3320 Marion Oaks Way · Warrington, FL 32507

$247,950

3 bd · 3.0 ba · 1,741 sqft · SingleFamily public records · 21 Days on market

Built 1994 9,452 sqft lot $142/sqft · 7% below area Est $266k · 7% under

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Why this score? — see what drove the D 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 +11.5/30.0
• ARV discount +10.5/15.0
• Schools +3.6/10.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

UPDATES GALORE, NEAT AS A PIN AND CLEAN AS A WHISTLE!!! Just minutes to white sand beaches of Perdido Beach and the back gate of the NAS. This brick cottage sits on a corner lot with new privacy fence and double gate. Floor plan features family room with vaulted ceiling and fireplace ~~ updated kitchen with brand new stainless refrigerator, electric stove, dishwasher, and microwave ~~ casual eating options at the dining bar or breakfast bay ~~ master suite with walk-in closet and double vanity ~~ sunny Florida room for relaxing and enjoying the private back yard. Important improvements include new luxury vinyl flooring, roof 2021, AC 2021, fresh neutral paint inside, contemporary light fixtures throughout, new window blinds, and plumbing fixtures. Open patio and refurbished storage shed outside. See documents section for complete list of updates.

Key facts

• Mature oak trees
• Beautiful setting
• Outdoor space

Tags

• CORNER LOT
• MATURE OAK TREES
• FUNCTIONAL FLOOR PLAN
• OUTDOOR SPACE
• PRIME LOCATION
• BEAUTIFUL SETTING

Property features AI

Finance

• Other: Road responsibility: county maintained
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; Two covered parking spaces; Front entrance access
• Utilities: Public water; Public sewer; Electric with circuit breakers; Cable available
• Home design: Single-story home; Resale property; Not attached to other properties; Shingle roof; Paved, county-maintained road access
• Construction: Frame construction; Slab foundation; One-level design; Insulation installed (energy efficiency)
• Exterior features: Patio; Backyard fencing; Yard building (outbuilding); Corner lot

Interior

• Kitchen: Pantry; Built-in microwave; Dishwasher; Garbage disposal; Gas water heater
• Bedrooms: Master bedroom on the first floor (approx. 13 x 13); Bedroom on the first floor (approx. 10 x 11); Second bedroom on the first floor (approx. 9 x 11)
• Flooring: Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Ceiling fan(s); Natural gas heating; Fireplace(s)
• Interior features: Baseboards; Ceiling fan(s); High-speed internet; Double-pane windows; Some blinds
• Laundry & utility: Laundry inside with washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $-83 ($-992/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (17.4% below list).
• Recommended offer: $205k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.3% in Warrington — 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 65/100 on livability (#631 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living 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: Pleasant Grove Elementary School (math 60% / reading 53%, grade C+, #816 of 2,144 statewide, top 39%, 534 students, 66% FRL).
• Zoned-school proficiency averages 56% at this address vs 42% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Escambia average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.2%/yr); 702 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% of the median local income ($74k/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 $7k 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 21 days — a 2% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 8 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,829 (17.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.83% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 10.1

CMA / ARV

• ARV (median comp): $265,723
• List price: $247,950
• Delta: -6.69%
• 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
3341 Marion Oaks Way	0.08mi	3/2.0	1,780 (+2%)	1mo	$260,000	$146	88
2125 Bainbridge Ave	0.67mi	3/3.0	1,750 (+0%)	1mo	$524,985	$300	67
3770 Weatherstone Cir	0.55mi	3/2.5	1,758 (+1%)	7mo	$289,000	$164	65
7818 Bay Meadows Cir	0.23mi	3/2.0	1,844 (+6%)	13mo	$281,000	$152	64
3608 Charlotte Ave	0.39mi	3/2.0	1,700 (-2%)	18mo	$334,900	$197	59
2414 Redoubt Ave	0.67mi	3/2.0	1,756 (+1%)	6mo	$275,000	$157	58
1901 Dunlap St	0.39mi	4/2.0 (+1)	1,828 (+5%)	12mo	$276,990	$152	55
1925 Dunlap St	0.38mi	3/2.0	1,580 (-9%)	11mo	$126,167	$80	54
8191 Sedgefield Dr	0.32mi	3/2.0	1,565 (-10%)	19mo	$176,000	$112	49
3818 Weatherstone Cir	0.64mi	4/2.5 (+1)	1,856 (+7%)	9mo	$330,000	$178	45
528 Waycross Ave	0.41mi	4/2.0 (+1)	1,920 (+10%)	12mo	$351,000	$183	44
2008 Augusta Ave	0.50mi	4/2.0 (+1)	1,534 (-12%)	8mo	$219,000	$143	41

