2517 W La Rua St · Pensacola, FL 32505

$159,000

3 bd · 1.0 ba · 1,552 sqft · SingleFamily public records · 80 Days on market

Built 1961 0.36 ac lot $102/sqft · 17% below area Est $191k · 17% under

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Why this score? — see what drove the B- 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.6/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bathroom home located in Pensacola. This lovely property features a spacious living area, a modern kitchen with updated appliances, and a cozy dining space. The master suite provides a private bath, while the additional bedrooms are generously sized. Enjoy outdoor living with a fenced backyard and patio area. Conveniently situated near local amenities and schools, this home presents a wonderful opportunity for comfortable living in a serene neighborhood.

Key facts

• Updated appliances
• Private bath
• Patio area

Tags

• MODERN KITCHEN
• UPDATED APPLIANCES
• PRIVATE BATH
• FENCED BACKYARD
• PATIO AREA
• SERENE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.6% in Pensacola — 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 83/100 on livability (#53 in FL, #924 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• 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 (+4.9%/yr); 198 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• At $1,847/mo this rent would consume 49% of the median local household income ($45k/yr) (locally 1458% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $66k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $159k implies a 347% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. 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: 1.16% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.37%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $191,426
• List price: $159,000
• Delta: -16.94%
• 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
3115 W Gadsden St	0.41mi	3/2.0	1,670 (+8%)	2mo	$84,500	$51	62
3315 Marques St	0.58mi	3/2.0	1,521 (-2%)	5mo	$355,000	$233	61
1100 N T St	0.43mi	4/2.0 (+1)	1,520 (-2%)	8mo	$95,000	$63	61
1009 N U St	0.40mi	4/2.0 (+1)	1,485 (-4%)	7mo	$172,872	$116	60
724 N K St	0.62mi	3/1.0	1,674 (+8%)	1mo	$299,900	$179	57
3123 W Lloyd St	0.66mi	3/2.0	1,623 (+5%)	1mo	$70,000	$43	56
2705 W Brainerd St	0.48mi	3/2.0	1,384 (-11%)	1mo	$225,000	$163	54
306 S N St	0.73mi	3/2.0	1,610 (+4%)	4mo	$290,000	$180	52
1806 W Chase St	0.62mi	4/2.0 (+1)	1,488 (-4%)	7mo	$324,000	$218	49
241 S M St	0.70mi	3/2.5	1,606 (+4%)	10mo	$360,000	$224	47
2116 W De Soto St	0.45mi	3/2.0	1,344 (-13%)	7mo	$260,000	$193	47
1013 N K St	0.69mi	3/2.0	1,337 (-14%)	11mo	$365,000	$273	31

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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $48
• Equity at exit: $23,707

10-year hold

• IRR: 11.6%
• Equity multiple: 1.99×
• Total profit: $44,212
• Equity at exit: $13,747

Cash invested: $44,520 (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 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 198
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$834
• Tax from tax record: −$211 /mo · $2,533/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $348

Break-even live

Break-even rent $1,407

Max offer price $159,000

Occupancy floor 76%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 N Pace Blvd Unit b Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	23d	1	0.33mi
315 N Pace Blvd Unit A Pensacola, FL	3.0	2.0	1342	$1,850	$1.38	23d	1	0.33mi
309 N Pace Blvd Unit B Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	23d	1	0.35mi
2802 W Gonzalez St Pensacola, FL	3.0	2.0	1824	$1,600	$0.88	23d	1	0.45mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	23d	1	0.53mi
239 N K St Pensacola, FL	3.0	2.0	1392	$1,950	$1.40	23d	1	0.61mi
852 Garnet St Pensacola, FL	3.0	1.5	1150	$1,150	$1.00	14d	1	0.85mi
706 N F St Pensacola, FL	3.0	2.5	2000	$2,600	$1.30	23d	1	0.96mi
106 S G St Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	23d	1	1.00mi
814 N E St Pensacola, FL	3.0	2.0	1440	$1,695	$1.18	23d	1	1.05mi
411 N D St Pensacola, FL	4.0	2.0	1511	$2,175	$1.44	23d	1	1.06mi
1010 N D St Pensacola, FL	2.0	2.0	1196	$1,850	$1.55	23d	1	1.15mi
410 N C St Unit 1367374P Pensacola, FL	3.0	2.0	1291	$3,313	$2.57	14d	1	1.15mi
1215 N C St Pensacola, FL	3.0	1.0	1203	$1,775	$1.48	14d	1	1.24mi
615 N A St Pensacola, FL	3.0	2.0	1122	$1,900	$1.69	14d	1	1.26mi
2108 W Bobe St Pensacola, FL	4.0	2.0	1752	$2,100	$1.20	23d	1	1.31mi
13 Elegans Ave Pensacola, FL	3.0	2.0	1835	$1,895	$1.03	23d	1	1.32mi
3141 Barrancas Ave Pensacola, FL	2.0	1.5	1200	$2,150	$1.79	14d	1	1.48mi

Listing history 26 events

1. 2026-06-18
   days on market $159,000 Active 80 DOM
2. 2026-06-17
   days on market $159,000 Active 79 DOM
3. 2026-06-16
   pricedays on market $159,000 Active 78 DOM
4. 2026-06-15
   days on market $167,000 Active 77 DOM
5. 2026-06-14
   days on market $167,000 Active 75 DOM
6. 2026-06-10
   days on market $167,000 Active 72 DOM
7. 2026-06-09
   days on market $167,000 Active 71 DOM
8. 2026-06-09
   price $167,000 Active 70 DOM
9. 2026-06-08
   days on market $173,000 Active 70 DOM
10. 2026-06-07
    days on market $173,000 Active 69 DOM
11. 2026-06-03
    days on market $173,000 Active 65 DOM
12. 2026-06-02
    days on market $173,000 Active 64 DOM
13. 2026-06-01
    days on market $173,000 Active 63 DOM
14. 2026-05-31
    days on market $173,000 Active 62 DOM
15. 2026-05-31
    days on market $173,000 Active 61 DOM
16. 2026-05-12
    price $173,000 480-char remark

