3211 N Hayne St · Goulding, FL 32503

$175,000

3 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 101 Days on market

Built 1949 10,367 sqft lot $147/sqft · 18% above area Est $148k · 18% over

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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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +5.7/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a quiet dead-end street just minutes from downtown Pensacola, the airport, and the Gulf Coast's world-famous beaches, this charming 3-bedroom, 1-bath home is the kind of find that checks every box. Whether you're searching for a cozy primary residence, a Gulf Coast getaway, or a turnkey short-term rental investment, this property delivers. It can be sold fully furnished or empty — making it truly move-in ready from day one. Peace of mind comes built in, with a new roof (2023), updated stove (2023), refrigerator (2022), washer and dryer (2022), a new HVAC system with ductwork (2022), and newer windows throughout. Sitting on a generously sized lot with privacy and no through traffic, you get the best of both worlds — a quiet retreat with everything Pensacola has to offer right at your doorstep. Opportunities like this don't last — schedule your showing today!

Key facts

• Recent updates
• Centrally located
• Large lot

Tags

• CENTRALLY LOCATED
• QUICK ACCESS TO DOWNTOWN
• LARGE LOT
• QUIET DEAD-END STREET
• FULLY FURNISHED
• RECENT UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#296 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment 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: O. J. Semmes Elementary School (math 22% / reading 17%, grade F, #2,105 of 2,144 statewide, top 98%, 302 students, 91% FRL); Ferry Pass Middle School (math 34% / reading 33%, grade F, #428 of 571 statewide, top 76%, 1,014 students, 64% FRL); Washington Senior High School (math 25% / reading 40%, grade F, #411 of 667 statewide, top 62%, 1,733 students, 51% FRL).
• Zoned-school proficiency averages 28% at this address vs 42% district-wide (-14 pts) — the specific schools serving this property underperform the Escambia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.4%/yr); 240 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 101 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1949 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.07% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.46%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (median comp): $148,386
• List price: $175,000
• Delta: 17.94%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2911 N Hayne St	0.19mi	4/2.0 (+1)	1,206 (+1%)	2mo	$168,000	$139	79
3151 Torres Ave	0.27mi	3/1.0	1,234 (+4%)	6mo	$48,000	$39	77
211 E Anderson St	0.13mi	3/2.0	1,286 (+8%)	3mo	$249,000	$194	74
3417 N Tarragona St	0.23mi	3/1.0	1,064 (-11%)	7mo	$159,900	$150	66
1007 E Hayes St	0.52mi	3/2.0	1,247 (+5%)	3mo	$210,000	$168	61
2911 N Miller St	0.27mi	3/2.0	1,345 (+13%)	2mo	$240,000	$178	60
904 E Texar Dr	0.40mi	3/1.5	1,036 (-13%)	2mo	$210,000	$203	56
205 E Hatton St	0.45mi	3/2.0	1,064 (-11%)	2mo	$200,000	$188	56
122 W Scott St	0.65mi	3/1.0	1,150 (-4%)	12mo	$190,000	$165	54
2345 N 8th Ave	0.66mi	3/2.0	1,120 (-6%)	2mo	$234,000	$209	53
2412 N 7th Ave	0.60mi	3/2.0	1,084 (-9%)	4mo	$210,000	$194	50
1109 E Hatton St	0.73mi	3/2.0	1,250 (+5%)	7mo	$339,000	$271	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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-5,648
• Equity at exit: $26,093

10-year hold

• IRR: 7.0%
• Equity multiple: 1.54×
• Total profit: $26,371
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,871 high
• Mortgage (P&I): −$918
• Tax from tax record: −$142 /mo · $1,703/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $345

Break-even live

Break-even rent $1,434

Max offer price $175,000

Occupancy floor 77%

Sensitivity live

Price	-10% $444	-5% $395	+0% $345	+5% $296	+10% $246
Rent	-10% $198	-5% $271	+0% $345	+5% $419	+10% $493
Rate	-1.0pp $433	-0.5pp $390	base $345	+0.5pp $300	+1.0pp $254

