3283 Fresno Ave · Bellview, FL 32526

$219,000

4 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 19 Days on market

Built 1974 7,405 sqft lot Est $216k · at est.

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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 +13.8/30.0
• ARV discount +6.9/15.0
• DSCR +4.2/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful opportunity for investment property or starter home. Most major systems are less than five years old, and the floor plan is ideal with 3 bedrooms, 2 baths, a living room and separate den. Sizable yard on a corner lot with mature shade trees. Most of the heavy lifting has been done here with mostly cosmetic improvements remaining. This property is priced to allow room for the next buyer to invest money in making it their own while still maintaining equity based on surrounding comps. See for yourself!

Key facts

• 7,405 sq ft lot
• Built 1974
• Listed 19 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway / open parking
• Utilities: Public sewer; Copper electrical wiring
• Home design: Detached single-story home; Slab foundation; Brick construction; Resale property; Not new construction; Homestead exemption present; County-maintained road access
• Construction: Brick exterior; Slab foundation; One level
• Exterior features: Corner lot; Shingle roof; Public water

Interior

• Kitchen: Electric water heater
• Bedrooms: Primary bedroom on the first floor (approximately 10' x 12')
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $21 ($255/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (18.9% below list).
• Recommended offer: $178k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.2% in Bellview — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#561 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, amenities F, commute 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 (+4.4%/yr); 417 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 19 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask is 33% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $190k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $177,669 (18.9% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.81% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.42%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $216,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7109 Redondo Dr	0.17mi	4/2.0	1,474 (+9%)	2mo	$233,000	$158	75
6931 Falcon Dr	0.55mi	3/2.0 (-1)	1,347 (-0%)	2mo	$265,000	$197	67
5719 Ventura Ln	0.54mi	4/2.0	1,400 (+4%)	3mo	$185,000	$132	67
7150 Santa Barbara St	0.12mi	3/2.0 (-1)	1,530 (+13%)	2mo	$135,000	$88	65
7075 Ben Sasser Dr	0.62mi	5/2.0 (+1)	1,301 (-4%)	1mo	$103,000	$79	59
3135 Bent Oak Dr	0.34mi	3/2.0 (-1)	1,206 (-11%)	3mo	$215,000	$178	59
6945 Falcon Dr	0.45mi	3/2.0 (-1)	1,468 (+9%)	1mo	$235,000	$160	59
4960 La Ventana Ct	0.62mi	3/2.0 (-1)	1,448 (+7%)	3mo	$249,000	$172	52
2794 King St	0.58mi	4/2.0	1,521 (+12%)	1mo	$255,000	$168	52
5684 Ventura Ln	0.45mi	3/1.5 (-1)	1,150 (-15%)	3mo	$199,900	$174	45
5233 Westwind Cir	0.63mi	3/2.0 (-1)	1,550 (+15%)	1mo	$237,500	$153	41
7909 Red Bean Dr	0.66mi	3/2.0 (-1)	1,552 (+15%)	2mo	$230,000	$148	38

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: -14.2%
• Equity multiple: 0.48×
• Total profit: $-31,616
• Equity at exit: $32,654

10-year hold

• IRR: -3.5%
• Equity multiple: 0.75×
• Total profit: $-15,135
• Equity at exit: $18,935

Cash invested: $61,320 (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 32526

• Home prices YoY: -28.3%
• Rents YoY: 4.4%
• Active inventory: 417
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$143 /mo · $1,712/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $21