    Show marketing remark (480 chars)

    Charming 3-bedroom, 1-bathroom home located in Pensacola. This lovely property features a spacious living area, a modern kitchen with updated appliances, and a cozy dining space. The master suite provides a private bath, while the additional bedrooms are generously sized. Enjoy outdoor living with a fenced backyard and patio area. Conveniently situated near local amenities and schools, this home presents a wonderful opportunity for comfortable living in a serene neighborhood.

17. 2026-04-29
    price $187,000 480-char remark

    Show marketing remark (480 chars)

    Charming 3-bedroom, 1-bathroom home located in Pensacola. This lovely property features a spacious living area, a modern kitchen with updated appliances, and a cozy dining space. The master suite provides a private bath, while the additional bedrooms are generously sized. Enjoy outdoor living with a fenced backyard and patio area. Conveniently situated near local amenities and schools, this home presents a wonderful opportunity for comfortable living in a serene neighborhood.

18. 2026-04-21
    price $199,000 480-char remark

    Show marketing remark (480 chars)

    Charming 3-bedroom, 1-bathroom home located in Pensacola. This lovely property features a spacious living area, a modern kitchen with updated appliances, and a cozy dining space. The master suite provides a private bath, while the additional bedrooms are generously sized. Enjoy outdoor living with a fenced backyard and patio area. Conveniently situated near local amenities and schools, this home presents a wonderful opportunity for comfortable living in a serene neighborhood.

19. 2026-04-17
    price $210,000 480-char remark

    Show marketing remark (480 chars)

    Charming 3-bedroom, 1-bathroom home located in Pensacola. This lovely property features a spacious living area, a modern kitchen with updated appliances, and a cozy dining space. The master suite provides a private bath, while the additional bedrooms are generously sized. Enjoy outdoor living with a fenced backyard and patio area. Conveniently situated near local amenities and schools, this home presents a wonderful opportunity for comfortable living in a serene neighborhood.

20. 2026-04-10
    price $213,000 480-char remark

    Show marketing remark (480 chars)

    Charming 3-bedroom, 1-bathroom home located in Pensacola. This lovely property features a spacious living area, a modern kitchen with updated appliances, and a cozy dining space. The master suite provides a private bath, while the additional bedrooms are generously sized. Enjoy outdoor living with a fenced backyard and patio area. Conveniently situated near local amenities and schools, this home presents a wonderful opportunity for comfortable living in a serene neighborhood.

21. 2026-04-06
    price $219,000 480-char remark

    Show marketing remark (480 chars)

    Charming 3-bedroom, 1-bathroom home located in Pensacola. This lovely property features a spacious living area, a modern kitchen with updated appliances, and a cozy dining space. The master suite provides a private bath, while the additional bedrooms are generously sized. Enjoy outdoor living with a fenced backyard and patio area. Conveniently situated near local amenities and schools, this home presents a wonderful opportunity for comfortable living in a serene neighborhood.

22. 2026-03-30
    listed $225,000 Active 480-char remark

    Show marketing remark (480 chars)

    Charming 3-bedroom, 1-bathroom home located in Pensacola. This lovely property features a spacious living area, a modern kitchen with updated appliances, and a cozy dining space. The master suite provides a private bath, while the additional bedrooms are generously sized. Enjoy outdoor living with a fenced backyard and patio area. Conveniently situated near local amenities and schools, this home presents a wonderful opportunity for comfortable living in a serene neighborhood.

23. 2025-10-09
    historical
24. 2025-09-17
    price $160,000
25. 2025-09-03
    listed $170,000 Active
26. 1983-06-01
    soldstatus $35,600

ⓘ 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: $2,533 · $211/mo
• Projected year-2 tax: $2,533 · $211/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: $22,159
• − Mortgage interest: −$8,906
• − Property taxes: −$2,533
• − Insurance: −$795
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$4,625
• Taxable income: $1,754
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $3,751/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 — Pensacola

• Score: 83/100
• State rank: #53
• US rank: #924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pensacola, FL
• County: Escambia County · 301,722 people
• City population: 237,636
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 27,877
• Household income: $44,783
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1458.0

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 0.66)
• Race & ethnicity: Black 48% White 32% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% Vietnamese 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: ▼ -74.10%
• Current HPI: 205.45
• Rent YoY: ▲ 4.92%
• 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

+386.0% since first listed

11 events — show timeline

• 2026-05-12 Price Changed $173,000 PARMLS
• 2026-04-29 Price Changed $187,000 PARMLS
• 2026-04-21 Price Changed $199,000 PARMLS
• 2026-04-17 Price Changed $210,000 PARMLS
• 2026-04-10 Price Changed $213,000 PARMLS
• 2026-04-06 Price Changed $219,000 PARMLS
• 2026-03-30 Listed $225,000 PARMLS
• 2025-10-09 Listing Removed — PARMLS
• 2025-09-17 Price Changed $160,000 PARMLS
• 2025-09-03 Listed $170,000 PARMLS
• 1983-06-01 Sold (Public Records) $35,600 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,533 · +9.1% YoY. Source: county tax records.