1105 W Gonzales St · Pensacola, FL 32501

$180,000

4 bd · 2.0 ba · 1,294 sqft · SingleFamily · 115 Days on market

Built 2025 Excellent condition 5,736 sqft lot ↓ 39% since listing

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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 +12.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Appreciation +0.0/10.0

Listing remarks

* * PAY ATTENTION TO THIS * * this home will cost you only $180k because of downpayment and subsidies through Habitat for Humanity! This 4-bedroom, 2-bath beauty has it all: all-wood-look flooring, HardieBoard exterior, a washer/dryer, and even a shed for all your extra stuff. Big bonus: This home is part of an Affordable Housing Program with a huge down payment subsidy, likely over $100K for the right buyer, making the mortgage incredibly affordable! That’s right… move in with WAY less out of pocket. Perfect for anyone ready to snag a home near downtown without the crazy price tag. But act fast- program requirements apply, and opportunities like this don’t stick aroun

Key facts

• Hardieboard exterior
• Shed
• Washer dryer

Tags

• ALL WOOD LOOK FLOORING
• HARDIEBOARD EXTERIOR
• WASHER DRYER
• SHED
• NEAR DOWNTOWN

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Public sewer; Copper electrical wiring; Publicly maintained road
• Home design: One-story residence; New construction; Not attached to another property; Insulated walls
• Construction: Concrete construction; Slab foundation; Built as new construction
• Exterior features: Metal roof; Central access lot

Interior

• Kitchen: Refrigerator; Electric water heater
• Bedrooms: Two bedrooms on the first floor (each approximately 12' x 12')
• Flooring: Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Vinyl flooring; Eat-in kitchen / living-dining combo

🏗️ New construction. The $180,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $249,742.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-49 ($-583/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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; 21 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).
• At $2,123/mo this rent would consume 58% of the median local household income ($44k/yr) (locally 816% 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 $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 115 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

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 $163,800 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.85% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $249,742
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 W Gonzales St	0.00mi	4/2.0	1,294 (0%)	1mo	$180,000	$139	100
919 & 917 W Lloyd St	0.18mi	3/3.0 (-1)	1,214 (-6%)	3mo	$399,000	$329	70
921 W Lloyd St	0.16mi	3/3.0 (-1)	1,214 (-6%)	5mo	$395,000	$325	69
812 N D St	0.22mi	3/1.0 (-1)	1,160 (-10%)	3mo	$75,000	$65	61
1120 N L St	0.38mi	3/1.0 (-1)	1,212 (-6%)	6mo	$75,000	$62	58
1018 W Gregory St	0.61mi	4/1.0	1,222 (-6%)	2mo	$255,000	$209	56
2116 W De Soto St	0.63mi	3/2.0 (-1)	1,344 (+4%)	7mo	$260,000	$193	54
621 W Hernandez St	0.70mi	4/1.0	1,200 (-7%)	2mo	$90,000	$75	49
302 N F St	0.51mi	3/2.0 (-1)	1,104 (-15%)	1mo	$288,000	$261	46
1100 Hayden Ct	0.52mi	3/2.0 (-1)	1,113 (-14%)	3mo	$245,000	$220	45
620 W Hernandez	0.72mi	3/1.0 (-1)	1,180 (-9%)	3mo	$150,000	$127	40
2002 W Gonzalez St	0.53mi	3/1.0 (-1)	1,112 (-14%)	6mo	$145,000	$130	37

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: -15.0%
• Equity multiple: 0.45×
• Total profit: $-38,284
• Equity at exit: $37,237

10-year hold

• IRR: -2.8%
• Equity multiple: 0.79×
• Total profit: $-14,567
• Equity at exit: $21,593

Cash invested: $69,928 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,123 high
• Mortgage (P&I): −$1,310
• Tax est. 1.5%: −$312 /mo · $3,746/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-49

