3304 N Roosevelt St · Goulding, FL 32503

$76,000

3 bd · 1.0 ba · 1,564 sqft · SingleFamily public records · 23 Days on market

Built 1956

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Distressed 3bd 2ba 1504sqft property. Concrete block home. 1956 build. Large yard. .28 acres. Zoned MDR(Medium Density Residential) NO HOA. HVAC 2018. Roof and water heater need replacing.

Key facts

• Hvac 2018
• Large yard
• Zoned mdr

Tags

• CONCRETE BLOCK HOME
• LARGE YARD
• ZONED MDR
• NO HOA
• HVAC 2018

Property features AI

Exterior

• Home design: Built in 1956
• Construction: Single-family residence (built 1956)
• Exterior features: Located in the North Pensacola subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $75k (1.5% 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 (+3.4%/yr); 240 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 40% of the median local income ($71k/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 $525 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 + 3.4% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $74,860 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — 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 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?
4. 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.
5. 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.
6. 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: 3.12% ✓
• Cap rate: 27.05%
• Cash-on-cash: 74.13%
• DSCR: 4.30
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $211,140
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3110 N 6th Ave	0.45mi	3/1.0	1,573 (+1%)	2mo	$115,000	$73	76
510 E Fisher St	0.67mi	3/1.0	1,542 (-1%)	2mo	$135,000	$88	65
3003 Torres Ave	0.56mi	3/1.0	1,440 (-8%)	3mo	$123,000	$85	58
196 Highland Dr	0.41mi	4/2.0 (+1)	1,482 (-5%)	8mo	$200,000	$135	56
4013 N 9th Ave	0.65mi	3/2.0	1,550 (-1%)	10mo	$210,000	$135	55
715 Woodland Dr	0.66mi	4/2.0 (+1)	1,622 (+4%)	6mo	$205,000	$126	49
1100 Barcia Dr	0.63mi	4/2.0 (+1)	1,660 (+6%)	6mo	$240,000	$145	46
2911 N Miller St	0.53mi	3/2.0	1,345 (-14%)	2mo	$240,000	$178	46
609 E Fisher	0.72mi	3/2.0	1,400 (-10%)	1mo	$295,000	$211	44
25 Escalona Ave	0.67mi	3/2.0	1,406 (-10%)	6mo	$270,000	$192	43
702 Boxwood Dr	0.74mi	3/2.0	1,451 (-7%)	12mo	$250,000	$172	39
704 Woodland Dr	0.68mi	3/2.0	1,357 (-13%)	5mo	$160,000	$118	38

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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: 74.4%
• Equity multiple: 4.40×
• Total profit: $72,404
• Equity at exit: $11,332

10-year hold

• IRR: 78.3%
• Equity multiple: 9.22×
• Total profit: $174,945
• Equity at exit: $6,571

Cash invested: $21,280 (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 32503

• Rents YoY: 3.4%
• Active inventory: 240
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,368 high
• Mortgage (P&I): −$399
• Tax from tax record: −$126 /mo · $1,509/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $1,315

Break-even live

Break-even rent $704

Max offer price $76,000

Occupancy floor 39%

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3131 N 10th Ave Pensacola, FL	3.0	1.5	1085	$1,700	$1.57	23d	1	0.69mi
4400 N 9th Ave Pensacola, FL	3.0	1.5	1713	$2,000	$1.17	23d	1	0.96mi
531 Ditmar St Unit B Pensacola, FL	2.0	1.0	1094	$1,450	$1.33	23d	1	0.97mi
1301 E Cross St Pensacola, FL	3.0	2.0	2200	$3,900	$1.77	13d	1	1.11mi
407 W Jordan St Unit NA Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	23d	1	1.19mi
2008 N 8th Ave Pensacola, FL	3.0	2.0	1058	$1,250	$1.18	13d	1	1.23mi
1501 E Cross St Pensacola, FL	4.0	2.0	1920	$3,000	$1.56	13d	1	1.25mi
1501 E Cross St Pensacola, FL	4.0	2.0	1920	$3,200	$1.67	23d	1	1.25mi
1121 E Maxwell St Pensacola, FL	3.0	2.5	1716	$3,550	$2.07	23d	1	1.28mi
3014 Magnolia Ave Pensacola, FL	3.0	2.0	1650	$2,750	$1.67	23d	1	1.42mi

Listing history 14 events

1. 2026-06-18
   days on market $76,000 Active 23 DOM
2. 2026-06-17
   days on market $76,000 Active 22 DOM
3. 2026-06-16
   days on market $76,000 Active 21 DOM
4. 2026-06-15
   days on market $76,000 Active 20 DOM
5. 2026-06-14
   days on market $76,000 Active 18 DOM
6. 2026-06-10
   days on market $76,000 Active 15 DOM
7. 2026-06-09
   days on market $76,000 Active 14 DOM
8. 2026-06-08
   days on market $76,000 Active 13 DOM
9. 2026-06-07
   days on market $76,000 Active 12 DOM
10. 2026-06-03
    days on market $76,000 Active 8 DOM
11. 2026-06-02
    days on market $76,000 Active 7 DOM
12. 2026-06-01
    days on market $76,000 Active 6 DOM
13. 2026-05-31
    days on market $76,000 Active 5 DOM
14. 2026-05-27
    listed $76,000 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: $1,509 · $126/mo
• Projected year-2 tax: $1,509 · $126/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 · 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: $28,415
• − Mortgage interest: −$4,257
• − Property taxes: −$1,509
• − Insurance: −$380
• − Repairs & maintenance: −$2,273
• − Management: −$2,273
• − Depreciation: −$2,211
• Taxable income: $15,511
• Est. tax owed @ 24.0%: −$3,723
• After-tax cash flow: $12,053/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): 33,559
• Household income: $71,411
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 948.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Arabic 1% Tagalog/Filipino 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: ▼ -300.02%
• Current HPI: 294.4873
• Rent YoY: ▲ 3.39%
• 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

• 2026-05-27 Listed $76,000 FSBO.com

Property tax history

+6.2%/yr

Latest (2025): $1,509 · +13.6% YoY. Source: county tax records.