409 Frisco Rd · West Pensacola, FL 32507

$174,900

3 bd · 1.0 ba · 1,084 sqft · SingleFamily public records · 113 Days on market

Built 1952 0.25 ac lot Est $195k · 10% 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 +14.0/30.0
• ARV discount +12.2/15.0
• DSCR +4.2/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW!! MOVE IN READY! What a steal for only 115k, This 3 bedroom and 1 bath with newly renovated Kitchen and bathroom is conveniently located to downtown Pensacola, beaches, shopping and more. Freshly painted interior and exterior. Home features new flooring in the living room, kitchen and bathroom. Bedrooms and hall is the beautifully finished original hardwoods. This home features newer windows, doors, Brand new permitted roof with Architectural Shingles, new 200 AMP service and new gas lines. Must see it to believe it!!!

Key facts

• Oversized patio
• Updated kitchen
• Hardwood floors

Tags

• WATERFRONT NEIGHBORHOOD
• BRICK AND BLOCK CONSTRUCTION
• HARDWOOD FLOORS
• UPDATED KITCHEN
• TILE BACKSPLASH
• OVERSIZED PATIO

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Public sewer; Copper electrical wiring; Cable available; Road access via county-maintained road
• Home design: Single-story, detached residence; Resale property
• Construction: Block construction; Off-grade foundation; Shingle roof; One level
• Exterior features: Back yard fencing; Patio; Yard building (outbuilding)

Interior

• Kitchen: Updated kitchen with laminate counters; New appliances, sink, countertop, and splash back (updated within last 6–10 years); Built-in microwave; Dishwasher; Refrigerator; Gas range
• Bedrooms: Master bedroom on the first floor, approximately 10' x 10' (100 sq ft)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: One full bathroom with updated fixtures (updated within last 6–10 years)
• Heating & cooling: Central air; Ceiling fan(s) for supplemental cooling; Natural gas heating
• Interior features: Ceiling fans; Double-pane windows
• Laundry & utility: Washer and dryer included; Interior laundry with washer/dryer hookups; Gas water heater

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 $22 ($265/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 $150k (14.5% below list).
• Recommended offer: $150k (14.5% below list) — sets the bar for 1% rule.

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, 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.
• Zoned schools: Warrington Elementary School (math 32% / reading 27%, grade F, #1,896 of 2,144 statewide, top 90%, 307 students, 91% FRL); Warrington Middle School (math 19% / reading 24%, grade F, #553 of 571 statewide, top 97%, 573 students, 87% FRL); Pensacola High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 1,229 students, 55% FRL) — zoned schools average 77% FRL vs 58% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-12 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 (+1.2%/yr); 701 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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 113 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $175k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $149,513 (14.5% 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 15% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $195,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Alton Rd	0.41mi	3/1.0	1,100 (+2%)	3mo	$210,000	$191	76
320 Chaseville St	0.15mi	2/1.0 (-1)	1,168 (+8%)	5mo	$155,000	$133	71
315 Frisco Ct	0.13mi	3/2.0	1,196 (+10%)	2mo	$201,000	$168	71
805 Rue Max St	0.56mi	3/1.0	1,106 (+2%)	1mo	$200,000	$181	69
629 Rue Max St	0.45mi	3/1.0	1,020 (-6%)	1mo	$222,000	$218	68
502 Chaseville St	0.10mi	3/2.0	1,196 (+10%)	11mo	$140,000	$117	65
407 Rue Max St	0.52mi	3/1.0	1,029 (-5%)	10mo	$185,000	$180	59
212 Ada Wilson Ave	0.65mi	3/2.0	1,132 (+4%)	1mo	$217,000	$192	57
130 Shadow Lawn Ln	0.46mi	3/2.0	1,215 (+12%)	1mo	$125,000	$103	54
105 Citrus St	0.57mi	3/2.0	1,200 (+11%)	5mo	$170,000	$142	48
209 Marine Dr	0.69mi	3/2.0	984 (-9%)	2mo	$177,500	$180	47
1200 Dexter Ave	0.71mi	3/2.0	1,204 (+11%)	12mo	$153,655	$128	34

