113 Alice St · West Pensacola, FL 32505

$57,000

3 bd · 1.0 ba · 904 sqft · SingleFamily public records · 1 Days on market

Built 1954

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investors This could be a great buy and hold property. some updates and this could be a good rental. 3/1 with out side storage building Has a great little screened in porch with access to laundry on the porch. Fenced yard.

Key facts

• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Cap rate 22.5% vs local median 7.9% in West 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 66/100 on livability (#629 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime 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.
• Zoned schools: Global Learning Academy (math 11% / reading 19%, grade F, #2,132 of 2,144 statewide, top 100%, 470 students, 90% FRL); Warrington Middle School (math 19% / reading 24%, grade F, #553 of 571 statewide, top 97%, 573 students, 87% FRL); Pensacola High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 1,229 students, 55% FRL) — zoned schools average 77% FRL vs 58% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 42% district-wide (-17 pts) — the specific schools serving this property underperform the Escambia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.9%/yr); 203 active listings in the ZIP; 13 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 39% of the median local income ($45k/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 $394 of loan paydown is wiped out by about $2k 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 + 4.9% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.54% ✓
• Cap rate: 22.52%
• Cash-on-cash: 57.97%
• DSCR: 3.58
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $138,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Gloucester Ave	0.23mi	3/1.0	900 (-0%)	15mo	$148,500	$165	76
118 Alice St	0.05mi	3/1.0	828 (-8%)	14mo	$40,000	$48	72
14 Alice St	0.15mi	3/1.0	960 (+6%)	14mo	$115,000	$120	71
4130 W Jackson St	0.09mi	3/2.0	1,028 (+14%)	5mo	$140,000	$136	65
122 State St	0.56mi	2/1.0 (-1)	940 (+4%)	7mo	$156,000	$166	56
121 State St	0.51mi	2/1.0 (-1)	940 (+4%)	13mo	$155,000	$165	54
3766 Frontera Cir	0.48mi	3/1.0	1,011 (+12%)	8mo	$155,000	$153	51
3 Bertram St	0.73mi	2/1.0 (-1)	916 (+1%)	14mo	$65,000	$71	47
4408 Lillian Hwy	0.59mi	2/1.0 (-1)	792 (-12%)	6mo	$34,500	$44	42
3715 W Brainerd St	0.59mi	2/1.0 (-1)	800 (-12%)	10mo	$130,000	$163	40
1005 Grandview St	0.69mi	4/1.0 (+1)	1,009 (+12%)	6mo	$143,000	$142	38
220 Shadowlawn Ln	0.63mi	3/1.0	1,025 (+13%)	14mo	$204,000	$199	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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: 58.6%
• Equity multiple: 3.68×
• Total profit: $42,721
• Equity at exit: $8,499

10-year hold

• IRR: 64.1%
• Equity multiple: 8.06×
• Total profit: $112,610
• Equity at exit: $4,928

Cash invested: $15,960 (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 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 203
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,446 high
• Mortgage (P&I): −$299
• Tax from tax record: −$49 /mo · $583/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $771

Break-even live

Break-even rent $470

Max offer price $57,000

Occupancy floor 42%

Sensitivity live

Price	-10% $803	-5% $787	+0% $771	+5% $755	+10% $739
Rent	-10% $657	-5% $714	+0% $771	+5% $828	+10% $885
Rate	-1.0pp $800	-0.5pp $785	base $771	+0.5pp $756	+1.0pp $741

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	25d	1	0.47mi
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	25d	1	0.60mi
1218 N Kirk St Pensacola, FL	2.0	1.0	850	$1,150	$1.35	25d	1	0.69mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	25d	1	0.74mi
190 N Old Corry Field Rd Pensacola, FL	1.0–2.0	1.0–2.0	915	$1,174	$1.28	15d	3	0.76mi
4600 Twin Oaks Dr Pensacola, FL	1.0–2.0	1.0	838	$1,499	$1.79	15d	29	0.95mi
3206 W Lee St Unit A Pensacola, FL	2.0	1.0	800	$1,550	$1.94	15d	1	0.98mi
3202 W Lee St Pensacola, FL	2.0	1.0	680	$995	$1.46	15d	1	0.98mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	22d	1	1.09mi
316 Teakwood Cir Pensacola, FL	2.0	1.5	1024	$1,350	$1.32	15d	1	1.24mi
5501 Mayfair Dr Pensacola, FL	3.0	1.0	912	$1,295	$1.42	25d	1	1.24mi
406 N S St Pensacola, FL	2.0	1.0	806	$1,295	$1.61	25d	1	1.34mi
2303 W Brainerd St Pensacola, FL	2.0	1.0	955	$1,100	$1.15	25d	1	1.49mi

Listing history 7 events

1. 2019-02-11
   soldstatus $54,900 234-char remark

   Show marketing remark (234 chars)

   Attention Investors This could be a great buy and hold property. some updates and this could be a good rental. 3/1 with out side storage building Has a great little screened in porch with access to laundry on the porch. Fenced yard.

2. 2019-01-12
   listed $54,900 234-char remark

   Show marketing remark (234 chars)

   Attention Investors This could be a great buy and hold property. some updates and this could be a good rental. 3/1 with out side storage building Has a great little screened in porch with access to laundry on the porch. Fenced yard.

3. 1998-06-26
   soldstatus $38,000
4. 1998-06-26
   soldstatus $38,000
5. 1988-07-01
   soldstatus $27,200
6. 1984-02-01
   soldstatus $22,300
7. 1980-04-01
   soldstatus $19,000

ⓘ 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: $583 · $49/mo
• Projected year-2 tax: $583 · $49/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 6 d/yr ≥105°F today · 19 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: $17,350
• − Mortgage interest: −$3,193
• − Property taxes: −$583
• − Insurance: −$285
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$1,658
• Taxable income: $8,855
• Est. tax owed @ 24.0%: −$2,125
• After-tax cash flow: $7,126/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 — West Pensacola

• Score: 66/100
• State rank: #629
• US rank: #12275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Pensacola, FL
• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 27,877
• Household income: $44,783
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1458.0

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 0.66)
• Race & ethnicity: Black 48% White 32% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% Vietnamese 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: ▼ -74.10%
• Current HPI: 205.45
• Rent YoY: ▲ 4.92%
• 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

+188.9% since first listed

7 events — show timeline

• 2019-02-11 Sold (MLS) $54,900 PARMLS
• 2019-01-12 Listed $54,900 PARMLS
• 1998-06-26 Sold (Public Records) $38,000 Public Records
• 1998-06-26 Sold (Public Records) $38,000 Public Records
• 1988-07-01 Sold (Public Records) $27,200 Public Records
• 1984-02-01 Sold (Public Records) $22,300 Public Records
• 1980-04-01 Sold (Public Records) $19,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $583 · +26.6% YoY. Source: county tax records.