612 Rentz Ave · Warrington, FL 32507

$128,000

2 bd · 1.0 ba · 520 sqft · SingleFamily public records · 284 Days on market

Built 1956 7,065 sqft lot $246/sqft · at area comps Est $137k · 6% 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 +21.7/30.0
• ARV discount +10.4/15.0
• DSCR +6.9/10.0
• 1% rule +4.9/10.0
• Schools +3.6/10.0
• 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

Introducing this charming cottage - an unbeatable investment opportunity! Priced to impress, this 2-bedroom, 1-bathroom property is ready for a transformation that will bring out its full potential, whether as a cozy home or a lucrative rental. Upon entry, the wood look tile flooring and wood-paneled ceiling immediately catch your eye, offering a rustic charm that sets the tone for this unique space. While a little TLC is needed, this home is brimming with possibilities for the discerning buyer. Key features include a spacious yard perfect for outdoor activities, a loft space for extra storage, and a yard building for added convenience. The cozy kitchen is equipped with everything you need, from a double bowl sink to a refrigerator, washer/dryer set, and range. The updated wood-paneled bathroom features a newer commode, sink, and a charming claw-foot tub that can easily be converted into a tub/shower combo. Situated close to water activities like the public access point on Fairfield Dr., and just a short drive from Downtown, beaches, and NAS Pensacola, this property offers both an advantageous location and potential for enjoyment or profit. Whether you're dreaming of your own quaint retreat, a profitable rental venture, or a rewarding flip project, this home is the perfect canvas for your imagination to run wild! Don't miss out—schedule a showing today and seize the opportunity to make it yours. Buyers and their agents are encouraged to verify all information provided. Property has a large trailer parked in the back with extra 2bed and 1bath also included in sale.new floor . a trailer on the saide for sale also. thats with the price.

Key facts

• Spacious yard
• Yard building
• Wood paneled ceiling

Tags

• WOOD LOOK TILE FLOORING
• WOOD PANELED CEILING
• SPACIOUS YARD
• LOFT SPACE
• YARD BUILDING
• RECENTLY REPLACED ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/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 $127k (0.7% below list).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Navy Point Elementary School (math 27% / reading 37%, grade F, #1,797 of 2,144 statewide, top 86%, 430 students, 66% FRL); Jim C. Bailey Middle School (math 38% / reading 39%, grade F, #384 of 571 statewide, top 68%, 1,159 students, 57% FRL); Escambia High School (math 19% / reading 29%, grade F, #529 of 667 statewide, top 80%, 1,655 students, 62% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 701 active listings in the ZIP; 9 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 $885 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 284 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 10567% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $86k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $112,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 284 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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 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?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.58%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (median comp): $136,728
• List price: $128,000
• Delta: -6.38%
• Verdict: FAIR
• Comps: 14 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.22% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.71×
• Total profit: $-10,487
• Equity at exit: $19,085

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-1,980
• Equity at exit: $11,067

Cash invested: $35,840 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,271 high
• Mortgage (P&I): −$671
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $197

Break-even live

Break-even rent $1,022

Max offer price $128,000

Occupancy floor 80%

Sensitivity live

Price	-10% $269	-5% $233	+0% $197	+5% $160	+10% $124
Rent	-10% $96	-5% $146	+0% $197	+5% $247	+10% $297
Rate	-1.0pp $261	-0.5pp $229	base $197	+0.5pp $163	+1.0pp $130

