6412 W Fairfield Dr · Myrtle Grove, FL 32506

$180,000

3 bd · 1.0 ba · 2,226 sqft · SingleFamily public records · 88 Days on market

Built 1943 0.36 ac lot $81/sqft · 41% below area Est $263k · 32% under ↓ 10% since listing

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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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.9/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located in West Pensacola, this spacious 3-bedroom, 1-bath home offers over 1,900 square feet of living space with plenty of room to spread out. Set well off the main road, the property is surrounded by beautiful azaleas and mature foliage, creating a private and peaceful setting. Enjoy relaxing on the expansive and welcoming front porch. Inside, you’ll find an inviting foyer that opens to a cozy living room complete with a decorative fireplace PLUS a large den on the other side, providing multiple living areas to suit your needs. The updated kitchen features newer cabinetry with pull-out drawers and stainless steel appliances plus an eating area. The primary bedroom is spacious and has a vaulted ceiling. The other two bedrooms are both a good size. A generous utility and storage room spans the entire back of the home, offering excellent functionality and extra storage space. Additional highlights include a whole-house generator, a 2018 HVAC system, a 2020 roof, Carport and circular driveway.

Key facts

• Decorative fireplace
• Updated kitchen
• Private setting

Tags

• PRIVATE SETTING
• EXPANSIVE FRONT PORCH
• DECORATIVE FIREPLACE
• MULTIPLE LIVING AREAS
• UPDATED KITCHEN
• PULL-OUT DRAWERS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 5.1% in Myrtle Grove — 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 64/100 on livability (#701 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools D-, amenities F, commute 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 (+3.9%/yr); 270 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($62k/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 $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.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1943 — 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: 1.09% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.74%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

• ARV (median comp): $263,279
• List price: $180,000
• Delta: -31.63%
• 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
1700 Brenda Ave	0.21mi	3/2.0	1,936 (-13%)	11mo	$265,000	$137	55
6869 Devonshire Cir	0.32mi	3/2.0	1,946 (-13%)	6mo	$130,000	$67	55
6605 Lillian Hwy	0.75mi	3/2.0	2,240 (+1%)	10mo	$269,000	$120	52
1814 61st Ave	0.30mi	4/3.0 (+1)	2,426 (+9%)	13mo	$285,000	$117	48
1602 N 52nd Ave	0.73mi	4/3.0 (+1)	2,276 (+2%)	6mo	$350,000	$154	44
6854 Stonehenge Cir	0.32mi	4/2.5 (+1)	1,976 (-11%)	13mo	$329,000	$166	44
1202 N 69th Ave	0.58mi	3/2.5	2,444 (+10%)	12mo	$400,000	$164	41
2201 N 61st Ave	0.53mi	4/3.0 (+1)	2,300 (+3%)	19mo	$330,000	$143	41
6895 Oakcliff Rd	0.67mi	4/2.0 (+1)	2,140 (-4%)	16mo	$285,000	$133	40
7002 Lindskog St	0.39mi	4/3.0 (+1)	1,903 (-14%)	8mo	$270,000	$142	38
2950 English Oak Cir	0.73mi	3/2.0	1,996 (-10%)	14mo	$253,700	$127	33
6841 FOXCHASE Cir	0.37mi	4/3.0 (+1)	2,508 (+13%)	18mo	$341,500	$136	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 · 3.85% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-4,091
• Equity at exit: $26,839

10-year hold

• IRR: 8.4%
• Equity multiple: 1.67×
• Total profit: $33,621
• Equity at exit: $15,563

Cash invested: $50,400 (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 32506

• Home prices YoY: -22.5%
• Rents YoY: 3.9%
• Active inventory: 270
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,970 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$170 /mo · $2,039/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $367

Break-even live

Break-even rent $1,505

Max offer price $180,000

Occupancy floor 76%

Sensitivity live

Price	-10% $469	-5% $418	+0% $367	+5% $316	+10% $265
Rent	-10% $212	-5% $289	+0% $367	+5% $445	+10% $523
Rate	-1.0pp $458	-0.5pp $413	base $367	+0.5pp $320	+1.0pp $273

