4915 Jackson St · West Pensacola, FL 32506

$135,000

2 bd · 1.0 ba · 967 sqft · SingleFamily public records · 113 Days on market

Built 1951 10,084 sqft lot $140/sqft · 21% below area Est $171k · 21% under

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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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.4/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 967 sq. ft. home features 2 bedrooms, 1 full bathroom, kitchen, living room, and small sunroom in the main structure. Interior Needs total updating, structure is solid. Outside features a large concrete parking area and detached single-car garage. Buyer to verify all information, including but not limited to square footage, lot size, condition, and schools.

Key facts

• 0.23 acre lot
• Garage
• Built 1951

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $123k (9.0% 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 (+3.9%/yr); 270 active listings in the ZIP; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 113 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $35k; list at $135k implies a 286% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 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 1951 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.15%
• DSCR: 1.32
• GRM: 8.0

CMA / ARV

• ARV (median comp): $171,231
• List price: $135,000
• Delta: -21.16%
• 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
254 Chestnut St	0.19mi	2/1.0	928 (-4%)	10mo	$140,000	$151	76
261 Chestnut St	0.26mi	2/1.0	928 (-4%)	13mo	$120,000	$129	71
5527 Lynwood Rd	0.48mi	3/1.0 (+1)	974 (+1%)	3mo	$110,000	$113	69
122 State St	0.57mi	2/1.0	940 (-3%)	7mo	$156,000	$166	63
258 Omega Ct	0.17mi	3/1.0 (+1)	1,098 (+14%)	5mo	$127,500	$116	61
121 State St	0.58mi	2/1.0	940 (-3%)	13mo	$155,000	$165	57
4957 Elsa Ave	0.59mi	3/1.0 (+1)	1,000 (+3%)	6mo	$144,000	$144	57
7 Forest Park Dr	0.37mi	3/1.5 (+1)	1,057 (+9%)	8mo	$185,000	$175	54
237 Willow St	0.31mi	2/1.0	832 (-14%)	14mo	$134,900	$162	51
4905 State St	0.42mi	3/1.0 (+1)	1,074 (+11%)	11mo	$185,000	$172	48
1106 N 50th Ave	0.56mi	3/2.0 (+1)	1,086 (+12%)	5mo	$190,000	$175	40
307 N 59th Ave	0.72mi	3/1.5 (+1)	1,108 (+15%)	2mo	$190,000	$171	33

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 · 3.85% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-6,323
• Equity at exit: $20,129

10-year hold

• IRR: 6.2%
• Equity multiple: 1.48×
• Total profit: $18,009
• Equity at exit: $11,672

Cash invested: $37,800 (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 32506

• Home prices YoY: -22.5%
• Rents YoY: 3.9%
• Active inventory: 270
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$708
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $225

Break-even live

Break-even rent $1,123

Max offer price $135,000

Occupancy floor 79%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5501 Mayfair Dr Pensacola, FL	3.0	1.0	912	$1,295	$1.42	23d	1	0.36mi
316 Teakwood Cir Pensacola, FL	2.0	1.5	1024	$1,350	$1.32	14d	1	0.42mi
4600 Twin Oaks Dr Pensacola, FL	1.0–2.0	1.0	838	$1,499	$1.79	14d	29	0.46mi
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	23d	1	0.57mi
908 N 57th Ave Pensacola, FL	1.0	1.0	740	$1,195	$1.61	23d	1	0.60mi
190 N Old Corry Field Rd Pensacola, FL	1.0–2.0	1.0–2.0	915	$1,174	$1.28	14d	3	0.75mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	21d	1	1.08mi
1505 N 62nd Ave Pensacola, FL	2.0	1.0	665	$950	$1.43	23d	1	1.26mi
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	23d	1	1.34mi

Listing history 21 events

1. 2026-06-18
   days on market $135,000 Active 113 DOM
2. 2026-06-17
   days on market $135,000 Active 112 DOM
3. 2026-06-16
   days on market $135,000 Active 111 DOM
4. 2026-06-15
   days on market $135,000 Active 110 DOM
5. 2026-06-14
   days on market $135,000 Active 108 DOM
6. 2026-06-10
   days on market $135,000 Active 105 DOM
7. 2026-06-09
   days on market $135,000 Active 104 DOM
8. 2026-06-08
   days on market $135,000 Active 103 DOM
9. 2026-06-07
   days on market $135,000 Active 102 DOM
10. 2026-06-03
    days on market $135,000 Active 98 DOM
11. 2026-06-02
    days on market $135,000 Active 97 DOM
12. 2026-06-01
    days on market $135,000 Active 96 DOM
13. 2026-05-31
    days on market $135,000 Active 95 DOM
14. 2026-05-31
    days on market $135,000 Active 94 DOM
15. 2026-02-26
    listed $135,000 Active 366-char remark

    Show marketing remark (366 chars)

    This 967 sq. ft. home features 2 bedrooms, 1 full bathroom, kitchen, living room, and small sunroom in the main structure. Interior Needs total updating, structure is solid. Outside features a large concrete parking area and detached single-car garage. Buyer to verify all information, including but not limited to square footage, lot size, condition, and schools.

16. 2000-12-21
    soldstatus $35,000
17. 2000-12-21
    soldstatus $35,000
18. 2000-12-15
    soldstatus $35,000 85-char remark

    Show marketing remark (85 chars)

    GOOD CONDITION*GREAT STARTER HOME* NEW ROOF-3/98*VINYL SIDING, DETACHED 1-CAR GARAGE.

19. 2000-10-24
    listed $35,000 85-char remark

    Show marketing remark (85 chars)

    GOOD CONDITION*GREAT STARTER HOME* NEW ROOF-3/98*VINYL SIDING, DETACHED 1-CAR GARAGE.

20. 2000-10-15
    historical
21. 2000-07-15
    listed $48,000

ⓘ 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: $1,476 · $123/mo
• Projected year-2 tax: $1,476 · $123/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 · 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: $16,898
• − Mortgage interest: −$7,562
• − Property taxes: −$1,476
• − Insurance: −$675
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$3,927
• Taxable income: $554
• Est. tax owed @ 24.0%: −$133
• After-tax cash flow: $2,570/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): 34,549
• Household income: $62,486
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 1359.0

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 0.60)
• Race & ethnicity: White 60% Black 18% Two or more races 11% Hispanic / Latino 6% Asian 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 4% Tagalog/Filipino 2% Other Indo-European 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: ▼ -71.86%
• Current HPI: 247.6085
• Rent YoY: ▲ 3.85%
• 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

+181.2% since first listed

7 events — show timeline

• 2026-02-26 Listed $135,000 PARMLS
• 2000-12-21 Sold (Public Records) $35,000 Public Records
• 2000-12-21 Sold (Public Records) $35,000 Public Records
• 2000-12-15 Sold (MLS) $35,000 PARMLS
• 2000-10-24 Listed $35,000 PARMLS
• 2000-10-15 Listing Removed — PARMLS
• 2000-07-15 Listed $48,000 PARMLS

Property tax history

+7.6%/yr

Latest (2025): $1,476 · +16.8% YoY. Source: county tax records.