2813 N F St · Goulding, FL 32501

$99,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 92 Days on market

Built 1946 8,712 sqft lot $139/sqft · 16% below area Est $137k · 27% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect for a first-time homebuyer or savvy investor, this charming 2-bedroom, 1-bath cottage offers a great blend of updates and convenience. Recent improvements include a new roof (2023), hot water heater (2022), and a beautifully updated kitchen and bathroom. The home also features copper wiring, in-home laundry, and three energy-efficient mini-split A/C systems to keep you comfortable year-round. Enjoy added privacy with vacant lots on both sides of the property, creating a more open and peaceful setting. Centrally located in Pensacola, you’re just 8 minutes from downtown, 10 minutes to the airport and hospital, and only 20 minutes from the beach. For added peace of mind, the county sheriff’s office is located directly across the street. Whether you're looking for a primary residence or an investment opportunity, this home offers comfort, convenience, and value in one great package.

Key facts

• In-home laundry
• Copper wiring
• Hot water heater

Tags

• NEW ROOF
• HOT WATER HEATER
• UPDATED KITCHEN
• UPDATED BATHROOM
• COPPER WIRING
• IN-HOME LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#296 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety 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.
• Market conditions: Rents rising fast (+5.4%/yr); 127 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $691 of loan paydown is wiped out by about $3k 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 + 5.4% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 16y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.48% ✓
• Cap rate: 12.54%
• Cash-on-cash: 22.31%
• DSCR: 1.99
• GRM: 5.6

CMA / ARV

• ARV (median comp): $136,584
• List price: $99,900
• Delta: -26.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3108 N G St	0.21mi	2/1.0	720 (0%)	3mo	$75,000	$104	88
1117 W Maxwell St	0.46mi	2/1.0	692 (-4%)	9mo	$126,000	$182	65
1006 W Hayes St	0.18mi	2/1.0	778 (+8%)	23mo	$135,000	$174	59
811 W Jordan St	0.54mi	2/1.0	800 (+11%)	4mo	$165,000	$206	53
3344 Marcus Dr	0.68mi	2/1.0	816 (+13%)	2mo	$68,000	$83	44

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: 17.7%
• Equity multiple: 1.74×
• Total profit: $20,588
• Equity at exit: $14,895

10-year hold

• IRR: 27.7%
• Equity multiple: 3.73×
• Total profit: $76,340
• Equity at exit: $8,638

Cash invested: $27,972 (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 32501

• Rents YoY: 5.4%
• Active inventory: 127
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $520

Break-even live

Break-even rent $822

Max offer price $99,900

Occupancy floor 60%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2310 N Baylen St Pensacola, FL	2.0	1.0	660	$1,350	$2.05	23d	1	0.60mi

Listing history 50 events

1. 2026-06-18
   days on market $99,900 Active 92 DOM
2. 2026-06-17
   days on market $99,900 Active 91 DOM
3. 2026-06-16
   days on market $99,900 Active 90 DOM
4. 2026-06-15
   days on market $99,900 Active 89 DOM
5. 2026-06-14
   days on market $99,900 Active 87 DOM
6. 2026-06-10
   pricedays on market $99,900 Active 84 DOM
7. 2026-06-09
   days on market $109,500 Active 83 DOM
8. 2026-06-08
   days on market $109,500 Active 82 DOM
9. 2026-06-07
   days on market $109,500 Active 81 DOM
10. 2026-06-03
    days on market $109,500 Active 77 DOM
11. 2026-06-02
    days on market $109,500 Active 76 DOM
12. 2026-06-01
    days on market $109,500 Active 75 DOM
13. 2026-05-31
    days on market $109,500 Active 74 DOM
14. 2026-05-31
    days on market $109,500 Active 73 DOM
15. 2026-05-15
    price $109,500 911-char remark

    Show marketing remark (911 chars)