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 · 1.22% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.29×
• Total profit: $-49,024
• Equity at exit: $36,970

10-year hold

• IRR: -18.4%
• Equity multiple: 0.08×
• Total profit: $-63,646
• Equity at exit: $21,438

Cash invested: $69,426 (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 32507

• Home prices YoY: -4.6%
• Rents YoY: 1.2%
• Active inventory: 702
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,048 high
• Mortgage (P&I): −$1,300
• Tax from tax record: −$297 /mo · $3,567/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-83

Break-even live

Break-even rent $2,153

Max offer price $233,349

Occupancy floor 99%

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: $61,988
• Closing costs: $7,438
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7895 Bay Meadows Dr Pensacola, FL	3.0	2.0	1566	$2,200	$1.40	23d	1	0.27mi
3762 Weatherstone Cir Pensacola, FL	4.0	2.0	1817	$1,950	$1.07	23d	1	0.57mi
727 Bremen Ave Pensacola, FL	3.0	2.0	1512	$1,650	$1.09	21d	1	0.79mi
2572 Gulf Breeze Ave Pensacola, FL	4.0	2.0	2000	$3,200	$1.60	23d	1	1.05mi
8727 Schooner Ln Pensacola, FL	3.0	2.0	1279	$1,950	$1.52	23d	1	1.07mi
570 Quigley Rd Pensacola, FL	3.0	2.0	1190	$1,525	$1.28	23d	1	1.41mi
8 Villa Dr Pensacola, FL	2.0	2.0	1000	$1,362	$1.36	21d	6	1.45mi
7071 Lake Joanne Dr Unit 2C Pensacola, FL	3.0	2.0	1300	$1,400	$1.08	14d	1	1.48mi
7071 Lake Joanne Dr Unit 2A Pensacola, FL	3.0	2.0	1300	$1,400	$1.08	23d	1	1.48mi
1308 Leeway Dr Pensacola, FL	3.0	2.5	1537	$1,950	$1.27	23d	1	1.49mi
1306 Leeway Dr Pensacola, FL	3.0	2.0	1550	$1,750	$1.13	14d	1	1.49mi
1306 Leeway Dr Pensacola, FL	3.0	2.5	1537	$1,800	$1.17	23d	1	1.49mi

Listing history 24 events

1. 2026-05-31
   status $247,950 Pending 21 DOM
2. 2026-05-08
   listed $247,950 Active 334-char remark
3. 2025-06-19
   historical
4. 2024-11-11
   price $315,000
5. 2024-06-18
   listed $329,000 Active
6. 2022-06-27
   soldstatus $279,000 Sold

   Show marketing remark (859 chars)

   UPDATES GALORE, NEAT AS A PIN AND CLEAN AS A WHISTLE!!! Just minutes to white sand beaches of Perdido Beach and the back gate of the NAS. This brick cottage sits on a corner lot with new privacy fence and double gate. Floor plan features family room with vaulted ceiling and fireplace ~~ updated kitchen with brand new stainless refrigerator, electric stove, dishwasher, and microwave ~~ casual eating options at the dining bar or breakfast bay ~~ master suite with walk-in closet and double vanity ~~ sunny Florida room for relaxing and enjoying the private back yard. Important improvements include new luxury vinyl flooring, roof 2021, AC 2021, fresh neutral paint inside, contemporary light fixtures throughout, new window blinds, and plumbing fixtures. Open patio and refurbished storage shed outside. See documents section for complete list of updates.

7. 2022-06-27
   soldstatus $279,000

   Show marketing remark (859 chars)

   UPDATES GALORE, NEAT AS A PIN AND CLEAN AS A WHISTLE!!! Just minutes to white sand beaches of Perdido Beach and the back gate of the NAS. This brick cottage sits on a corner lot with new privacy fence and double gate. Floor plan features family room with vaulted ceiling and fireplace ~~ updated kitchen with brand new stainless refrigerator, electric stove, dishwasher, and microwave ~~ casual eating options at the dining bar or breakfast bay ~~ master suite with walk-in closet and double vanity ~~ sunny Florida room for relaxing and enjoying the private back yard. Important improvements include new luxury vinyl flooring, roof 2021, AC 2021, fresh neutral paint inside, contemporary light fixtures throughout, new window blinds, and plumbing fixtures. Open patio and refurbished storage shed outside. See documents section for complete list of updates.