Break-even live

Break-even rent $1,750

Max offer price $219,000

Occupancy floor 94%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3219 Fresno Ave Pensacola, FL	3.0	2.0	1192	$1,375	$1.15	23d	1	0.07mi
3230 Palmdale Ave Pensacola, FL	3.0	2.0	1300	$1,500	$1.15	23d	1	0.28mi
4930 Laceiba Dr Pensacola, FL	3.0	1.5	1020	$1,300	$1.27	21d	1	0.49mi
5404 N Blue Angel Pkwy Pensacola, FL	3.0	1.0	1120	$1,275	$1.14	23d	1	1.12mi
5184 Regalo Dr Pensacola, FL	3.0	2.0	1504	$1,900	$1.26	23d	1	1.22mi
5217 Saufley Field Rd Pensacola, FL	4.0	2.5	1817	$1,895	$1.04	23d	1	1.23mi
6077 Royal Port Ct Pensacola, FL	3.0	2.5	1542	$1,775	$1.15	23d	1	1.24mi
6081 Royal Port Ct Pensacola, FL	3.0	2.5	1428	$1,850	$1.30	23d	1	1.25mi
5604 Scotland Ter Pensacola, FL	3.0	2.0	1231	$1,600	$1.30	13d	1	1.25mi
2702 Massachusetts Ave Pensacola, FL	1.0–3.0	1.0–2.5	1150	$1,745	$1.52	13d	9	1.28mi
1860 Broyhill Ln Pensacola, FL	3.0	2.0	1561	$1,600	$1.02	23d	1	1.34mi
6225 Mobile Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1036	$2,595	$2.50	13d	15	1.50mi

Listing history 27 events

1. 2026-06-18
   days on market $219,000 Active 19 DOM
2. 2026-06-17
   days on market $219,000 Active 18 DOM
3. 2026-06-16
   days on market $219,000 Active 17 DOM
4. 2026-06-15
   days on market $219,000 Active 16 DOM
5. 2026-06-14
   pricedays on market $219,000 Active 14 DOM
6. 2026-06-10
   days on market $225,000 Active 11 DOM
7. 2026-06-09
   days on market $225,000 Active 10 DOM
8. 2026-06-08
   days on market $225,000 Active 9 DOM
9. 2026-06-07
   days on market $225,000 Active 8 DOM
10. 2026-06-03
    days on market $225,000 Active 4 DOM
11. 2026-06-02
    days on market $225,000 Active 3 DOM
12. 2026-06-01
    days on market $225,000 Active 2 DOM
13. 2026-05-31
    statusdays on market $225,000 Active 1 DOM
14. 2026-05-22
    historical $225,000
15. 2022-10-20
    status Pending 514-char remark

    Show marketing remark (514 chars)

    Wonderful opportunity for investment property or starter home. Most major systems are less than five years old, and the floor plan is ideal with 3 bedrooms, 2 baths, a living room and separate den. Sizable yard on a corner lot with mature shade trees. Most of the heavy lifting has been done here with mostly cosmetic improvements remaining. This property is priced to allow room for the next buyer to invest money in making it their own while still maintaining equity based on surrounding comps. See for yourself!

16. 2022-10-18
    soldstatus $190,000
17. 2022-10-13
    soldstatus $190,000 Sold 514-char remark

    Show marketing remark (514 chars)

    Wonderful opportunity for investment property or starter home. Most major systems are less than five years old, and the floor plan is ideal with 3 bedrooms, 2 baths, a living room and separate den. Sizable yard on a corner lot with mature shade trees. Most of the heavy lifting has been done here with mostly cosmetic improvements remaining. This property is priced to allow room for the next buyer to invest money in making it their own while still maintaining equity based on surrounding comps. See for yourself!

18. 2022-09-14
    historical Contingent 514-char remark

    Show marketing remark (514 chars)

    Wonderful opportunity for investment property or starter home. Most major systems are less than five years old, and the floor plan is ideal with 3 bedrooms, 2 baths, a living room and separate den. Sizable yard on a corner lot with mature shade trees. Most of the heavy lifting has been done here with mostly cosmetic improvements remaining. This property is priced to allow room for the next buyer to invest money in making it their own while still maintaining equity based on surrounding comps. See for yourself!

19. 2022-09-08
    status Active 514-char remark

    Show marketing remark (514 chars)

    Wonderful opportunity for investment property or starter home. Most major systems are less than five years old, and the floor plan is ideal with 3 bedrooms, 2 baths, a living room and separate den. Sizable yard on a corner lot with mature shade trees. Most of the heavy lifting has been done here with mostly cosmetic improvements remaining. This property is priced to allow room for the next buyer to invest money in making it their own while still maintaining equity based on surrounding comps. See for yourself!

