3804 Ward Blvd · West Pensacola, FL 32505

$130,000

None bd · 2.0 ba · 1,404 sqft · Other public records · 525 Days on market

Built 1958 $93/sqft · 17% below area Est $156k · 17% under

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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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALLING ALL MULTI_FAMILY INVESTORS! This duplex is conveniently located to all Pensacola has to offer. Each unit of this charming duplex offers 2 beds and 1 bath with a generous 702 square feet of living space, ensuring ample comfort for tenants. The property already has occupants in place eliminating the need for you to invest time and energy in a tenant search. Let's add this amazing buy and hold to your portfolio!

Key facts

• Built 1958
• Listed 524 days

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($45k/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 $899 of loan paydown is wiped out by about $4k 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 525 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $50k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $130k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 525 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 1958 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (median comp): $155,974
• List price: $130,000
• Delta: -16.65%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.0%
• Equity multiple: 0.88×
• Total profit: $-4,196
• Equity at exit: $19,383

10-year hold

• IRR: 8.6%
• Equity multiple: 1.71×
• Total profit: $25,967
• Equity at exit: $11,240

Cash invested: $36,400 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$682
• Tax from tax record: −$109 /mo · $1,309/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $223

Break-even live

Break-even rent $1,070

Max offer price $130,000

Occupancy floor 78%

Sensitivity live

Price	-10% $297	-5% $260	+0% $223	+5% $186	+10% $150
Rent	-10% $116	-5% $170	+0% $223	+5% $277	+10% $330
Rate	-1.0pp $289	-0.5pp $256	base $223	+0.5pp $190	+1.0pp $155

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
852 Garnet St Pensacola, FL	3.0	1.5	1150	$1,150	$1.00	14d	1	0.13mi
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	24d	1	0.31mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	24d	1	0.46mi
2802 W Gonzalez St Pensacola, FL	3.0	2.0	1824	$1,600	$0.88	24d	1	0.78mi
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	24d	1	0.91mi
190 N Old Corry Field Rd Pensacola, FL	1.0–2.0	1.0–2.0	915	$1,174	$1.28	14d	3	1.07mi
2303 W Brainerd St Pensacola, FL	2.0	1.0	955	$1,100	$1.15	24d	1	1.11mi
707 New York Dr Pensacola, FL	2.0	1.0	1266	$1,185	$0.94	24d	1	1.25mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	22d	1	1.26mi
315 N Pace Blvd Unit b Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	24d	1	1.27mi
315 N Pace Blvd Unit A Pensacola, FL	3.0	2.0	1342	$1,850	$1.38	24d	1	1.27mi
309 N Pace Blvd Unit B Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	24d	1	1.29mi
4600 Twin Oaks Dr Pensacola, FL	1.0–2.0	1.0	838	$1,499	$1.79	14d	29	1.32mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	24d	1	1.34mi
1804 W Belmont St Unit A Pensacola, FL	3.0	1.0	925	$995	$1.08	22d	1	1.45mi
1717 W Cervantes St Pensacola, FL	2.0	2.0	974	$1,169	$1.20	14d	3	1.48mi

Listing history 26 events

1. 2026-06-18
   days on market $130,000 Active 525 DOM
2. 2026-06-17
   days on market $130,000 Active 524 DOM
3. 2026-06-16
   days on market $130,000 Active 523 DOM
4. 2026-06-15
   days on market $130,000 Active 522 DOM
5. 2026-06-14
   days on market $130,000 Active 520 DOM
6. 2026-06-10
   days on market $130,000 Active 517 DOM
7. 2026-06-09
   days on market $130,000 Active 516 DOM
8. 2026-06-08
   days on market $130,000 Active 515 DOM
9. 2026-06-07
   days on market $130,000 Active 514 DOM
10. 2026-06-03
    days on market $130,000 Active 510 DOM
11. 2026-06-02
    days on market $130,000 Active 509 DOM
12. 2026-06-01
    days on market $130,000 Active 508 DOM
13. 2026-05-31
    pricedays on market $130,000 Active 507 DOM
14. 2026-02-17
    status Active 420-char remark

    Show marketing remark (420 chars)

    CALLING ALL MULTI_FAMILY INVESTORS! This duplex is conveniently located to all Pensacola has to offer. Each unit of this charming duplex offers 2 beds and 1 bath with a generous 702 square feet of living space, ensuring ample comfort for tenants. The property already has occupants in place eliminating the need for you to invest time and energy in a tenant search. Let's add this amazing buy and hold to your portfolio!

15. 2026-02-04
    status Contingent 420-char remark

    Show marketing remark (420 chars)

    CALLING ALL MULTI_FAMILY INVESTORS! This duplex is conveniently located to all Pensacola has to offer. Each unit of this charming duplex offers 2 beds and 1 bath with a generous 702 square feet of living space, ensuring ample comfort for tenants. The property already has occupants in place eliminating the need for you to invest time and energy in a tenant search. Let's add this amazing buy and hold to your portfolio!

16. 2026-02-01
    historical 420-char remark

    Show marketing remark (420 chars)

    CALLING ALL MULTI_FAMILY INVESTORS! This duplex is conveniently located to all Pensacola has to offer. Each unit of this charming duplex offers 2 beds and 1 bath with a generous 702 square feet of living space, ensuring ample comfort for tenants. The property already has occupants in place eliminating the need for you to invest time and energy in a tenant search. Let's add this amazing buy and hold to your portfolio!

