5218 Plateau Rd · Pensacola Station, FL 32507

$210,000

3 bd · 2.0 ba · 1,200 sqft · Other public records · 111 Days on market

Built 2022 0.33 ac lot $175/sqft · 130% above area

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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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 adjacent lots in Treasure Hill with a pristine 3BR/3BA mobile home in move-in condition, a parking pad and small deck. two outbuildings. Great investment opportunity! Perfect opportunity to sell the mobile home and build 3 new homes, or move in an additional 2 mobile homes for immediate income.

Key facts

• Small deck
• Mobile home
• Outbuildings

Tags

• MOBILE HOME
• PARKING PAD
• SMALL DECK
• OUTBUILDINGS
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $210k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/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 $185k (12.1% below list).
• Recommended offer: $185k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 2.1% in Pensacola Station — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Hellen Caro Elementary School (math 68% / reading 70%, grade A-, #399 of 2,144 statewide, top 19%, 659 students, 42% FRL); Jim C. Bailey Middle School (math 38% / reading 39%, grade F, #384 of 571 statewide, top 68%, 1,159 students, 57% FRL); Escambia High School (math 19% / reading 29%, grade F, #529 of 667 statewide, top 80%, 1,655 students, 62% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 701 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 30% of the median local income ($74k/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 $6k 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 111 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $60k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $210k implies a 2525% 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; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,541 (12.1% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (median comp): $91,219
• List price: $210,000
• Delta: 130.22%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.22% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.58×
• Total profit: $-24,455
• Equity at exit: $31,312

10-year hold

• IRR: -5.0%
• Equity multiple: 0.70×
• Total profit: $-17,899
• Equity at exit: $18,157

Cash invested: $58,800 (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 32507

• Home prices YoY: -4.6%
• Rents YoY: 1.2%
• Active inventory: 701
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,845 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $203

Break-even live

Break-even rent $1,589

Max offer price $210,000

Occupancy floor 84%

Sensitivity live

Price	-10% $322	-5% $262	+0% $203	+5% $143	+10% $84
Rent	-10% $57	-5% $130	+0% $203	+5% $276	+10% $349
Rate	-1.0pp $309	-0.5pp $256	base $203	+0.5pp $148	+1.0pp $93

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5222 Medina Rd Unit D Pensacola, FL	2.0	2.0	998	$1,700	$1.70	25d	1	0.36mi
5292 Balfour Pl Pensacola, FL	2.0	2.5	1248	$1,700	$1.36	25d	1	0.79mi
4828 Huron Dr Pensacola, FL	2.0	2.0	1486	$1,300	$0.87	15d	1	1.29mi

Listing history 21 events

1. 2026-06-21
   days on market $210,000 Active 111 DOM
2. 2026-06-18
   days on market $210,000 Active 108 DOM
3. 2026-06-17
   days on market $210,000 Active 107 DOM
4. 2026-06-16
   days on market $210,000 Active 106 DOM
5. 2026-06-15
   days on market $210,000 Active 105 DOM
6. 2026-06-14
   days on market $210,000 Active 103 DOM
7. 2026-06-10
   days on market $210,000 Active 100 DOM
8. 2026-06-09
   days on market $210,000 Active 99 DOM
9. 2026-06-08
   days on market $210,000 Active 98 DOM
10. 2026-06-07
    days on market $210,000 Active 97 DOM
11. 2026-06-03
    days on market $210,000 Active 93 DOM
12. 2026-06-02
    days on market $210,000 Active 92 DOM
13. 2026-06-01
    days on market $210,000 Active 91 DOM
14. 2026-05-31
    days on market $210,000 Active 90 DOM
15. 2026-05-31
    days on market $210,000 Active 89 DOM
16. 2026-05-06
    price $210,000 297-char remark

    Show marketing remark (297 chars)

    3 adjacent lots in Treasure Hill with a pristine 3BR/3BA mobile home in move-in condition, a parking pad and small deck. two outbuildings. Great investment opportunity! Perfect opportunity to sell the mobile home and build 3 new homes, or move in an additional 2 mobile homes for immediate income.

17. 2026-03-27
    price $265,000 297-char remark

    Show marketing remark (297 chars)

    3 adjacent lots in Treasure Hill with a pristine 3BR/3BA mobile home in move-in condition, a parking pad and small deck. two outbuildings. Great investment opportunity! Perfect opportunity to sell the mobile home and build 3 new homes, or move in an additional 2 mobile homes for immediate income.

18. 2026-03-02
    listed $270,000 Active 297-char remark

    Show marketing remark (297 chars)

    3 adjacent lots in Treasure Hill with a pristine 3BR/3BA mobile home in move-in condition, a parking pad and small deck. two outbuildings. Great investment opportunity! Perfect opportunity to sell the mobile home and build 3 new homes, or move in an additional 2 mobile homes for immediate income.

19. 2016-03-27
    historical
20. 2015-09-24
    listed $61,000
21. 1984-05-01
    soldstatus $8,000

ⓘ 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: $796 · $66/mo
• Projected year-2 tax: $1,743 · $145/mo
• Expected delta: +$947/yr (+$79/mo · 119.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,145
• − Mortgage interest: −$11,763
• − Property taxes: −$796
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$6,109
• Taxable loss: −$1,117
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $2,701/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 — Pensacola Station

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Escambia County · 301,722 people
• City population: 4,993
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 32,226
• Household income: $73,540
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1175.0

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 (73%)
• Race & ethnicity: White 73% Black 10% Two or more races 10% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -26.23%
• Current HPI: 548.03
• Rent YoY: ▲ 1.22%
• 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

+2525.0% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $210,000 PARMLS
• 2026-03-27 Price Changed $265,000 PARMLS
• 2026-03-02 Listed $270,000 PARMLS
• 2016-03-27 Listing Removed — PARMLS
• 2015-09-24 Listed $61,000 PARMLS
• 1984-05-01 Sold (Public Records) $8,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $796 · +45.3% YoY. Source: county tax records.