7268 Lago Vista Ct · Myrtle Grove, FL 32506

$125,000

2 bd · 2.0 ba · 1,116 sqft · Townhouse public records · 74 Days on market

Built 1983 1,306 sqft lot $112/sqft · at area comps Est $130k · at est. $175/mo HOA · 12% of rent

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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 +18.3/30.0
• ARV discount +9.2/15.0
• 1% rule +6.3/10.0
• DSCR +5.8/10.0
• 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

Perfect starter for the 1st Time Homebuyer or add to your Rental Portfolio! This affordable townhome has TWO MAIN BEDROOMS both with WALK-IN CLOSETS & FULL BATHROOMS on Separate floors; Open Concept Kitchen to Living Room with a Wood-Burning FIREPLACE; Tile Flooring throughout downstairs with Luxury Vinyl Planks upstairs; Newly built Staircase, Attic has FULL STORAGE with pulldown stairs plus there's a Storage Room outback for all your storage needs. Enjoy the fully Privacy Fenced PATIO DECK thats large enough for a hottub. Located close to Pensacola Naval Air Station (NAS) & the VA Hospital, 15 min from Historic Downtown Pensacola & State College, 25 min from Pensacola & Perdido Key Beaches. Home is offered at a very nice price for quick sale. Contact agent today for your private showing.

Key facts

• Open concept kitchen
• Walk-in closets
• Luxury vinyl planks

Tags

• WALK-IN CLOSETS
• FULL BATHROOMS
• OPEN CONCEPT KITCHEN
• WOOD-BURNING FIREPLACE
• TILE FLOORING
• LUXURY VINYL PLANKS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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); 267 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); 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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 74 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y 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 $106k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.13% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 7.4

CMA / ARV

• ARV (median comp): $129,900
• List price: $125,000
• Delta: -3.77%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7222 Lago Vista Dr	0.11mi	2/2.0	1,116 (0%)	9mo	$125,000	$112	88
7221 Lago Vista Ct	0.11mi	2/1.5	1,088 (-2%)	2mo	$129,900	$119	87
7231 Lago Vista Ct	0.09mi	2/2.0	1,116 (0%)	13mo	$129,900	$116	85
7257 Lago Vista Ct	0.02mi	2/2.0	1,050 (-6%)	6mo	$130,000	$124	84
7260 Lago Vista Ct	0.02mi	2/2.0	1,052 (-6%)	22mo	$125,000	$119	71

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-11,570
• Equity at exit: $18,638

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $4,932
• Equity at exit: $10,808

Cash invested: $35,000 (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 32506

• Home prices YoY: -22.5%
• Rents YoY: 3.9%
• Active inventory: 267
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,416 high
• Mortgage (P&I): −$656
• Tax from tax record: −$121 /mo · $1,448/yr
• Insurance: −$52
• HOA: −$175
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $116

Break-even live

Break-even rent $1,270

Max offer price $125,000

Occupancy floor 87%

Sensitivity live

Price	-10% $186	-5% $151	+0% $116	+5% $80	+10% $45
Rent	-10% $4	-5% $60	+0% $116	+5% $171	+10% $227
Rate	-1.0pp $178	-0.5pp $147	base $116	+0.5pp $83	+1.0pp $50

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
585 S 72nd Ave Pensacola, FL	1.0–2.0	1.0	862	$1,300	$1.51	24d	3	0.08mi
542 S 72nd Ave Unit C Pensacola, FL	3.0	2.0	1300	$1,400	$1.08	24d	1	0.09mi
7071 Lake Joanne Dr Unit 2A Pensacola, FL	3.0	2.0	1300	$1,400	$1.08	24d	1	0.13mi
7071 Lake Joanne Dr Unit 2C Pensacola, FL	3.0	2.0	1300	$1,400	$1.08	15d	1	0.13mi
346 Quigley Rd Pensacola, FL	3.0	2.0	1021	$1,500	$1.47	24d	1	0.43mi
7591 W Highway 98 Pensacola, FL	1.0–2.0	1.0–2.0	872	$1,781	$2.04	15d	9	0.47mi
8 Villa Dr Pensacola, FL	2.0	2.0	1000	$1,362	$1.36	22d	6	0.47mi
570 Quigley Rd Pensacola, FL	3.0	2.0	1190	$1,525	$1.28	24d	1	0.59mi
150 S Crow Rd Pensacola, FL	2.0	2.5	1088	$1,450	$1.33	24d	1	0.98mi
1007 Winton Ave Unit B Pensacola, FL	2.0	1.0	810	$1,295	$1.60	24d	1	1.06mi
7200 Lillian Hwy Pensacola, FL	2.0	1.0	675	$1,200	$1.78	15d	11	1.20mi
8121 Lillian Hwy #70 Pensacola, FL	2.0	2.0	900	$1,100	$1.22	24d	1	1.26mi
5501 Mayfair Dr Pensacola, FL	3.0	1.0	912	$1,295	$1.42	24d	1	1.39mi
316 Teakwood Cir Pensacola, FL	2.0	1.5	1024	$1,350	$1.32	15d	1	1.39mi
509 Wood Crest Way Pensacola, FL	3.0	2.0	1128	$1,425	$1.26	24d	1	1.48mi

