5304 Lillian Hwy · West Pensacola, FL 32506

$251,409

6 bd · 2.0 ba · 2,625 sqft · Other public records · 21 Days on market

Built 1920 1.22 ac lot

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Why this score? — see what drove the D 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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 1.22-acre lot, zoned HDMU (High-Density Mixed-Use), is perfectly positioned for redevelopment. Located just minutes from Downtown Pensacola, NAS, and I-10, this property offers unparalleled convenience and potential. Don’t miss out on this incredible investment opportunity—contact us today to make it yours!

Key facts

• Interim income
• Flexible zoning
• 1.22 acre lot

Tags

• HIGH-DENSITY MIXED-USE
• FLEXIBLE ZONING
• EXCELLENT ACCESSIBILITY
• EXISTING IMPROVEMENTS
• INTERIM INCOME

Property features AI

Finance

• Other: Lot is approximately 1.22 acres; Building area listed as 4,753 (units not included per instructions)
• Financial info: No specific financial details provided
• HOA & community: No homeowners association; any association fees (if applicable) billed annually and may include water/sewer

Exterior

• Parking: Open parking; Driveway
• Security: No specific security features provided
• Utilities: Public water; Public sewer; Copper wiring electrical
• Home design: Detached property; Resale condition; Two stories
• Construction: Frame construction; Slab foundation
• Exterior features: Hip roof; Paved road access; Public-maintained road

Interior

• Kitchen: Eat-in kitchen; Electric water heater
• Bedrooms: Primary bedroom on first floor; Additional bedroom on second floor
• Flooring: Hardwood; Parquet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Floor furnace heating; Wall/window unit heating; Wall/window unit cooling; ENERGY STAR qualified wall/window unit(s); Ceiling fans for cooling
• Interior features: Ceiling fans
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath other listed at $251k.

Deal economics

• At list price, monthly cash flow is $27 ($330/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (10.9% below list).
• Recommended offer: $224k (10.9% below list) — sets the bar for 1% rule.

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: Myrtle Grove Elementary School (math 25% / reading 33%, grade F, #1,932 of 2,144 statewide, top 91%, 446 students, 80% FRL); Warrington Middle School (math 19% / reading 24%, grade F, #553 of 571 statewide, top 97%, 573 students, 87% FRL); Escambia High School (math 19% / reading 29%, grade F, #529 of 667 statewide, top 80%, 1,655 students, 62% FRL) — zoned schools average 76% FRL vs 58% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 42% district-wide (-18 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 (+3.9%/yr); 267 active listings in the ZIP; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% 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 $2k of loan paydown is wiped out by about $8k 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 21 days — a 2% lower offer ($248k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $115k; list at $251k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $223,958 (10.9% below list)

Questions for the listing agent

1. Built in 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.85% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.47×
• Total profit: $-37,020
• Equity at exit: $37,486

10-year hold

• IRR: -4.5%
• Equity multiple: 0.69×
• Total profit: $-21,770
• Equity at exit: $21,737

Cash invested: $70,395 (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: 267
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,240 medium
• Mortgage (P&I): −$1,318
• Tax from tax record: −$319 /mo · $3,823/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $27

Break-even live

Break-even rent $2,205

Max offer price $251,409

Occupancy floor 94%

Sensitivity live

Price	-10% $170	-5% $99	+0% $27	+5% $-44	+10% $-115
Rent	-10% $-149	-5% $-61	+0% $27	+5% $116	+10% $204
Rate	-1.0pp $154	-0.5pp $91	base $27	+0.5pp $-38	+1.0pp $-104

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: $62,852
• Closing costs: $7,542
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $251,409 Active 21 DOM
2. 2026-06-18
   days on market $251,409 Active 18 DOM
3. 2026-06-17
   days on market $251,409 Active 17 DOM
4. 2026-06-16
   days on market $251,409 Active 16 DOM
5. 2026-06-15
   days on market $251,409 Active 15 DOM
6. 2026-06-14
   days on market $251,409 Active 13 DOM
7. 2026-06-10
   days on market $251,409 Active 10 DOM
8. 2026-06-09
   days on market $251,409 Active 9 DOM
9. 2026-06-08
   days on market $251,409 Active 8 DOM
10. 2026-06-07
    days on market $251,409 Active 7 DOM
11. 2026-06-03
    days on market $251,409 Active 3 DOM
12. 2026-06-02
    days on market $251,409 Active 2 DOM
13. 2026-06-01
    remarks 693-char remark
14. 2026-06-01
    listed $251,409 Active 1 DOM

ⓘ 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: $3,823 · $319/mo
• Projected year-2 tax: $3,823 · $319/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 3/10 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: $26,875
• − Mortgage interest: −$14,083
• − Property taxes: −$3,823
• − Insurance: −$1,257
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − Depreciation: −$7,314
• Taxable loss: −$3,902
• Est. tax savings @ 24.0%: +$936
• After-tax cash flow: $1,266/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
• 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

+86.2% since first listed

10 events — show timeline

• 2026-05-31 Listed $251,409 PARMLS
• 2025-06-05 Sold (MLS) $115,000 PARMLS
• 2025-06-05 Sold (MLS) $115,000 PARMLS
• 2025-05-29 Pending — PARMLS
• 2025-05-29 Pending — PARMLS
• 2024-12-20 Contingent — PARMLS
• 2024-12-20 Contingent — PARMLS
• 2024-12-13 Listed $200,000 PARMLS
• 2024-12-13 Listed $200,000 PARMLS
• 1999-08-25 Sold (Public Records) $135,000 Public Records

Property tax history

+42.0%/yr

Latest (2025): $3,823 · +17.7% YoY. Source: county tax records.