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 Mills Ave Unit A Pensacola, FL	2.0	1.0	728	$1,200	$1.65	25d	1	0.86mi
616 Mills Ave Apt 1 Pensacola, FL	1.0	1.0	450	$1,050	$2.33	25d	1	0.86mi
1 Ellis Dr Unit B Pensacola, FL	1.0	1.0	500	$855	$1.71	15d	1	1.06mi
2 Ellis Dr Unit A Pensacola, FL	1.0	1.0	480	$950	$1.98	25d	1	1.06mi
7591 W Highway 98 Pensacola, FL	1.0–2.0	1.0–2.0	872	$1,781	$2.04	15d	9	1.13mi
205 Holmes Dr Unit A Pensacola, FL	1.0	1.0	505	$850	$1.68	25d	1	1.17mi
204 Holmes Dr Unit B Pensacola, FL	1.0	1.0	525	$895	$1.70	15d	1	1.21mi
1036 Hawthorn Dr Unit B Pensacola, FL	2.0	1.0	650	$800	$1.23	25d	1	1.36mi
585 S 72nd Ave Pensacola, FL	1.0–2.0	1.0	862	$1,300	$1.51	25d	3	1.44mi

Listing history 26 events

1. 2026-06-21
   days on market $128,000 Active 284 DOM
2. 2026-06-18
   days on market $128,000 Active 281 DOM
3. 2026-06-17
   days on market $128,000 Active 280 DOM
4. 2026-06-16
   days on market $128,000 Active 279 DOM
5. 2026-06-15
   days on market $128,000 Active 278 DOM
6. 2026-06-14
   days on market $128,000 Active 276 DOM
7. 2026-06-10
   days on market $128,000 Active 273 DOM
8. 2026-06-09
   days on market $128,000 Active 272 DOM
9. 2026-06-08
   days on market $128,000 Active 271 DOM
10. 2026-06-07
    days on market $128,000 Active 270 DOM
11. 2026-06-03
    days on market $128,000 Active 266 DOM
12. 2026-06-02
    days on market $128,000 Active 265 DOM
13. 2026-06-01
    days on market $128,000 Active 264 DOM
14. 2026-05-31
    days on market $128,000 Active 263 DOM
15. 2026-05-31
    days on market $128,000 Active 262 DOM
16. 2026-03-27
    price $128,000 1667-char remark

    Show marketing remark (1667 chars)

    Introducing this charming cottage - an unbeatable investment opportunity! Priced to impress, this 2-bedroom, 1-bathroom property is ready for a transformation that will bring out its full potential, whether as a cozy home or a lucrative rental. Upon entry, the wood look tile flooring and wood-paneled ceiling immediately catch your eye, offering a rustic charm that sets the tone for this unique space. While a little TLC is needed, this home is brimming with possibilities for the discerning buyer. Key features include a spacious yard perfect for outdoor activities, a loft space for extra storage, and a yard building for added convenience. The cozy kitchen is equipped with everything you need, from a double bowl sink to a refrigerator, washer/dryer set, and range. The updated wood-paneled bathroom features a newer commode, sink, and a charming claw-foot tub that can easily be converted into a tub/shower combo. Situated close to water activities like the public access point on Fairfield Dr., and just a short drive from Downtown, beaches, and NAS Pensacola, this property offers both an advantageous location and potential for enjoyment or profit. Whether you're dreaming of your own quaint retreat, a profitable rental venture, or a rewarding flip project, this home is the perfect canvas for your imagination to run wild! Don't miss out—schedule a showing today and seize the opportunity to make it yours. Buyers and their agents are encouraged to verify all information provided. Property has a large trailer parked in the back with extra 2bed and 1bath also included in sale.new floor . a trailer on the saide for sale also. thats with the price.

17. 2026-03-07
    price $129,000 1667-char remark

    Show marketing remark (1667 chars)

    Introducing this charming cottage - an unbeatable investment opportunity! Priced to impress, this 2-bedroom, 1-bathroom property is ready for a transformation that will bring out its full potential, whether as a cozy home or a lucrative rental. Upon entry, the wood look tile flooring and wood-paneled ceiling immediately catch your eye, offering a rustic charm that sets the tone for this unique space. While a little TLC is needed, this home is brimming with possibilities for the discerning buyer. Key features include a spacious yard perfect for outdoor activities, a loft space for extra storage, and a yard building for added convenience. The cozy kitchen is equipped with everything you need, from a double bowl sink to a refrigerator, washer/dryer set, and range. The updated wood-paneled bathroom features a newer commode, sink, and a charming claw-foot tub that can easily be converted into a tub/shower combo. Situated close to water activities like the public access point on Fairfield Dr., and just a short drive from Downtown, beaches, and NAS Pensacola, this property offers both an advantageous location and potential for enjoyment or profit. Whether you're dreaming of your own quaint retreat, a profitable rental venture, or a rewarding flip project, this home is the perfect canvas for your imagination to run wild! Don't miss out—schedule a showing today and seize the opportunity to make it yours. Buyers and their agents are encouraged to verify all information provided. Property has a large trailer parked in the back with extra 2bed and 1bath also included in sale.new floor . a trailer on the saide for sale also. thats with the price.