Break-even live

Break-even rent $2,185

Max offer price $242,706

Occupancy floor 97%

Sensitivity live

Price	-10% $124	-5% $38	+0% $-49	+5% $-135	+10% $-221
Rent	-10% $-216	-5% $-132	+0% $-49	+5% $35	+10% $119
Rate	-1.0pp $77	-0.5pp $15	base $-49	+0.5pp $-113	+1.0pp $-179

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: $62,436
• Closing costs: $7,492
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
814 N E St Pensacola, FL	3.0	2.0	1440	$1,695	$1.18	24d	1	0.17mi
1215 N C St Pensacola, FL	3.0	1.0	1203	$1,775	$1.48	15d	1	0.22mi
615 N A St Pensacola, FL	3.0	2.0	1122	$1,900	$1.69	15d	1	0.43mi
411 N D St Pensacola, FL	4.0	2.0	1511	$2,175	$1.44	24d	1	0.45mi
418 N C St Pensacola, FL	3.0	2.0	1017	$2,775	$2.73	15d	1	0.47mi
410 N C St Unit 1367374P Pensacola, FL	3.0	2.0	1291	$3,313	$2.57	15d	1	0.48mi
1804 W Belmont St Unit A Pensacola, FL	3.0	1.0	925	$995	$1.08	22d	1	0.62mi
239 N K St Pensacola, FL	3.0	2.0	1392	$1,950	$1.40	24d	1	0.67mi
721 W Jordan St Pensacola, FL	3.0	2.0	1030	$1,895	$1.84	24d	1	0.74mi
407 W Jordan St Unit NA Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	24d	1	0.77mi
504 N Spring St Unit B Pensacola, FL	3.0	1.5	1485	$1,995	$1.34	24d	1	0.77mi
309 N Pace Blvd Unit B Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	24d	1	0.79mi
315 N Pace Blvd Unit A Pensacola, FL	3.0	2.0	1342	$1,850	$1.38	24d	1	0.81mi
315 N Pace Blvd Unit b Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	24d	1	0.81mi
106 S G St Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	24d	1	0.87mi
2802 W Gonzalez St Pensacola, FL	3.0	2.0	1824	$1,600	$0.88	24d	1	1.09mi
2108 W Bobe St Pensacola, FL	4.0	2.0	1752	$2,100	$1.20	24d	1	1.11mi
511 E La Rua St Pensacola, FL	3.0	1.0	1128	$1,475	$1.31	15d	1	1.30mi
101 E Romana St Pensacola, FL	3.0	1.0–2.0	987	$2,588	$2.62	15d	20	1.32mi
801 E Gonzalez St Pensacola, FL	3.0	2.0	1200	$2,200	$1.83	15d	1	1.35mi
2008 N 8th Ave Pensacola, FL	3.0	2.0	1058	$1,250	$1.18	15d	1	1.47mi

Listing history 7 events

1. 2026-06-02
   status $180,000 Pending 115 DOM
2. 2026-06-01
   days on market $180,000 Contingent 115 DOM
3. 2026-05-31
   days on market $180,000 Contingent 114 DOM
4. 2026-05-31
   days on market $180,000 Contingent 113 DOM
5. 2026-04-29
   historical Contingent
6. 2026-03-24
   price $180,000
7. 2026-02-06
   listed $293,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $25,478
• − Mortgage interest: −$13,989
• − Property taxes: −$3,746
• − Insurance: −$1,249
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$7,265
• Taxable loss: −$4,848
• Est. tax savings @ 24.0%: +$1,164
• After-tax cash flow: $580/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It's move-in ready and has the potential for further value increases through minor exterior updates.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping the front yard — Improves curb appeal and rental value
• Both Adding a small front porch — Enhances curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping the front yard — Improves curb appeal and rental value ↑
• Both Adding a small front porch — Enhances curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-38.6% since first listed

3 events — show timeline

• 2026-04-29 Contingent — PARMLS
• 2026-03-24 Price Changed $180,000 PARMLS
• 2026-02-06 Listed $293,000 PARMLS