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3131 N 10th Ave Pensacola, FL	3.0	1.5	1085	$1,700	$1.57	25d	1	0.43mi
2008 N 8th Ave Pensacola, FL	3.0	2.0	1058	$1,250	$1.18	15d	1	0.85mi
2115 N 12th Ave Pensacola, FL	2.0	1.5	950	$1,800	$1.89	15d	1	0.93mi
407 W Jordan St Unit NA Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	25d	1	0.93mi
721 W Jordan St Pensacola, FL	3.0	2.0	1030	$1,895	$1.84	25d	1	0.98mi
1414 E Mallory St Pensacola, FL	3.0	2.0	1323	$3,400	$2.57	25d	1	1.31mi
531 Ditmar St Unit B Pensacola, FL	2.0	1.0	1094	$1,450	$1.33	25d	1	1.33mi
1106 Doctor Martin Luther King Junior Dr Unit A Pensacola, FL	2.0	1.0	762	$1,295	$1.70	15d	1	1.39mi
1011 Doctor M.L.K. Jr Dr Unit B Pensacola, FL	2.0	1.0	877	$1,200	$1.37	25d	1	1.45mi
801 E Gonzalez St Pensacola, FL	3.0	2.0	1200	$2,200	$1.83	15d	1	1.45mi

Listing history 41 events

1. 2026-06-21
   days on market $175,000 Active 101 DOM
2. 2026-06-18
   days on market $175,000 Active 98 DOM
3. 2026-06-17
   days on market $175,000 Active 97 DOM
4. 2026-06-16
   days on market $175,000 Active 96 DOM
5. 2026-06-15
   days on market $175,000 Active 95 DOM
6. 2026-06-14
   days on market $175,000 Active 93 DOM
7. 2026-06-10
   days on market $175,000 Active 90 DOM
8. 2026-06-09
   days on market $175,000 Active 89 DOM
9. 2026-06-08
   days on market $175,000 Active 88 DOM
10. 2026-06-07
    days on market $175,000 Active 87 DOM
11. 2026-06-03
    days on market $175,000 Active 83 DOM
12. 2026-06-02
    days on market $175,000 Active 82 DOM
13. 2026-06-01
    days on market $175,000 Active 81 DOM
14. 2026-05-31
    days on market $175,000 Active 80 DOM
15. 2026-05-31
    days on market $175,000 Active 79 DOM
16. 2026-05-15
    price $175,000 905-char remark

    Show marketing remark (905 chars)

    Tucked away on a quiet dead-end street just minutes from downtown Pensacola, the airport, and the Gulf Coast's world-famous beaches, this charming 3-bedroom, 1-bath home is the kind of find that checks every box. Whether you're searching for a cozy primary residence, a Gulf Coast getaway, or a turnkey short-term rental investment, this property delivers. It can be sold fully furnished or empty — making it truly move-in ready from day one. Peace of mind comes built in, with a new roof (2023), updated stove (2023), refrigerator (2022), washer and dryer (2022), a new HVAC system with ductwork (2022), and newer windows throughout. Sitting on a generously sized lot with privacy and no through traffic, you get the best of both worlds — a quiet retreat with everything Pensacola has to offer right at your doorstep. Opportunities like this don't last — schedule your showing today!

17. 2026-03-27
    price $185,000 905-char remark

    Show marketing remark (905 chars)

    Tucked away on a quiet dead-end street just minutes from downtown Pensacola, the airport, and the Gulf Coast's world-famous beaches, this charming 3-bedroom, 1-bath home is the kind of find that checks every box. Whether you're searching for a cozy primary residence, a Gulf Coast getaway, or a turnkey short-term rental investment, this property delivers. It can be sold fully furnished or empty — making it truly move-in ready from day one. Peace of mind comes built in, with a new roof (2023), updated stove (2023), refrigerator (2022), washer and dryer (2022), a new HVAC system with ductwork (2022), and newer windows throughout. Sitting on a generously sized lot with privacy and no through traffic, you get the best of both worlds — a quiet retreat with everything Pensacola has to offer right at your doorstep. Opportunities like this don't last — schedule your showing today!

18. 2026-03-12
    listed $195,000 Active 905-char remark

    Show marketing remark (905 chars)

    Tucked away on a quiet dead-end street just minutes from downtown Pensacola, the airport, and the Gulf Coast's world-famous beaches, this charming 3-bedroom, 1-bath home is the kind of find that checks every box. Whether you're searching for a cozy primary residence, a Gulf Coast getaway, or a turnkey short-term rental investment, this property delivers. It can be sold fully furnished or empty — making it truly move-in ready from day one. Peace of mind comes built in, with a new roof (2023), updated stove (2023), refrigerator (2022), washer and dryer (2022), a new HVAC system with ductwork (2022), and newer windows throughout. Sitting on a generously sized lot with privacy and no through traffic, you get the best of both worlds — a quiet retreat with everything Pensacola has to offer right at your doorstep. Opportunities like this don't last — schedule your showing today!