20. 2022-09-08
    price $180,000 514-char remark

    Show marketing remark (514 chars)

    Wonderful opportunity for investment property or starter home. Most major systems are less than five years old, and the floor plan is ideal with 3 bedrooms, 2 baths, a living room and separate den. Sizable yard on a corner lot with mature shade trees. Most of the heavy lifting has been done here with mostly cosmetic improvements remaining. This property is priced to allow room for the next buyer to invest money in making it their own while still maintaining equity based on surrounding comps. See for yourself!

21. 2022-07-27
    historical Contingent 514-char remark

    Show marketing remark (514 chars)

    Wonderful opportunity for investment property or starter home. Most major systems are less than five years old, and the floor plan is ideal with 3 bedrooms, 2 baths, a living room and separate den. Sizable yard on a corner lot with mature shade trees. Most of the heavy lifting has been done here with mostly cosmetic improvements remaining. This property is priced to allow room for the next buyer to invest money in making it their own while still maintaining equity based on surrounding comps. See for yourself!

22. 2022-07-21
    status Active 514-char remark

    Show marketing remark (514 chars)

    Wonderful opportunity for investment property or starter home. Most major systems are less than five years old, and the floor plan is ideal with 3 bedrooms, 2 baths, a living room and separate den. Sizable yard on a corner lot with mature shade trees. Most of the heavy lifting has been done here with mostly cosmetic improvements remaining. This property is priced to allow room for the next buyer to invest money in making it their own while still maintaining equity based on surrounding comps. See for yourself!

23. 2022-07-12
    historical Contingent 514-char remark

    Show marketing remark (514 chars)

    Wonderful opportunity for investment property or starter home. Most major systems are less than five years old, and the floor plan is ideal with 3 bedrooms, 2 baths, a living room and separate den. Sizable yard on a corner lot with mature shade trees. Most of the heavy lifting has been done here with mostly cosmetic improvements remaining. This property is priced to allow room for the next buyer to invest money in making it their own while still maintaining equity based on surrounding comps. See for yourself!

24. 2022-07-09
    listed $165,000 Active 514-char remark

    Show marketing remark (514 chars)

    Wonderful opportunity for investment property or starter home. Most major systems are less than five years old, and the floor plan is ideal with 3 bedrooms, 2 baths, a living room and separate den. Sizable yard on a corner lot with mature shade trees. Most of the heavy lifting has been done here with mostly cosmetic improvements remaining. This property is priced to allow room for the next buyer to invest money in making it their own while still maintaining equity based on surrounding comps. See for yourself!

25. 1995-04-01
    soldstatus $14,300
26. 1975-01-01
    soldstatus $26,500
27. 1973-01-01
    soldstatus $36,800

ⓘ 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: $1,712 · $143/mo
• Projected year-2 tax: $1,818 · $151/mo
• Expected delta: +$106/yr (+$9/mo · 6.2%)

ⓘ 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 3/10 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: $21,320
• − Mortgage interest: −$12,267
• − Property taxes: −$1,712
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$6,371
• Taxable loss: −$3,536
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $1,103/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 — Bellview

• Score: 67/100
• State rank: #561
• US rank: #10731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellview, FL
• County: Escambia County · 301,722 people
• 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: 1166.0

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 (66%)
• Race & ethnicity: White 66% Black 19% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Tagalog/Filipino 1% 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: ▼ -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

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

+511.4% since first listed

14 events — show timeline

• 2026-05-22 Coming Soon $225,000 PARMLS
• 2022-10-20 Pending — PARMLS
• 2022-10-18 Sold (Public Records) $190,000 Public Records
• 2022-10-13 Sold (MLS) $190,000 PARMLS
• 2022-09-14 Contingent — PARMLS
• 2022-09-08 Relisted — PARMLS
• 2022-09-08 Price Changed $180,000 PARMLS
• 2022-07-27 Contingent — PARMLS
• 2022-07-21 Relisted — PARMLS
• 2022-07-12 Contingent — PARMLS
• 2022-07-09 Listed $165,000 PARMLS
• 1995-04-01 Sold (Public Records) $14,300 Public Records
• 1975-01-01 Sold (Public Records) $26,500 Public Records
• 1973-01-01 Sold (Public Records) $36,800 Public Records

Property tax history

+32.0%/yr

Latest (2025): $1,712 · +14.1% YoY. Source: county tax records.