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: -17.4%
• Equity multiple: 0.40×
• Total profit: $-29,574
• Equity at exit: $26,078

10-year hold

• IRR: -13.0%
• Equity multiple: 0.30×
• Total profit: $-34,392
• Equity at exit: $15,122

Cash invested: $48,972 (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: 701
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$917
• Tax from tax record: −$169 /mo · $2,028/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $22

Break-even live

Break-even rent $1,467

Max offer price $174,900

Occupancy floor 94%

Sensitivity live

Price	-10% $121	-5% $72	+0% $22	+5% $-27	+10% $-77
Rent	-10% $-96	-5% $-37	+0% $22	+5% $81	+10% $140
Rate	-1.0pp $110	-0.5pp $67	base $22	+0.5pp $-23	+1.0pp $-69

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
190 N Old Corry Field Rd Pensacola, FL	1.0–2.0	1.0–2.0	915	$1,174	$1.28	15d	3	0.43mi
4600 Twin Oaks Dr Pensacola, FL	1.0–2.0	1.0	838	$1,499	$1.79	15d	29	0.79mi
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	25d	1	0.92mi
113 Rue Max St Pensacola, FL	3.0	1.0	862	$1,395	$1.62	25d	1	0.93mi
5 Elegans Ave Pensacola, FL	2.0	1.0	788	$1,195	$1.52	25d	1	1.04mi
1120 S Old Corry Field Rd Pensacola, FL	3.0	1.0	1000	$1,295	$1.29	25d	1	1.05mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	25d	1	1.10mi
316 Teakwood Cir Pensacola, FL	2.0	1.5	1024	$1,350	$1.32	15d	1	1.16mi
7 Mindoro Cir Pensacola, FL	3.0	1.0	924	$1,395	$1.51	25d	1	1.23mi
852 Garnet St Pensacola, FL	3.0	1.5	1150	$1,150	$1.00	15d	1	1.26mi
26 N Lincoln Rd Unit B Pensacola, FL	2.0	1.0	759	$1,050	$1.38	15d	1	1.27mi
5501 Mayfair Dr Pensacola, FL	3.0	1.0	912	$1,295	$1.42	25d	1	1.27mi
45 W Carver Dr Pensacola, FL	3.0	1.0	940	$1,325	$1.41	25d	1	1.31mi
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	25d	1	1.33mi
99 S 3rd St Unit 3 Pensacola, FL	2.0	1.5	900	$1,259	$1.40	25d	1	1.39mi
1218 N Kirk St Pensacola, FL	2.0	1.0	850	$1,150	$1.35	25d	1	1.46mi

Listing history 33 events

1. 2026-06-21
   days on market $174,900 Active 113 DOM
2. 2026-06-18
   days on market $174,900 Active 110 DOM
3. 2026-06-17
   days on market $174,900 Active 109 DOM
4. 2026-06-16
   days on market $174,900 Active 108 DOM
5. 2026-06-15
   status $174,900 Active 107 DOM
6. 2026-06-15
   days on market $174,900 Contingent 107 DOM
7. 2026-06-14
   days on market $174,900 Contingent 105 DOM
8. 2026-06-10
   days on market $174,900 Contingent 102 DOM
9. 2026-06-09
   days on market $174,900 Contingent 101 DOM
10. 2026-06-08
    days on market $174,900 Contingent 100 DOM
11. 2026-06-07
    statusdays on market $174,900 Contingent 99 DOM
12. 2026-06-03
    days on market $174,900 Active 95 DOM
13. 2026-06-02
    days on market $174,900 Active 94 DOM
14. 2026-06-01
    days on market $174,900 Active 93 DOM
15. 2026-05-31
    days on market $174,900 Active 92 DOM
16. 2026-05-31
    statusdays on market $174,900 Active 91 DOM
17. 2026-05-13
    historical Contingent
18. 2026-04-21
    price $174,900
19. 2026-03-25
    status Active
20. 2026-03-17
    historical Contingent
21. 2026-03-10
    price $179,900
22. 2026-02-28
    listed $189,900 Active
23. 2019-12-05
    soldstatus $115,000
24. 2019-11-26
    soldstatus $115,000 528-char remark

