1008 N 6th Ave · Pensacola, FL 32501

$149,999

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 157 Days on market

Built 1928 7,117 sqft lot $160/sqft · 36% below area Est $235k · 36% under ↓ 12% since listing

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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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.2/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AS IS Opportunity, Endless potential in a Prime Location! Located close to Downtown Pensacola with its many Popular Events, a wide array of Restaurants, Diverse Shopping and Historic Charm and only 10 miles to beautiful Pensacola Beach. The neighborhood indubitably has a beautiful refreshing Gulf of America sea breeze. This is a charming 2 bedroom, 1 bath and features 10-foot ceilings and higher window height that enhance the sense of space. This home is perfect for a buyer looking for a project with an exceptional opportunity to create something special! This home is a fixer upper located in an area of many renovated homes and new construction. Potential price increases will reflect improvements taking place. Inspections welcomed for buyer knowledge. No repairs or credits will be made by the seller nor will offer any warranties based on inspections.

Key facts

• Renovated homes
• Downtown pensacola
• Historic charm

Tags

• PRIME LOCATION
• DOWNTOWN PENSACOLA
• WIDE ARRAY OF RESTAURANTS
• DIVERSE SHOPPING
• HISTORIC CHARM
• RENOVATED HOMES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (+5.4%/yr); 129 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 42% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 157 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• 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 $131,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1928 — 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: 1.02% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

• ARV (median comp): $234,655
• List price: $149,999
• Delta: -36.08%
• 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
410 E Desoto	0.10mi	2/1.0	900 (-4%)	2mo	$140,000	$156	87
1206 N 7th Ave	0.13mi	2/2.0	900 (-4%)	4mo	$234,000	$260	80
312 E Brainerd St	0.21mi	2/1.0	880 (-6%)	3mo	$158,500	$180	78
1009 E Lloyd St	0.32mi	2/1.0	923 (-1%)	17mo	$350,000	$379	69
422 N Davis Hwy	0.38mi	2/1.5	941 (+0%)	18mo	$317,000	$337	64
1217 N 6th Ave	0.15mi	2/1.0	800 (-14%)	12mo	$75,000	$94	58
918 Dr Martin Luther King Jr Dr	0.13mi	2/2.0	1,060 (+13%)	17mo	$385,000	$363	53
909 Dr Martin Luther King Jr Dr	0.16mi	2/2.0	1,060 (+13%)	21mo	$365,000	$344	49
506 E Jordan St	0.71mi	2/1.0	902 (-4%)	15mo	$90,000	$100	48
505 N Alcaniz St	0.38mi	2/1.5	1,056 (+13%)	17mo	$394,500	$374	45
408 N Hayne St	0.44mi	3/1.0 (+1)	1,067 (+14%)	12mo	$100,000	$94	41
1405 E Cervantes St	0.67mi	3/1.0 (+1)	824 (-12%)	13mo	$155,000	$188	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 · 5.4% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-6,594
• Equity at exit: $22,365

10-year hold

• IRR: 8.1%
• Equity multiple: 1.68×
• Total profit: $28,499
• Equity at exit: $12,969

Cash invested: $42,000 (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 32501

• Rents YoY: 5.4%
• Active inventory: 129
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$787
• Tax from tax record: −$142 /mo · $1,706/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $219

Break-even live

Break-even rent $1,255

Max offer price $149,999

Occupancy floor 81%

Sensitivity live

Price	-10% $304	-5% $261	+0% $219	+5% $176	+10% $134
Rent	-10% $98	-5% $158	+0% $219	+5% $279	+10% $340
Rate	-1.0pp $294	-0.5pp $257	base $219	+0.5pp $180	+1.0pp $140

