7053 W Fairfield Dr · Myrtle Grove, FL 32506

$164,900

3 bd · 1.0 ba · 1,593 sqft · SingleFamily public records · 132 Days on market

Built 1964 0.42 ac lot $104/sqft · 28% below area Est $220k · 25% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.7/10.0
• 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

Well-built brick home! This off grade home sits on .43 of an acre lot. It has a 2-year-old roof, aluminum wiring & fuses. The main bedroom has the original hardwood floors; the bathrooms and kitchen / dining areas are tiled. The hardwood under carpeted areas appears to be in good shape. Spacious Kitchen with knotty pine cabinets. The large family room features a wood burning fireplace. This home also features a carport and large back yard with several outbuildings that convey "as is". This is an Estate sale. Convenient to shopping and beach access.

Key facts

• 2 year old roof
• Tiled kitchen
• Brick home

Tags

• BRICK HOME
• ACRE LOT
• 2 YEAR OLD ROOF
• HARDWOOD FLOORS
• TILED BATHROOMS
• TILED KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 4 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 34% 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $41k; list at $165k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $145,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 1.07% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.21%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (median comp): $220,003
• List price: $164,900
• Delta: -25.05%
• 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
1505 N 72nd Ave	0.13mi	4/2.0 (+1)	1,575 (-1%)	9mo	$228,000	$145	75
7077 Weatherwood Dr	0.26mi	3/2.0	1,621 (+2%)	8mo	$225,000	$139	74
7016 Esther St	0.16mi	3/2.0	1,448 (-9%)	1mo	$239,900	$166	72
6400 Birkhead Dr	0.53mi	3/2.0	1,629 (+2%)	10mo	$282,000	$173	59
1904 N 61st Ave	0.73mi	3/2.0	1,612 (+1%)	1mo	$275,000	$171	59
2794 King St	0.61mi	4/2.0 (+1)	1,521 (-4%)	1mo	$255,000	$168	54
7260 Baronne Pl	0.55mi	3/2.0	1,468 (-8%)	4mo	$135,000	$92	53
7125 Ben Sasser Dr	0.37mi	4/2.0 (+1)	1,378 (-14%)	4mo	$235,000	$171	48
7065 Ben Sasser Dr	0.42mi	4/2.0 (+1)	1,378 (-14%)	4mo	$236,900	$172	46
900 N 74th Ave	0.62mi	3/2.0	1,376 (-14%)	7mo	$233,000	$169	39
2762 Christine St	0.62mi	3/2.0	1,827 (+15%)	10mo	$285,000	$156	35
7871 Hestia Pl	0.73mi	4/2.0 (+1)	1,815 (+14%)	5mo	$265,000	$146	30

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-228
• Equity at exit: $24,587

10-year hold

• IRR: 10.3%
• Equity multiple: 1.83×
• Total profit: $38,145
• Equity at exit: $14,258

Cash invested: $46,172 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,764 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $393

Break-even live

Break-even rent $1,267

Max offer price $164,900

Occupancy floor 73%

Sensitivity live

Price	-10% $486	-5% $440	+0% $393	+5% $346	+10% $300
Rent	-10% $254	-5% $323	+0% $393	+5% $463	+10% $532
Rate	-1.0pp $476	-0.5pp $435	base $393	+0.5pp $350	+1.0pp $307

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3219 Fresno Ave Pensacola, FL	3.0	2.0	1192	$1,375	$1.15	24d	1	0.93mi
8240 Tempest Dr Pensacola, FL	2.0	2.0	1300	$1,600	$1.23	21d	1	0.95mi
3230 Palmdale Ave Pensacola, FL	3.0	2.0	1300	$1,500	$1.15	24d	1	0.99mi
8770 Kennedy Dr Pensacola, FL	4.0	3.0	2134	$2,400	$1.12	24d	1	1.04mi

Listing history 12 events

1. 2026-06-08
   days on market $164,900 Active 132 DOM
2. 2026-06-07
   days on market $164,900 Active 131 DOM
3. 2026-06-03
   days on market $164,900 Active 127 DOM
4. 2026-06-02
   days on market $164,900 Active 126 DOM
5. 2026-06-01
   days on market $164,900 Active 125 DOM
6. 2026-05-31
   days on market $164,900 Active 124 DOM
7. 2026-05-31
   days on market $164,900 Active 123 DOM
8. 2026-03-17
   price $164,900 569-char remark

   Show marketing remark (569 chars)

   Well-built brick home! This off grade home sits on .43 of an acre lot. It has a 2-year-old roof, aluminum wiring & fuses. The main bedroom has the original hardwood floors; the bathrooms and kitchen / dining areas are tiled. The hardwood under carpeted areas appears to be in good shape. Spacious Kitchen with knotty pine cabinets. The large family room features a wood burning fireplace. This home also features a carport and large back yard with several outbuildings that convey "as is". This is an Estate sale. Convenient to shopping and beach access.

9. 2026-01-27
   listed $174,900 Active 569-char remark

   Show marketing remark (569 chars)

   Well-built brick home! This off grade home sits on .43 of an acre lot. It has a 2-year-old roof, aluminum wiring & fuses. The main bedroom has the original hardwood floors; the bathrooms and kitchen / dining areas are tiled. The hardwood under carpeted areas appears to be in good shape. Spacious Kitchen with knotty pine cabinets. The large family room features a wood burning fireplace. This home also features a carport and large back yard with several outbuildings that convey "as is". This is an Estate sale. Convenient to shopping and beach access.

10. 1980-12-01
    soldstatus $41,200
11. 1975-01-01
    soldstatus $29,200
12. 1972-01-01
    soldstatus $25,000

ⓘ 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: $806 · $67/mo
• Projected year-2 tax: $1,369 · $114/mo
• Expected delta: +$563/yr (+$47/mo · 69.9%)

ⓘ 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: $21,169
• − Mortgage interest: −$9,237
• − Property taxes: −$806
• − Insurance: −$824
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$4,797
• Taxable income: $2,117
• Est. tax owed @ 24.0%: −$508
• After-tax cash flow: $4,208/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

+559.6% since first listed

5 events — show timeline

• 2026-03-17 Price Changed $164,900 PARMLS
• 2026-01-27 Listed $174,900 PARMLS
• 1980-12-01 Sold (Public Records) $41,200 Public Records
• 1975-01-01 Sold (Public Records) $29,200 Public Records
• 1972-01-01 Sold (Public Records) $25,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $806 · +24.1% YoY. Source: county tax records.