19. 2023-09-11
    soldstatus $166,000
20. 2023-09-08
    status Pending 413-char remark

    Show marketing remark (413 chars)

    Charming home on a private street near Downtown Pensacola! This three bedroom, one bathroom cottage offers nearly 1,200 square feet of interior space including a bonus room and sun room! With updated windows, a brand new HVAC, and new septic line, this house is move-in ready. This home sits on a large lot on a dead end road and would make a great option for first-time home buyers or rental investors! NEW ROOF!

21. 2023-09-05
    soldstatus $166,000 Sold 413-char remark

    Show marketing remark (413 chars)

    Charming home on a private street near Downtown Pensacola! This three bedroom, one bathroom cottage offers nearly 1,200 square feet of interior space including a bonus room and sun room! With updated windows, a brand new HVAC, and new septic line, this house is move-in ready. This home sits on a large lot on a dead end road and would make a great option for first-time home buyers or rental investors! NEW ROOF!

22. 2023-08-12
    historical Contingent 413-char remark

    Show marketing remark (413 chars)

    Charming home on a private street near Downtown Pensacola! This three bedroom, one bathroom cottage offers nearly 1,200 square feet of interior space including a bonus room and sun room! With updated windows, a brand new HVAC, and new septic line, this house is move-in ready. This home sits on a large lot on a dead end road and would make a great option for first-time home buyers or rental investors! NEW ROOF!

23. 2023-07-11
    listed $185,000 Active 413-char remark

    Show marketing remark (413 chars)

    Charming home on a private street near Downtown Pensacola! This three bedroom, one bathroom cottage offers nearly 1,200 square feet of interior space including a bonus room and sun room! With updated windows, a brand new HVAC, and new septic line, this house is move-in ready. This home sits on a large lot on a dead end road and would make a great option for first-time home buyers or rental investors! NEW ROOF!

24. 2023-04-04
    historical
25. 2023-02-10
    price $175,000
26. 2022-12-01
    price $185,000
27. 2022-10-24
    price $198,000
28. 2022-10-21
    listed $215,000 Active
29. 2022-04-05
    soldstatus $105,000
30. 2022-03-29
    soldstatus $105,000 Sold
31. 2022-03-14
    historical Contingent
32. 2022-03-14
    status Pending
33. 2022-03-13
    price $105,000
34. 2022-03-10
    listed $99,900 Active
35. 2016-10-01
    historical
36. 2016-03-09
    listed $60,000
37. 2005-06-17
    soldstatus $60,000
38. 2005-02-23
    listed $61,900
39. 2004-02-25
    soldstatus $60,000
40. 2003-12-16
    historical
41. 2003-09-12
    listed $59,900

ⓘ 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: $1,703 · $142/mo
• Projected year-2 tax: $1,703 · $142/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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,449
• − Mortgage interest: −$9,803
• − Property taxes: −$1,703
• − Insurance: −$875
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$5,091
• Taxable income: $1,385
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $3,811/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 — Goulding

• Score: 73/100
• State rank: #296
• US rank: #5022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goulding, FL
• County: Escambia County · 301,722 people
• 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

+192.2% since first listed

26 events — show timeline

• 2026-05-15 Price Changed $175,000 PARMLS
• 2026-03-27 Price Changed $185,000 PARMLS
• 2026-03-12 Listed $195,000 PARMLS
• 2023-09-11 Sold (Public Records) $166,000 Public Records
• 2023-09-08 Pending — PARMLS
• 2023-09-05 Sold (MLS) $166,000 PARMLS
• 2023-08-12 Contingent — PARMLS
• 2023-07-11 Listed $185,000 PARMLS
• 2023-04-04 Listing Removed — PARMLS
• 2023-02-10 Price Changed $175,000 PARMLS
• 2022-12-01 Price Changed $185,000 PARMLS
• 2022-10-24 Price Changed $198,000 PARMLS
• 2022-10-21 Listed $215,000 PARMLS
• 2022-04-05 Sold (Public Records) $105,000 Public Records
• 2022-03-29 Sold (MLS) $105,000 PARMLS
• 2022-03-14 Contingent — PARMLS
• 2022-03-14 Pending — PARMLS
• 2022-03-13 Price Changed $105,000 PARMLS
• 2022-03-10 Listed $99,900 PARMLS
• 2016-10-01 Listing Removed — PARMLS
• 2016-03-09 Listed $60,000 PARMLS
• 2005-06-17 Sold (MLS) $60,000 PARMLS
• 2005-02-23 Listed $61,900 PARMLS
• 2004-02-25 Sold (Public Records) $60,000 Public Records
• 2003-12-16 Listing Removed — PARMLS
• 2003-09-12 Listed $59,900 PARMLS

Property tax history

+10.4%/yr

Latest (2025): $1,703 · +12.9% YoY. Source: county tax records.