2636 Tinosa Cir · Bellview, FL 32526

$250,000

3 bd · 2.0 ba · 1,544 sqft · SingleFamily public records · 19 Days on market

Built 1978 0.34 ac lot Est $256k · at est. $4/mo HOA

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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 +14.9/30.0
• ARV discount +8.6/15.0
• DSCR +4.6/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This lovingly cared for single story home is situation on a . 34 acre lot that also include one half of the adjacent vacated alley and an expertly maintained mature oak tree in the front yard. . The sellers use the SIDE ALLEY for ADDITIONAL PARKING and an entrance to the back yard which has space for an RV or BOAT. The home is ready for new owners who can update in their personal taste or move in as is. The kichen has granite countertops and stainless steel appliances. A beautiful set of cabinetry allow for great storage, soft close drawers and doors as well features a new glasstop electric range/oven. In the back yard, an in ground pool provides a great recreational and entertainment area

Key facts

• Mature oak tree
• Additional parking
• Raised deck

Tags

• MATURE OAK TREE
• ADDITIONAL PARKING
• SPACE FOR RV
• IN GROUND POOL
• SCREENED PORCH
• RAISED DECK

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $45 (association fee covers association services)

Exterior

• Parking: Detached 2-car garage; Additional covered parking for 2 vehicles; Guest parking; Garage door opener; Total of 4 parking spaces
• Utilities: Public water; Public sewer; Electric with circuit breakers; Well for irrigation
• Home design: Single-story brick home; One level; Resale property; Not attached to other properties; Homestead exempt
• Construction: Composition roof; Slab foundation; Brick construction; Built on one level
• Exterior features: In-ground pool; Irrigation well; Rain gutters; Deck; Privacy and partial backyard fencing

Interior

• Kitchen: Remodeled kitchen with granite counters; Dishwasher; Disposal; Refrigerator; Electric water heater
• Bedrooms: Master bedroom on the first floor; Additional bedrooms on the first floor
• Flooring: Tile; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace(s) for supplemental heat; Central air conditioning
• Interior features: Shutters on windows
• Laundry & utility: Inside laundry with washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $74 ($883/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 $201k (19.6% below list).
• Recommended offer: $201k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.2% in Bellview — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#561 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: Longleaf Elementary School (math 37% / reading 43%, grade F, #1,491 of 2,144 statewide, top 70%, 548 students, 77% FRL); Bellview Middle School (math 17% / reading 23%, grade F, #558 of 571 statewide, top 98%, 992 students, 76% FRL); Pine Forest High School (math 20% / reading 32%, grade F, #494 of 667 statewide, top 75%, 1,870 students, 62% FRL).
• Zoned-school proficiency averages 29% at this address vs 42% district-wide (-14 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 (+4.4%/yr); 421 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($75k/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 19 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $250k implies a 214% 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,079 (19.6% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.80% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $256,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2637 Tinosa Cir	0.04mi	3/2.0	1,600 (+4%)	4mo	$300,000	$188	89
6056 West Shore Dr	0.08mi	3/2.0	1,463 (-5%)	3mo	$280,000	$191	85
2634 Tinosa Cir	0.01mi	3/2.0	1,711 (+11%)	2mo	$324,900	$190	80
6036 W Shore Dr	0.11mi	3/2.0	1,431 (-7%)	4mo	$235,000	$164	80
2626 Tinosa Cir	0.07mi	3/2.0	1,657 (+7%)	6mo	$215,000	$130	80
5897 Somerset Dr	0.26mi	3/2.0	1,646 (+7%)	1mo	$272,500	$166	76
6116 E Shore Dr	0.50mi	3/2.0	1,543 (-0%)	6mo	$220,000	$143	71
921 Lagoon Dr	0.59mi	3/1.5	1,546 (+0%)	3mo	$244,700	$158	68
6649 Black Oak Pl	0.57mi	4/2.0 (+1)	1,488 (-4%)	3mo	$250,000	$168	60
6718 Bellview Pines Rd	0.71mi	3/2.0	1,494 (-3%)	3mo	$190,000	$127	59
2238 White Pines Dr	0.46mi	3/2.0	1,400 (-9%)	6mo	$222,000	$159	58
5650 Talquin Ave	0.52mi	3/2.0	1,381 (-11%)	1mo	$257,000	$186	57

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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-33,011
• Equity at exit: $37,276

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-10,812
• Equity at exit: $21,615

