage interest: −$16,511
• − Property taxes: −$4,421
• − Insurance: −$1,474
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − Depreciation: −$8,575
• Taxable loss: −$11,566
• Est. tax savings @ 24.0%: +$2,776
• After-tax cash flow: $-3,409/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This single-level home is in excellent condition with a spacious open floorplan and modern finishes. It is move-in ready and would benefit from minor aesthetic updates to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves durability and appearance ↑
• Both New kitchen appliances — Modernizes the space and adds value ↑

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Beulah Elementary School C FL #872/2,144 Nat'l #9,637/41,679 Middle Beulah Middle School D- FL #340/571 Nat'l #5,398/14,009 High Pine Forest High School F FL #494/667 Nat'l #12,251/17,239

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

A Composite livability gradescore 83/100

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

• County: Escambia County · 334,637 people
• City population: 237,636
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 44,680
• Household income: $75,098
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 15% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 19% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Languages at home: 94% English-only · Spanish 2% Tagalog/Filipino 1% Other Indo-European 1%

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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: ▼ -99.68%
• Current HPI: 252.6406
• Rent YoY: ▲ 4.42%
• Metro: Pensacola-Ferry Pass-Brent, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

+0.7% since first listed

2 events — show timeline

• 2026-05-02 Price Changed $276,990 Zillow
• 2026-03-31 Listed $274,990 Zillow