4200 W Jackson St · West Pensacola, FL 32505

$325,000

None bd · None ba · 4,284 sqft · MultiFamily · 125 Days on market

Built 1954 Fair condition $76/sqft · 10% above area Est $296k · 10% over

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• ARV discount +3.0/15.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Located in the heart of Pensacola, 4200 W Jackson St. presents a rare opportunity to acquire a commercially zoned, income-producing property with immediate cash flow and future upside. Currently configured as two updated apartments, this property offers strong rental appeal with modernized interiors that attract and retain tenants. Even more compelling, the basement level provides the opportunity to convert into a third unit, creating additional income potential and increased long-term value. The commercial zoning adds flexibility and enhances the investment appeal, making this an excellent option for investors looking to strengthen their portfolio in a growing corridor of Pensacola. With both stabilized income and value-add potential, this property offers versatility that is increasingly hard to find at this price point. For those seeking to expand their footprint, this property can be purchased individually or bundled with 4143 W Gadsden St., an MDR-zoned vacant lot with development potential, or with 4202 W Jackson St., a larger commercial offering that includes a 4-plex and three duplexes. Acquiring multiple parcels together creates a unique opportunity to control a concentrated portfolio with strong income and future development upside. Whether you’re building your portfolio or positioning for long-term growth, 4200 W Jackson St. delivers flexibility, expansion opportunity, and solid investment fundamentals.

Key facts

• Basement level
• Modernized interiors
• Third unit

Tags

• COMMERCIALLY ZONED
• INCOME PRODUCING PROPERTY
• UPDATED APARTMENTS
• MODERNIZED INTERIORS
• BASEMENT LEVEL
• THIRD UNIT

What this means for you Summary

Snapshot

• This is a multifamily listed at $325k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 7.7% 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, schools F, amenities 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 (+4.9%/yr); 198 active listings in the ZIP; lower-income renter base — watch delinquency; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• At $4,167/mo this rent would consume 112% of the median local household income ($45k/yr) (locally 1458% 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 $10k 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 $91k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.79%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $295,513
• List price: $325,000
• Delta: 9.98%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.92% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.24×
• Total profit: $22,218
• Equity at exit: $48,459

10-year hold

• IRR: 17.2%
• Equity multiple: 2.54×
• Total profit: $140,393
• Equity at exit: $28,100

Cash invested: $91,000 (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 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 198
• Price-to-rent: 19.5×

Monthly cashflow live

• Estimated rent: $4,167 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$875
• Net cashflow: $1,046

Break-even live

Break-even rent $2,843

Max offer price $325,000

Occupancy floor 70%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,167
Total (3 units)			$4,167

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $325,000 Active 125 DOM
2. 2026-06-17
   days on market $325,000 Active 124 DOM
3. 2026-06-16
   days on market $325,000 Active 123 DOM
4. 2026-06-15
   days on market $325,000 Active 122 DOM
5. 2026-06-14
   days on market $325,000 Active 120 DOM
6. 2026-06-10
   days on market $325,000 Active 117 DOM
7. 2026-06-09
   days on market $325,000 Active 116 DOM
8. 2026-06-08
   days on market $325,000 Active 115 DOM
9. 2026-06-07
   days on market $325,000 Active 114 DOM
10. 2026-06-03
    days on market $325,000 Active 110 DOM
11. 2026-06-02
    days on market $325,000 Active 109 DOM
12. 2026-06-01
    days on market $325,000 Active 108 DOM
13. 2026-05-31
    days on market $325,000 Active 107 DOM
14. 2026-05-31
    days on market $325,000 Active 106 DOM
15. 2026-02-13
    listed $325,000 Active 1446-char remark

    Show marketing remark (1446 chars)

    Located in the heart of Pensacola, 4200 W Jackson St. presents a rare opportunity to acquire a commercially zoned, income-producing property with immediate cash flow and future upside. Currently configured as two updated apartments, this property offers strong rental appeal with modernized interiors that attract and retain tenants. Even more compelling, the basement level provides the opportunity to convert into a third unit, creating additional income potential and increased long-term value. The commercial zoning adds flexibility and enhances the investment appeal, making this an excellent option for investors looking to strengthen their portfolio in a growing corridor of Pensacola. With both stabilized income and value-add potential, this property offers versatility that is increasingly hard to find at this price point. For those seeking to expand their footprint, this property can be purchased individually or bundled with 4143 W Gadsden St., an MDR-zoned vacant lot with development potential, or with 4202 W Jackson St., a larger commercial offering that includes a 4-plex and three duplexes. Acquiring multiple parcels together creates a unique opportunity to control a concentrated portfolio with strong income and future development upside. Whether you’re building your portfolio or positioning for long-term growth, 4200 W Jackson St. delivers flexibility, expansion opportunity, and solid investment fundamentals.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 69% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,004
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$4,000
• − Management: −$4,000
• − Depreciation: −$9,455
• Taxable income: $7,844
• Est. tax owed @ 24.0%: −$1,883
• After-tax cash flow: $10,669/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

Fair 45/100 Moderate rehab

This property requires extensive repairs and maintenance to improve its condition and increase its value for both resale and rental.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible signs of wear and tear.
• Major exterior siding — The exterior siding and paint appear to be in poor condition, with visible wear and tear.
• Major flooring — The flooring in the interior appears to be in poor condition, with visible wear and tear.
• Major interior walls/paint — The interior walls and paint appear to be in poor condition, with visible wear and tear.
• Major HVAC/mechanicals — The HVAC and mechanical systems appear to be in poor condition, with visible signs of wear and tear.
• Major landscaping — The landscaping and curb appeal appear to be in poor condition, with overgrown vegetation and unkempt appearance.

Value-add opportunities

• Both roof replacement — A new roof will significantly improve the property's appearance and increase its value for both resale and rental.
• Both exterior siding and paint — A new exterior siding and paint job will improve the property's appearance and increase its value for both resale and rental.
• Both flooring — New flooring will improve the property's appearance and increase its value for both resale and rental.
• Both interior walls and paint — New interior walls and paint will improve the property's appearance and increase its value for both resale and rental.
• Both HVAC and mechanical systems — Upgrading the HVAC and mechanical systems will improve the property's comfort and energy efficiency, increasing its value for both resale and rental.
• Both landscaping — A well-maintained and landscaped property will improve its curb appeal and increase its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible signs of wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding and paint appear to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
flooring · The flooring in the interior appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls/paint · The interior walls and paint appear to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
HVAC/mechanicals · The HVAC and mechanical systems appear to be in poor condition, with visible signs of wear and tear.	Major	$15,000–50,000
landscaping · The landscaping and curb appeal appear to be in poor condition, with overgrown vegetation and unkempt appearance.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both roof replacement — A new roof will significantly improve the property's appearance and increase its value for both resale and rental. ↑
• Both exterior siding and paint — A new exterior siding and paint job will improve the property's appearance and increase its value for both resale and rental. ↑
• Both flooring — New flooring will improve the property's appearance and increase its value for both resale and rental. ↑
• Both interior walls and paint — New interior walls and paint will improve the property's appearance and increase its value for both resale and rental. ↑
• Both HVAC and mechanical systems — Upgrading the HVAC and mechanical systems will improve the property's comfort and energy efficiency, increasing its value for both resale and rental. ↑
• Both landscaping — A well-maintained and landscaped property will improve its curb appeal and increase its value for both resale and rental. ↑

ⓘ 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 — 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

1 event — show timeline

• 2026-02-13 Listed $325,000 PARMLS