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1116 N 7th Ave Pensacola, FL	1.0	1.0	680	$1,520	$2.24	24d	1	0.08mi
1106 Doctor Martin Luther King Junior Dr Unit A Pensacola, FL	2.0	1.0	762	$1,295	$1.70	14d	1	0.15mi
1011 Doctor M.L.K. Jr Dr Unit B Pensacola, FL	2.0	1.0	877	$1,200	$1.37	24d	1	0.17mi
422 N Davis Hwy Pensacola, FL	2.0	1.5	941	$2,100	$2.23	24d	1	0.38mi
1177 E Lloyd St Pensacola, FL	1.0	1.0	553	$999	$1.81	14d	1	0.42mi
802 E Belmont St Pensacola, FL	1.0	1.0	560	$1,400	$2.50	24d	1	0.42mi
307 E La Rua St Pensacola, FL	2.0	1.0	826	$1,575	$1.91	22d	1	0.43mi
2008 N 8th Ave Pensacola, FL	3.0	2.0	1058	$1,250	$1.18	14d	1	0.67mi
1103 N 15th Ave Unit 104 Pensacola, FL	1.0	1.0	600	$1,150	$1.92	22d	1	0.67mi
224 E Garden St #441 Pensacola, FL	1.0	2.0	625	$1,500	$2.40	14d	1	0.75mi
224 E Garden St Pensacola, FL	1.0	1.0–2.0	477	$1,438	$3.01	24d	2	0.76mi
222 W Belmont St Pensacola, FL	1.0	1.0	600	$1,100	$1.83	24d	1	0.81mi
2115 N 12th Ave Pensacola, FL	2.0	1.5	950	$1,800	$1.89	14d	1	0.84mi
101 E Romana St Pensacola, FL	3.0	1.0–2.0	987	$2,288	$2.32	14d	20	0.94mi
220 W Chase St Pensacola, FL	2.0	1.0	648	$1,241	$1.92	24d	1	0.95mi
1720 E La Rua St Pensacola, FL	1.0	1.0	600	$1,150	$1.92	24d	1	0.98mi
1705 N 17th Ave Pensacola, FL	1.0	1.0	600	$1,095	$1.82	24d	1	0.98mi
1720 E La Rua St Unit A Pensacola, FL	2.0	1.0	800	$1,550	$1.94	24d	1	0.98mi
2310 N Baylen St Pensacola, FL	2.0	1.0	660	$1,350	$2.05	24d	1	1.03mi
615 N A St Pensacola, FL	3.0	2.0	1122	$1,900	$1.69	14d	1	1.05mi
811 N D St Pensacola, FL	2.0	2.0	1035	$1,395	$1.35	24d	1	1.18mi
721 W Jordan St Pensacola, FL	3.0	2.0	1030	$1,895	$1.84	24d	1	1.19mi
418 N C St Pensacola, FL	3.0	2.0	1017	$2,775	$2.73	14d	1	1.21mi
411 W Intendencia St Pensacola, FL	1.0	1.0	600	$1,050	$1.75	14d	1	1.32mi
3131 N 10th Ave Pensacola, FL	3.0	1.5	1085	$1,700	$1.57	24d	1	1.39mi
510 N G St Pensacola, FL	2.0	1.0	704	$850	$1.21	24d	1	1.42mi
300 Bayou Blvd Pensacola, FL	2.0–4.0	1.0–1.5	968	$1,500	$1.55	14d	2	1.44mi

Listing history 17 events

1. 2026-06-21
   days on market $149,999 Active 157 DOM
2. 2026-06-18
   days on market $149,999 Active 154 DOM
3. 2026-06-17
   days on market $149,999 Active 153 DOM
4. 2026-06-16
   days on market $149,999 Active 152 DOM
5. 2026-06-15
   days on market $149,999 Active 151 DOM
6. 2026-06-14
   days on market $149,999 Active 149 DOM
7. 2026-06-10
   days on market $149,999 Active 146 DOM
8. 2026-06-09
   days on market $149,999 Active 145 DOM
9. 2026-06-08
   days on market $149,999 Active 144 DOM
10. 2026-06-07
    days on market $149,999 Active 143 DOM
11. 2026-06-03
    days on market $149,999 Active 139 DOM
12. 2026-06-02
    days on market $149,999 Active 138 DOM
13. 2026-06-01
    days on market $149,999 Active 137 DOM
14. 2026-05-31
    days on market $149,999 Active 136 DOM
15. 2026-05-31
    days on market $149,999 Active 135 DOM
16. 2026-04-19
    price $149,999 865-char remark

    Show marketing remark (865 chars)

    AS IS Opportunity, Endless potential in a Prime Location! Located close to Downtown Pensacola with its many Popular Events, a wide array of Restaurants, Diverse Shopping and Historic Charm and only 10 miles to beautiful Pensacola Beach. The neighborhood indubitably has a beautiful refreshing Gulf of America sea breeze. This is a charming 2 bedroom, 1 bath and features 10-foot ceilings and higher window height that enhance the sense of space. This home is perfect for a buyer looking for a project with an exceptional opportunity to create something special! This home is a fixer upper located in an area of many renovated homes and new construction. Potential price increases will reflect improvements taking place. Inspections welcomed for buyer knowledge. No repairs or credits will be made by the seller nor will offer any warranties based on inspections.

17. 2026-01-14
    listed $169,900 Active 865-char remark

    Show marketing remark (865 chars)

    AS IS Opportunity, Endless potential in a Prime Location! Located close to Downtown Pensacola with its many Popular Events, a wide array of Restaurants, Diverse Shopping and Historic Charm and only 10 miles to beautiful Pensacola Beach. The neighborhood indubitably has a beautiful refreshing Gulf of America sea breeze. This is a charming 2 bedroom, 1 bath and features 10-foot ceilings and higher window height that enhance the sense of space. This home is perfect for a buyer looking for a project with an exceptional opportunity to create something special! This home is a fixer upper located in an area of many renovated homes and new construction. Potential price increases will reflect improvements taking place. Inspections welcomed for buyer knowledge. No repairs or credits will be made by the seller nor will offer any warranties based on inspections.

ⓘ 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: $1,706 · $142/mo
• Projected year-2 tax: $1,706 · $142/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: $18,380
• − Mortgage interest: −$8,402
• − Property taxes: −$1,706
• − Insurance: −$750
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$4,364
• Taxable income: $217
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $2,572/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): 11,036
• Household income: $44,139
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 816.0

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 0.62)
• Race & ethnicity: Black 45% White 42% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Subsaharan African 2% Italian 2% Slovak 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -210.53%
• Current HPI: 273.0151
• Rent YoY: ▲ 5.40%
• 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

-11.7% since first listed

2 events — show timeline

• 2026-04-19 Price Changed $149,999 PARMLS
• 2026-01-14 Listed $169,900 PARMLS

Property tax history

+8.4%/yr

Latest (2025): $1,706 · +10.1% YoY. Source: county tax records.