    Show marketing remark (528 chars)

    WOW!! MOVE IN READY! What a steal for only 115k, This 3 bedroom and 1 bath with newly renovated Kitchen and bathroom is conveniently located to downtown Pensacola, beaches, shopping and more. Freshly painted interior and exterior. Home features new flooring in the living room, kitchen and bathroom. Bedrooms and hall is the beautifully finished original hardwoods. This home features newer windows, doors, Brand new permitted roof with Architectural Shingles, new 200 AMP service and new gas lines. Must see it to believe it!!!

25. 2019-06-30
    historical
26. 2019-06-27
    listed $115,000 528-char remark

    Show marketing remark (528 chars)

    WOW!! MOVE IN READY! What a steal for only 115k, This 3 bedroom and 1 bath with newly renovated Kitchen and bathroom is conveniently located to downtown Pensacola, beaches, shopping and more. Freshly painted interior and exterior. Home features new flooring in the living room, kitchen and bathroom. Bedrooms and hall is the beautifully finished original hardwoods. This home features newer windows, doors, Brand new permitted roof with Architectural Shingles, new 200 AMP service and new gas lines. Must see it to believe it!!!

27. 2019-06-27
    listed $115,000

    Show marketing remark (528 chars)

    WOW!! MOVE IN READY! What a steal for only 115k, This 3 bedroom and 1 bath with newly renovated Kitchen and bathroom is conveniently located to downtown Pensacola, beaches, shopping and more. Freshly painted interior and exterior. Home features new flooring in the living room, kitchen and bathroom. Bedrooms and hall is the beautifully finished original hardwoods. This home features newer windows, doors, Brand new permitted roof with Architectural Shingles, new 200 AMP service and new gas lines. Must see it to believe it!!!

28. 2018-08-21
    soldstatus $36,500
29. 2018-04-20
    listed $37,000
30. 2014-04-10
    historical
31. 2014-02-10
    listed $27,000
32. 1998-09-14
    soldstatus $42,500
33. 1985-12-01
    soldstatus $35,900

ⓘ 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: $2,028 · $169/mo
• Projected year-2 tax: $2,028 · $169/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 2/10 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: $17,942
• − Mortgage interest: −$9,797
• − Property taxes: −$2,028
• − Insurance: −$874
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$5,088
• Taxable loss: −$2,717
• Est. tax savings @ 24.0%: +$652
• After-tax cash flow: $917/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): 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

+387.2% since first listed

17 events — show timeline

• 2026-05-13 Contingent — PARMLS
• 2026-04-21 Price Changed $174,900 PARMLS
• 2026-03-25 Relisted — PARMLS
• 2026-03-17 Contingent — PARMLS
• 2026-03-10 Price Changed $179,900 PARMLS
• 2026-02-28 Listed $189,900 PARMLS
• 2019-12-05 Sold (Public Records) $115,000 Public Records
• 2019-11-26 Sold (MLS) $115,000 PARMLS
• 2019-06-30 Listing Removed — PARMLS
• 2019-06-27 Listed $115,000 PARMLS
• 2019-06-27 Listed $115,000 PARMLS
• 2018-08-21 Sold (MLS) $36,500 PARMLS
• 2018-04-20 Listed $37,000 PARMLS
• 2014-04-10 Listing Removed — PARMLS
• 2014-02-10 Listed $27,000 PARMLS
• 1998-09-14 Sold (Public Records) $42,500 Public Records
• 1985-12-01 Sold (Public Records) $35,900 Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,028 · +14.7% YoY. Source: county tax records.