17. 2026-01-03
    status Active 420-char remark

    Show marketing remark (420 chars)

    CALLING ALL MULTI_FAMILY INVESTORS! This duplex is conveniently located to all Pensacola has to offer. Each unit of this charming duplex offers 2 beds and 1 bath with a generous 702 square feet of living space, ensuring ample comfort for tenants. The property already has occupants in place eliminating the need for you to invest time and energy in a tenant search. Let's add this amazing buy and hold to your portfolio!

18. 2026-01-03
    historical 420-char remark

    Show marketing remark (420 chars)

    CALLING ALL MULTI_FAMILY INVESTORS! This duplex is conveniently located to all Pensacola has to offer. Each unit of this charming duplex offers 2 beds and 1 bath with a generous 702 square feet of living space, ensuring ample comfort for tenants. The property already has occupants in place eliminating the need for you to invest time and energy in a tenant search. Let's add this amazing buy and hold to your portfolio!

19. 2025-12-29
    price $140,000 420-char remark

    Show marketing remark (420 chars)

    CALLING ALL MULTI_FAMILY INVESTORS! This duplex is conveniently located to all Pensacola has to offer. Each unit of this charming duplex offers 2 beds and 1 bath with a generous 702 square feet of living space, ensuring ample comfort for tenants. The property already has occupants in place eliminating the need for you to invest time and energy in a tenant search. Let's add this amazing buy and hold to your portfolio!

20. 2025-09-05
    status Active 420-char remark

    Show marketing remark (420 chars)

    CALLING ALL MULTI_FAMILY INVESTORS! This duplex is conveniently located to all Pensacola has to offer. Each unit of this charming duplex offers 2 beds and 1 bath with a generous 702 square feet of living space, ensuring ample comfort for tenants. The property already has occupants in place eliminating the need for you to invest time and energy in a tenant search. Let's add this amazing buy and hold to your portfolio!

21. 2025-09-03
    historical 420-char remark

    Show marketing remark (420 chars)

    CALLING ALL MULTI_FAMILY INVESTORS! This duplex is conveniently located to all Pensacola has to offer. Each unit of this charming duplex offers 2 beds and 1 bath with a generous 702 square feet of living space, ensuring ample comfort for tenants. The property already has occupants in place eliminating the need for you to invest time and energy in a tenant search. Let's add this amazing buy and hold to your portfolio!

22. 2025-08-21
    status Active 420-char remark

    Show marketing remark (420 chars)

    CALLING ALL MULTI_FAMILY INVESTORS! This duplex is conveniently located to all Pensacola has to offer. Each unit of this charming duplex offers 2 beds and 1 bath with a generous 702 square feet of living space, ensuring ample comfort for tenants. The property already has occupants in place eliminating the need for you to invest time and energy in a tenant search. Let's add this amazing buy and hold to your portfolio!

23. 2025-05-16
    historical Contingent 420-char remark

    Show marketing remark (420 chars)

    CALLING ALL MULTI_FAMILY INVESTORS! This duplex is conveniently located to all Pensacola has to offer. Each unit of this charming duplex offers 2 beds and 1 bath with a generous 702 square feet of living space, ensuring ample comfort for tenants. The property already has occupants in place eliminating the need for you to invest time and energy in a tenant search. Let's add this amazing buy and hold to your portfolio!

24. 2025-01-02
    listed $180,000 Active 420-char remark

    Show marketing remark (420 chars)

    CALLING ALL MULTI_FAMILY INVESTORS! This duplex is conveniently located to all Pensacola has to offer. Each unit of this charming duplex offers 2 beds and 1 bath with a generous 702 square feet of living space, ensuring ample comfort for tenants. The property already has occupants in place eliminating the need for you to invest time and energy in a tenant search. Let's add this amazing buy and hold to your portfolio!

25. 2008-03-12
    soldstatus $60,000
26. 1986-07-01
    soldstatus $32,000

ⓘ 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: $1,309 · $109/mo
• Projected year-2 tax: $1,309 · $109/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,227
• − Mortgage interest: −$7,282
• − Property taxes: −$1,309
• − Insurance: −$650
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$3,782
• Taxable income: $607
• Est. tax owed @ 24.0%: −$146
• After-tax cash flow: $2,533/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
• 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

+337.5% since first listed

13 events — show timeline

• 2026-02-17 Relisted — PARMLS
• 2026-02-04 Relisted — PARMLS
• 2026-02-01 Listing Removed — PARMLS
• 2026-01-03 Relisted — PARMLS
• 2026-01-03 Listing Removed — PARMLS
• 2025-12-29 Price Changed $140,000 PARMLS
• 2025-09-05 Relisted — PARMLS
• 2025-09-03 Listing Removed — PARMLS
• 2025-08-21 Relisted — PARMLS
• 2025-05-16 Contingent — PARMLS
• 2025-01-02 Listed $180,000 PARMLS
• 2008-03-12 Sold (Public Records) $60,000 Public Records
• 1986-07-01 Sold (Public Records) $32,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,309 · +26.2% YoY. Source: county tax records.