    Perfect for a first-time homebuyer or savvy investor, this charming 2-bedroom, 1-bath cottage offers a great blend of updates and convenience. Recent improvements include a new roof (2023), hot water heater (2022), and a beautifully updated kitchen and bathroom. The home also features copper wiring, in-home laundry, and three energy-efficient mini-split A/C systems to keep you comfortable year-round. Enjoy added privacy with vacant lots on both sides of the property, creating a more open and peaceful setting. Centrally located in Pensacola, you’re just 8 minutes from downtown, 10 minutes to the airport and hospital, and only 20 minutes from the beach. For added peace of mind, the county sheriff’s office is located directly across the street. Whether you're looking for a primary residence or an investment opportunity, this home offers comfort, convenience, and value in one great package.

16. 2026-05-11
    price $115,000 911-char remark

    Show marketing remark (911 chars)

    Perfect for a first-time homebuyer or savvy investor, this charming 2-bedroom, 1-bath cottage offers a great blend of updates and convenience. Recent improvements include a new roof (2023), hot water heater (2022), and a beautifully updated kitchen and bathroom. The home also features copper wiring, in-home laundry, and three energy-efficient mini-split A/C systems to keep you comfortable year-round. Enjoy added privacy with vacant lots on both sides of the property, creating a more open and peaceful setting. Centrally located in Pensacola, you’re just 8 minutes from downtown, 10 minutes to the airport and hospital, and only 20 minutes from the beach. For added peace of mind, the county sheriff’s office is located directly across the street. Whether you're looking for a primary residence or an investment opportunity, this home offers comfort, convenience, and value in one great package.

17. 2026-03-30
    price $119,000 911-char remark

    Show marketing remark (911 chars)

    Perfect for a first-time homebuyer or savvy investor, this charming 2-bedroom, 1-bath cottage offers a great blend of updates and convenience. Recent improvements include a new roof (2023), hot water heater (2022), and a beautifully updated kitchen and bathroom. The home also features copper wiring, in-home laundry, and three energy-efficient mini-split A/C systems to keep you comfortable year-round. Enjoy added privacy with vacant lots on both sides of the property, creating a more open and peaceful setting. Centrally located in Pensacola, you’re just 8 minutes from downtown, 10 minutes to the airport and hospital, and only 20 minutes from the beach. For added peace of mind, the county sheriff’s office is located directly across the street. Whether you're looking for a primary residence or an investment opportunity, this home offers comfort, convenience, and value in one great package.

18. 2026-03-18
    listed $124,900 Active 911-char remark

    Show marketing remark (911 chars)

    Perfect for a first-time homebuyer or savvy investor, this charming 2-bedroom, 1-bath cottage offers a great blend of updates and convenience. Recent improvements include a new roof (2023), hot water heater (2022), and a beautifully updated kitchen and bathroom. The home also features copper wiring, in-home laundry, and three energy-efficient mini-split A/C systems to keep you comfortable year-round. Enjoy added privacy with vacant lots on both sides of the property, creating a more open and peaceful setting. Centrally located in Pensacola, you’re just 8 minutes from downtown, 10 minutes to the airport and hospital, and only 20 minutes from the beach. For added peace of mind, the county sheriff’s office is located directly across the street. Whether you're looking for a primary residence or an investment opportunity, this home offers comfort, convenience, and value in one great package.