18. 2026-02-21
    listed $1,200
19. 2026-02-13
    price $130,000 1667-char remark

    Show marketing remark (1667 chars)

    Introducing this charming cottage - an unbeatable investment opportunity! Priced to impress, this 2-bedroom, 1-bathroom property is ready for a transformation that will bring out its full potential, whether as a cozy home or a lucrative rental. Upon entry, the wood look tile flooring and wood-paneled ceiling immediately catch your eye, offering a rustic charm that sets the tone for this unique space. While a little TLC is needed, this home is brimming with possibilities for the discerning buyer. Key features include a spacious yard perfect for outdoor activities, a loft space for extra storage, and a yard building for added convenience. The cozy kitchen is equipped with everything you need, from a double bowl sink to a refrigerator, washer/dryer set, and range. The updated wood-paneled bathroom features a newer commode, sink, and a charming claw-foot tub that can easily be converted into a tub/shower combo. Situated close to water activities like the public access point on Fairfield Dr., and just a short drive from Downtown, beaches, and NAS Pensacola, this property offers both an advantageous location and potential for enjoyment or profit. Whether you're dreaming of your own quaint retreat, a profitable rental venture, or a rewarding flip project, this home is the perfect canvas for your imagination to run wild! Don't miss out—schedule a showing today and seize the opportunity to make it yours. Buyers and their agents are encouraged to verify all information provided. Property has a large trailer parked in the back with extra 2bed and 1bath also included in sale.new floor . a trailer on the saide for sale also. thats with the price.

20. 2026-01-30
    price $139,000 1667-char remark

    Show marketing remark (1667 chars)

    Introducing this charming cottage - an unbeatable investment opportunity! Priced to impress, this 2-bedroom, 1-bathroom property is ready for a transformation that will bring out its full potential, whether as a cozy home or a lucrative rental. Upon entry, the wood look tile flooring and wood-paneled ceiling immediately catch your eye, offering a rustic charm that sets the tone for this unique space. While a little TLC is needed, this home is brimming with possibilities for the discerning buyer. Key features include a spacious yard perfect for outdoor activities, a loft space for extra storage, and a yard building for added convenience. The cozy kitchen is equipped with everything you need, from a double bowl sink to a refrigerator, washer/dryer set, and range. The updated wood-paneled bathroom features a newer commode, sink, and a charming claw-foot tub that can easily be converted into a tub/shower combo. Situated close to water activities like the public access point on Fairfield Dr., and just a short drive from Downtown, beaches, and NAS Pensacola, this property offers both an advantageous location and potential for enjoyment or profit. Whether you're dreaming of your own quaint retreat, a profitable rental venture, or a rewarding flip project, this home is the perfect canvas for your imagination to run wild! Don't miss out—schedule a showing today and seize the opportunity to make it yours. Buyers and their agents are encouraged to verify all information provided. Property has a large trailer parked in the back with extra 2bed and 1bath also included in sale.new floor . a trailer on the saide for sale also. thats with the price.