Cash invested: $70,000 (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 32526

• Home prices YoY: -28.3%
• Rents YoY: 4.4%
• Active inventory: 421
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$96 /mo · $1,149/yr
• Insurance: −$104
• HOA: −$4
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $74

Break-even live

Break-even rent $1,918

Max offer price $250,000

Occupancy floor 91%

Sensitivity live

Price	-10% $215	-5% $144	+0% $74	+5% $3	+10% $-68
Rent	-10% $-85	-5% $-6	+0% $74	+5% $153	+10% $232
Rate	-1.0pp $199	-0.5pp $137	base $74	+0.5pp $9	+1.0pp $-57

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2143 Yardley Cir Pensacola, FL	3.0	2.0	1725	$2,300	$1.33	15d	1	0.29mi
5877 Tryton Cir Pensacola, FL	4.0	2.0	1419	$1,825	$1.29	25d	1	0.54mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	25d	1	0.64mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	25d	1	0.74mi
2301 W Michigan Ave #21 Pensacola, FL	2.0	2.5	1164	$1,325	$1.14	25d	1	0.83mi
2121 Pin High Dr Pensacola, FL	3.0	2.5	1918	$2,065	$1.08	25d	1	0.91mi
6740 Scotts Pl Pensacola, FL	3.0	2.5	1663	$2,350	$1.41	25d	1	1.02mi
6740 Scotts Pl Pensacola, FL	3.0	2.5	1663	$2,350	$1.41	15d	1	1.02mi
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	25d	1	1.17mi
6111 Enterprise Dr Pensacola, FL	1.0–3.0	1.0–2.0	1224	$1,688	$1.38	15d	19	1.18mi
6379 Mers Ln Pensacola, FL	3.0	2.5	1811	$1,900	$1.05	23d	1	1.26mi
918 Fremont Ave Pensacola, FL	3.0	1.0	1756	$1,450	$0.83	15d	1	1.34mi
1860 Broyhill Ln Pensacola, FL	3.0	2.0	1561	$1,600	$1.02	25d	1	1.38mi
6225 Mobile Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1036	$2,595	$2.50	15d	15	1.40mi
3177 Two Sisters Way Pensacola, FL	4.0	2.5	2244	$1,975	$0.88	25d	1	1.50mi

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: electricpool

Listing history 12 events

1. 2026-06-09
   statusdays on market $250,000 Pending 19 DOM
2. 2026-06-08
   days on market $250,000 Contingent 18 DOM
3. 2026-06-07
   days on market $250,000 Contingent 17 DOM
4. 2026-06-03
   days on market $250,000 Contingent 13 DOM
5. 2026-06-02
   days on market $250,000 Contingent 12 DOM
6. 2026-06-01
   days on market $250,000 Contingent 11 DOM
7. 2026-05-31
   days on market $250,000 Contingent 10 DOM
8. 2026-05-31
   days on market $250,000 Contingent 9 DOM
9. 2026-05-21
   listed $250,000 Active
10. 1982-08-01
    soldstatus $79,500
11. 1980-07-01
    soldstatus $60,300
12. 1978-01-01
    soldstatus $50,900

ⓘ 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: $1,149 · $96/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$926/yr (+$77/mo · 80.6%)

ⓘ 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 · 20 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: $24,129
• − Mortgage interest: −$14,004
• − Property taxes: −$1,149
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − HOA: −$48
• − Depreciation: −$7,273
• Taxable loss: −$3,455
• Est. tax savings @ 24.0%: +$829
• After-tax cash flow: $1,712/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 — Bellview

• Score: 67/100
• State rank: #561
• US rank: #10731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellview, FL
• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 44,680
• Household income: $75,098
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 1166.0

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 (66%)
• Race & ethnicity: White 66% Black 19% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Tagalog/Filipino 1% 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: ▼ -99.68%
• Current HPI: 252.6406
• Rent YoY: ▲ 4.42%
• 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

+391.2% since first listed

6 events — show timeline

• 2026-06-09 Pending — PARMLS
• 2026-05-28 Contingent — PARMLS
• 2026-05-21 Listed $250,000 PARMLS
• 1982-08-01 Sold (Public Records) $79,500 Public Records
• 1980-07-01 Sold (Public Records) $60,300 Public Records
• 1978-01-01 Sold (Public Records) $50,900 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,149 · +17.7% YoY. Source: county tax records.