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2702 Massachusetts Ave Pensacola, FL	1.0–3.0	1.0–2.5	1150	$1,745	$1.52	14d	9	1.33mi
8770 Kennedy Dr Pensacola, FL	4.0	3.0	2134	$2,400	$1.12	24d	1	1.39mi
1860 Broyhill Ln Pensacola, FL	3.0	2.0	1561	$1,600	$1.02	24d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $180,000 Active 88 DOM
2. 2026-06-17
   days on market $180,000 Active 87 DOM
3. 2026-06-16
   days on market $180,000 Active 86 DOM
4. 2026-06-15
   days on market $180,000 Active 85 DOM
5. 2026-06-14
   days on market $180,000 Active 83 DOM
6. 2026-06-10
   days on market $180,000 Active 80 DOM
7. 2026-06-09
   days on market $180,000 Active 79 DOM
8. 2026-06-08
   days on market $180,000 Active 78 DOM
9. 2026-06-07
   days on market $180,000 Active 77 DOM
10. 2026-06-03
    days on market $180,000 Active 73 DOM
11. 2026-06-02
    days on market $180,000 Active 72 DOM
12. 2026-06-01
    days on market $180,000 Active 71 DOM
13. 2026-05-31
    days on market $180,000 Active 70 DOM
14. 2026-05-31
    days on market $180,000 Active 69 DOM
15. 2026-04-17
    price $180,000 1026-char remark

    Show marketing remark (1026 chars)

    Conveniently located in West Pensacola, this spacious 3-bedroom, 1-bath home offers over 1,900 square feet of living space with plenty of room to spread out. Set well off the main road, the property is surrounded by beautiful azaleas and mature foliage, creating a private and peaceful setting. Enjoy relaxing on the expansive and welcoming front porch. Inside, you’ll find an inviting foyer that opens to a cozy living room complete with a decorative fireplace PLUS a large den on the other side, providing multiple living areas to suit your needs. The updated kitchen features newer cabinetry with pull-out drawers and stainless steel appliances plus an eating area. The primary bedroom is spacious and has a vaulted ceiling. The other two bedrooms are both a good size. A generous utility and storage room spans the entire back of the home, offering excellent functionality and extra storage space. Additional highlights include a whole-house generator, a 2018 HVAC system, a 2020 roof, Carport and circular driveway.

16. 2026-03-22
    listed $199,900 Active 1026-char remark

    Show marketing remark (1026 chars)

    Conveniently located in West Pensacola, this spacious 3-bedroom, 1-bath home offers over 1,900 square feet of living space with plenty of room to spread out. Set well off the main road, the property is surrounded by beautiful azaleas and mature foliage, creating a private and peaceful setting. Enjoy relaxing on the expansive and welcoming front porch. Inside, you’ll find an inviting foyer that opens to a cozy living room complete with a decorative fireplace PLUS a large den on the other side, providing multiple living areas to suit your needs. The updated kitchen features newer cabinetry with pull-out drawers and stainless steel appliances plus an eating area. The primary bedroom is spacious and has a vaulted ceiling. The other two bedrooms are both a good size. A generous utility and storage room spans the entire back of the home, offering excellent functionality and extra storage space. Additional highlights include a whole-house generator, a 2018 HVAC system, a 2020 roof, Carport and circular driveway.

ⓘ 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: $2,039 · $170/mo
• Projected year-2 tax: $2,039 · $170/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 4/10 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: $23,635
• − Mortgage interest: −$10,083
• − Property taxes: −$2,039
• − Insurance: −$900
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$5,236
• Taxable income: $1,595
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $4,023/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 — Myrtle Grove

• Score: 64/100
• State rank: #701
• US rank: #14805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Myrtle Grove, FL
• County: Escambia County · 301,722 people
• City population: 1,170
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 34,549
• Household income: $62,486
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 1359.0

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 0.60)
• Race & ethnicity: White 60% Black 18% Two or more races 11% Hispanic / Latino 6% Asian 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 4% Tagalog/Filipino 2% Other Indo-European 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: ▼ -71.86%
• Current HPI: 247.6085
• Rent YoY: ▲ 3.85%
• 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

-10.0% since first listed

2 events — show timeline

• 2026-04-17 Price Changed $180,000 PARMLS
• 2026-03-22 Listed $199,900 PARMLS

Property tax history

+17.2%/yr

Latest (2025): $2,039 · +336.7% YoY. Source: county tax records.