21. 2025-09-11
    listed $140,000 Active 1667-char remark

    Show marketing remark (1667 chars)

    Introducing this charming cottage - an unbeatable investment opportunity! Priced to impress, this 2-bedroom, 1-bathroom property is ready for a transformation that will bring out its full potential, whether as a cozy home or a lucrative rental. Upon entry, the wood look tile flooring and wood-paneled ceiling immediately catch your eye, offering a rustic charm that sets the tone for this unique space. While a little TLC is needed, this home is brimming with possibilities for the discerning buyer. Key features include a spacious yard perfect for outdoor activities, a loft space for extra storage, and a yard building for added convenience. The cozy kitchen is equipped with everything you need, from a double bowl sink to a refrigerator, washer/dryer set, and range. The updated wood-paneled bathroom features a newer commode, sink, and a charming claw-foot tub that can easily be converted into a tub/shower combo. Situated close to water activities like the public access point on Fairfield Dr., and just a short drive from Downtown, beaches, and NAS Pensacola, this property offers both an advantageous location and potential for enjoyment or profit. Whether you're dreaming of your own quaint retreat, a profitable rental venture, or a rewarding flip project, this home is the perfect canvas for your imagination to run wild! Don't miss out—schedule a showing today and seize the opportunity to make it yours. Buyers and their agents are encouraged to verify all information provided. Property has a large trailer parked in the back with extra 2bed and 1bath also included in sale.new floor . a trailer on the saide for sale also. thats with the price.

22. 2024-06-21
    soldstatus $85,500
23. 2024-06-20
    soldstatus $85,500 Sold 1599-char remark

    Show marketing remark (1599 chars)

    Introducing this charming cottage - an unbeatable investment opportunity! Priced to impress, this 2-bedroom, 1-bathroom property is ready for a transformation that will bring out its full potential, whether as a cozy home or a lucrative rental. Upon entry, the wood look tile flooring and wood-paneled ceiling immediately catch your eye, offering a rustic charm that sets the tone for this unique space. While a little TLC is needed, this home is brimming with possibilities for the discerning buyer. Key features include a spacious yard perfect for outdoor activities, a loft space for extra storage, and a yard building for added convenience. The roof has been recently replaced post-Hurricane Sally, ensuring peace of mind for years to come. The cozy kitchen is equipped with everything you need, from a double bowl sink to a refrigerator, washer/dryer set, and range. The updated wood-paneled bathroom features a newer commode, sink, and a charming claw-foot tub that can easily be converted into a tub/shower combo. Situated close to water activities like the public access point on Fairfield Dr., and just a short drive from Downtown, beaches, and NAS Pensacola, this property offers both an advantageous location and potential for enjoyment or profit. Whether you're dreaming of your own quaint retreat, a profitable rental venture, or a rewarding flip project, this home is the perfect canvas for your imagination to run wild! Don't miss out—schedule a showing today and seize the opportunity to make it yours. Buyers and their agents are encouraged to verify all information provided.

24. 2024-05-22
    status Pending 1599-char remark

    Show marketing remark (1599 chars)

    Introducing this charming cottage - an unbeatable investment opportunity! Priced to impress, this 2-bedroom, 1-bathroom property is ready for a transformation that will bring out its full potential, whether as a cozy home or a lucrative rental. Upon entry, the wood look tile flooring and wood-paneled ceiling immediately catch your eye, offering a rustic charm that sets the tone for this unique space. While a little TLC is needed, this home is brimming with possibilities for the discerning buyer. Key features include a spacious yard perfect for outdoor activities, a loft space for extra storage, and a yard building for added convenience. The roof has been recently replaced post-Hurricane Sally, ensuring peace of mind for years to come. The cozy kitchen is equipped with everything you need, from a double bowl sink to a refrigerator, washer/dryer set, and range. The updated wood-paneled bathroom features a newer commode, sink, and a charming claw-foot tub that can easily be converted into a tub/shower combo. Situated close to water activities like the public access point on Fairfield Dr., and just a short drive from Downtown, beaches, and NAS Pensacola, this property offers both an advantageous location and potential for enjoyment or profit. Whether you're dreaming of your own quaint retreat, a profitable rental venture, or a rewarding flip project, this home is the perfect canvas for your imagination to run wild! Don't miss out—schedule a showing today and seize the opportunity to make it yours. Buyers and their agents are encouraged to verify all information provided.