19. 2026-03-11
    historical
20. 2025-12-30
    price $120,000
21. 2025-11-21
    listed $125,000 Active
22. 2023-03-01
    status Pending
23. 2023-03-01
    soldstatus $72,500 Sold
24. 2023-03-01
    soldstatus $72,500 Sold
25. 2023-02-22
    soldstatus $74,500
26. 2023-02-16
    price $92,000
27. 2023-02-16
    status Active
28. 2023-02-16
    status Active
29. 2023-02-16
    price $92,000
30. 2023-01-11
    status Pending
31. 2023-01-11
    status Pending
32. 2023-01-06
    listed $95,000 Active
33. 2023-01-06
    listed $95,000 Active
34. 2022-08-01
    soldstatus $60,000
35. 2022-07-27
    soldstatus $60,000 Sold
36. 2022-07-27
    soldstatus $60,000 Sold
37. 2022-07-05
    status Pending
38. 2022-07-05
    status Pending
39. 2022-05-14
    historical
40. 2022-05-11
    historical
41. 2022-04-05
    status Active
42. 2022-04-05
    status Active
43. 2022-04-02
    status Pending
44. 2022-04-02
    status Pending
45. 2022-04-02
    historical
46. 2022-03-28
    status Active
47. 2022-03-28
    status Active
48. 2022-03-18
    status Pending
49. 2022-03-17
    status Pending
50. 2022-03-14
    listed $75,000 Active

ⓘ 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: $1,008 · $84/mo
• Projected year-2 tax: $1,008 · $84/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 · 21 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: $17,764
• − Mortgage interest: −$5,596
• − Property taxes: −$1,008
• − Insurance: −$500
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$2,906
• Taxable income: $4,913
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $5,061/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 — Goulding

• Score: 73/100
• State rank: #296
• US rank: #5022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goulding, FL
• County: Escambia County · 301,722 people
• 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

+2090.0% since first listed

43 events — show timeline

• 2026-05-15 Price Changed $109,500 PARMLS
• 2026-05-11 Price Changed $115,000 PARMLS
• 2026-03-30 Price Changed $119,000 PARMLS
• 2026-03-18 Listed $124,900 PARMLS
• 2026-03-11 Listing Removed — PARMLS
• 2025-12-30 Price Changed $120,000 PARMLS
• 2025-11-21 Listed $125,000 PARMLS
• 2023-03-01 Pending — ECAR
• 2023-03-01 Sold (MLS) $72,500 NAMLS
• 2023-03-01 Sold (MLS) $72,500 ECAR
• 2023-02-22 Sold (Public Records) $74,500 Public Records
• 2023-02-16 Price Changed $92,000 ECAR
• 2023-02-16 Relisted — ECAR
• 2023-02-16 Relisted — NAMLS
• 2023-02-16 Price Changed $92,000 NAMLS
• 2023-01-11 Pending — NAMLS
• 2023-01-11 Pending — ECAR
• 2023-01-06 Listed $95,000 ECAR
• 2023-01-06 Listed $95,000 NAMLS
• 2022-08-01 Sold (Public Records) $60,000 Public Records
• 2022-07-27 Sold (MLS) $60,000 NAMLS
• 2022-07-27 Sold (MLS) $60,000 ECAR
• 2022-07-05 Pending — NAMLS
• 2022-07-05 Pending — ECAR
• 2022-05-14 Delisted — ECAR
• 2022-05-11 Listing Removed — PARMLS
• 2022-04-05 Relisted — NAMLS
• 2022-04-05 Relisted — ECAR
• 2022-04-02 Pending — NAMLS
• 2022-04-02 Pending — ECAR
• 2022-04-02 Listing Removed — NAMLS
• 2022-03-28 Relisted — PARMLS
• 2022-03-28 Relisted — ECAR
• 2022-03-18 Pending — ECAR
• 2022-03-17 Pending — PARMLS
• 2022-03-14 Listed $75,000 ECAR
• 2022-03-12 Listed $75,000 PARMLS
• 2022-03-12 Listed $75,000 NAMLS
• 2020-10-16 Listing Removed — NAMLS
• 2020-07-27 Listed $70,000 NAMLS
• 2020-07-27 Listed $70,000 ECAR
• 2010-09-07 Sold (MLS) $4,000 PARMLS
• 2010-05-24 Listed $5,000 PARMLS

Property tax history

+25.8%/yr

Latest (2025): $1,008 · +23.4% YoY. Source: county tax records.