8. 2022-05-24
   historical Contingent

   Show marketing remark (859 chars)

   UPDATES GALORE, NEAT AS A PIN AND CLEAN AS A WHISTLE!!! Just minutes to white sand beaches of Perdido Beach and the back gate of the NAS. This brick cottage sits on a corner lot with new privacy fence and double gate. Floor plan features family room with vaulted ceiling and fireplace ~~ updated kitchen with brand new stainless refrigerator, electric stove, dishwasher, and microwave ~~ casual eating options at the dining bar or breakfast bay ~~ master suite with walk-in closet and double vanity ~~ sunny Florida room for relaxing and enjoying the private back yard. Important improvements include new luxury vinyl flooring, roof 2021, AC 2021, fresh neutral paint inside, contemporary light fixtures throughout, new window blinds, and plumbing fixtures. Open patio and refurbished storage shed outside. See documents section for complete list of updates.

9. 2022-05-18
   listed $275,000 Active

   Show marketing remark (859 chars)

   UPDATES GALORE, NEAT AS A PIN AND CLEAN AS A WHISTLE!!! Just minutes to white sand beaches of Perdido Beach and the back gate of the NAS. This brick cottage sits on a corner lot with new privacy fence and double gate. Floor plan features family room with vaulted ceiling and fireplace ~~ updated kitchen with brand new stainless refrigerator, electric stove, dishwasher, and microwave ~~ casual eating options at the dining bar or breakfast bay ~~ master suite with walk-in closet and double vanity ~~ sunny Florida room for relaxing and enjoying the private back yard. Important improvements include new luxury vinyl flooring, roof 2021, AC 2021, fresh neutral paint inside, contemporary light fixtures throughout, new window blinds, and plumbing fixtures. Open patio and refurbished storage shed outside. See documents section for complete list of updates.

10. 2018-05-31
    soldstatus $158,000
11. 2018-05-29
    soldstatus $158,000
12. 2018-03-05
    listed $159,000
13. 2014-02-26
    soldstatus $91,500
14. 2013-10-15
    listed $94,950
15. 2010-07-06
    soldstatus $163,392
16. 2010-06-25
    soldstatus $140,000
17. 2010-01-19
    listed $140,000
18. 2005-09-23
    soldstatus $163,500
19. 2005-09-20
    soldstatus $163,500
20. 2005-07-29
    listed $165,000
21. 2004-06-04
    soldstatus $117,500
22. 2004-05-25
    soldstatus $117,500
23. 2004-04-22
    listed $117,500
24. 1993-11-01
    soldstatus $77,400

ⓘ 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: $3,567 · $297/mo
• Projected year-2 tax: $3,567 · $297/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 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: $24,579
• − Mortgage interest: −$13,889
• − Property taxes: −$3,567
• − Insurance: −$1,240
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$7,213
• Taxable loss: −$5,262
• Est. tax savings @ 24.0%: +$1,263
• After-tax cash flow: $271/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 — Warrington

• Score: 65/100
• State rank: #631
• US rank: #12396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrington, FL
• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 32,226
• Household income: $73,540
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1175.0

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 (73%)
• Race & ethnicity: White 73% Black 10% Two or more races 10% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -26.23%
• Current HPI: 548.03
• Rent YoY: ▲ 1.22%
• 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

+220.3% since first listed

24 events — show timeline

• 2026-05-29 Pending — PARMLS
• 2026-05-08 Listed $247,950 PARMLS
• 2025-06-19 Listing Removed — PARMLS
• 2024-11-11 Price Changed $315,000 PARMLS
• 2024-06-18 Listed $329,000 PARMLS
• 2022-06-27 Sold (Public Records) $279,000 Public Records
• 2022-06-27 Sold (MLS) $279,000 PARMLS
• 2022-05-24 Contingent — PARMLS
• 2022-05-18 Listed $275,000 PARMLS
• 2018-05-31 Sold (MLS) $158,000 PARMLS
• 2018-05-29 Sold (Public Records) $158,000 Public Records
• 2018-03-05 Listed $159,000 PARMLS
• 2014-02-26 Sold (MLS) $91,500 PARMLS
• 2013-10-15 Listed $94,950 PARMLS
• 2010-07-06 Sold (Public Records) $163,392 Public Records
• 2010-06-25 Sold (MLS) $140,000 PARMLS
• 2010-01-19 Listed $140,000 PARMLS
• 2005-09-23 Sold (Public Records) $163,500 Public Records
• 2005-09-20 Sold (MLS) $163,500 PARMLS
• 2005-07-29 Listed $165,000 PARMLS
• 2004-06-04 Sold (Public Records) $117,500 Public Records
• 2004-05-25 Sold (MLS) $117,500 PARMLS
• 2004-04-22 Listed $117,500 PARMLS
• 1993-11-01 Sold (Public Records) $77,400 Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,567 · +28.2% YoY. Source: county tax records.