25. 2024-05-16
    historical Contingent 1599-char remark

    Show marketing remark (1599 chars)

    Introducing this charming cottage - an unbeatable investment opportunity! Priced to impress, this 2-bedroom, 1-bathroom property is ready for a transformation that will bring out its full potential, whether as a cozy home or a lucrative rental. Upon entry, the wood look tile flooring and wood-paneled ceiling immediately catch your eye, offering a rustic charm that sets the tone for this unique space. While a little TLC is needed, this home is brimming with possibilities for the discerning buyer. Key features include a spacious yard perfect for outdoor activities, a loft space for extra storage, and a yard building for added convenience. The roof has been recently replaced post-Hurricane Sally, ensuring peace of mind for years to come. The cozy kitchen is equipped with everything you need, from a double bowl sink to a refrigerator, washer/dryer set, and range. The updated wood-paneled bathroom features a newer commode, sink, and a charming claw-foot tub that can easily be converted into a tub/shower combo. Situated close to water activities like the public access point on Fairfield Dr., and just a short drive from Downtown, beaches, and NAS Pensacola, this property offers both an advantageous location and potential for enjoyment or profit. Whether you're dreaming of your own quaint retreat, a profitable rental venture, or a rewarding flip project, this home is the perfect canvas for your imagination to run wild! Don't miss out—schedule a showing today and seize the opportunity to make it yours. Buyers and their agents are encouraged to verify all information provided.

26. 2024-04-19
    listed $94,900 Active 1599-char remark

    Show marketing remark (1599 chars)

    Introducing this charming cottage - an unbeatable investment opportunity! Priced to impress, this 2-bedroom, 1-bathroom property is ready for a transformation that will bring out its full potential, whether as a cozy home or a lucrative rental. Upon entry, the wood look tile flooring and wood-paneled ceiling immediately catch your eye, offering a rustic charm that sets the tone for this unique space. While a little TLC is needed, this home is brimming with possibilities for the discerning buyer. Key features include a spacious yard perfect for outdoor activities, a loft space for extra storage, and a yard building for added convenience. The roof has been recently replaced post-Hurricane Sally, ensuring peace of mind for years to come. The cozy kitchen is equipped with everything you need, from a double bowl sink to a refrigerator, washer/dryer set, and range. The updated wood-paneled bathroom features a newer commode, sink, and a charming claw-foot tub that can easily be converted into a tub/shower combo. Situated close to water activities like the public access point on Fairfield Dr., and just a short drive from Downtown, beaches, and NAS Pensacola, this property offers both an advantageous location and potential for enjoyment or profit. Whether you're dreaming of your own quaint retreat, a profitable rental venture, or a rewarding flip project, this home is the perfect canvas for your imagination to run wild! Don't miss out—schedule a showing today and seize the opportunity to make it yours. Buyers and their agents are encouraged to verify all information provided.

ⓘ 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: $991 · $83/mo
• Projected year-2 tax: $1,062 · $89/mo
• Expected delta: +$71/yr (+$6/mo · 7.2%)

ⓘ 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: $15,246
• − Mortgage interest: −$7,170
• − Property taxes: −$991
• − Insurance: −$640
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$3,724
• Taxable income: $282
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $2,291/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

+34.9% since first listed

11 events — show timeline

• 2026-03-27 Price Changed $128,000 PARMLS
• 2026-03-07 Price Changed $129,000 PARMLS
• 2026-02-21 Listed for Rent $1,200 PARMLS
• 2026-02-13 Price Changed $130,000 PARMLS
• 2026-01-30 Price Changed $139,000 PARMLS
• 2025-09-11 Listed $140,000 PARMLS
• 2024-06-21 Sold (Public Records) $85,500 Public Records
• 2024-06-20 Sold (MLS) $85,500 PARMLS
• 2024-05-22 Pending — PARMLS
• 2024-05-16 Contingent — PARMLS
• 2024-04-19 Listed $94,900 PARMLS

Property tax history

+10.1%/yr

Latest (2025): $991 · +38.4% YoY. Source: county tax records.