HOA detail

• Monthly dues: $175 · $2,100/yr

Listing history 42 events

1. 2026-06-17
   days on market $125,000 Active 74 DOM
2. 2026-06-16
   days on market $125,000 Active 73 DOM
3. 2026-06-15
   days on market $125,000 Active 72 DOM
4. 2026-06-14
   days on market $125,000 Active 70 DOM
5. 2026-06-10
   days on market $125,000 Active 67 DOM
6. 2026-06-09
   days on market $125,000 Active 66 DOM
7. 2026-06-08
   days on market $125,000 Active 65 DOM
8. 2026-06-07
   days on market $125,000 Active 64 DOM
9. 2026-06-03
   days on market $125,000 Active 60 DOM
10. 2026-06-02
    days on market $125,000 Active 59 DOM
11. 2026-06-01
    days on market $125,000 Active 58 DOM
12. 2026-05-31
    days on market $125,000 Active 57 DOM
13. 2026-05-31
    days on market $125,000 Active 56 DOM
14. 2026-04-25
    price $125,000 816-char remark

    Show marketing remark (816 chars)

    Perfect starter for the 1st Time Homebuyer or add to your Rental Portfolio! This affordable townhome has TWO MAIN BEDROOMS both with WALK-IN CLOSETS & FULL BATHROOMS on Separate floors; Open Concept Kitchen to Living Room with a Wood-Burning FIREPLACE; Tile Flooring throughout downstairs with Luxury Vinyl Planks upstairs; Newly built Staircase, Attic has FULL STORAGE with pulldown stairs plus there's a Storage Room outback for all your storage needs. Enjoy the fully Privacy Fenced PATIO DECK thats large enough for a hottub. Located close to Pensacola Naval Air Station (NAS) & the VA Hospital, 15 min from Historic Downtown Pensacola & State College, 25 min from Pensacola & Perdido Key Beaches. Home is offered at a very nice price for quick sale. Contact agent today for your private showing.

15. 2026-04-12
    price $129,000 816-char remark

    Show marketing remark (816 chars)

    Perfect starter for the 1st Time Homebuyer or add to your Rental Portfolio! This affordable townhome has TWO MAIN BEDROOMS both with WALK-IN CLOSETS & FULL BATHROOMS on Separate floors; Open Concept Kitchen to Living Room with a Wood-Burning FIREPLACE; Tile Flooring throughout downstairs with Luxury Vinyl Planks upstairs; Newly built Staircase, Attic has FULL STORAGE with pulldown stairs plus there's a Storage Room outback for all your storage needs. Enjoy the fully Privacy Fenced PATIO DECK thats large enough for a hottub. Located close to Pensacola Naval Air Station (NAS) & the VA Hospital, 15 min from Historic Downtown Pensacola & State College, 25 min from Pensacola & Perdido Key Beaches. Home is offered at a very nice price for quick sale. Contact agent today for your private showing.

16. 2026-04-04
    listed $130,000 Active 816-char remark

    Show marketing remark (816 chars)

    Perfect starter for the 1st Time Homebuyer or add to your Rental Portfolio! This affordable townhome has TWO MAIN BEDROOMS both with WALK-IN CLOSETS & FULL BATHROOMS on Separate floors; Open Concept Kitchen to Living Room with a Wood-Burning FIREPLACE; Tile Flooring throughout downstairs with Luxury Vinyl Planks upstairs; Newly built Staircase, Attic has FULL STORAGE with pulldown stairs plus there's a Storage Room outback for all your storage needs. Enjoy the fully Privacy Fenced PATIO DECK thats large enough for a hottub. Located close to Pensacola Naval Air Station (NAS) & the VA Hospital, 15 min from Historic Downtown Pensacola & State College, 25 min from Pensacola & Perdido Key Beaches. Home is offered at a very nice price for quick sale. Contact agent today for your private showing.

17. 2025-08-25
    historical
18. 2025-08-25
    historical
19. 2025-08-05
    price $132,000
20. 2025-08-05
    price $132,000
21. 2025-07-24
    listed $137,500 Active
22. 2025-07-24
    listed $137,500 Active
23. 2022-03-26
    status Pending
24. 2022-03-25
    soldstatus $106,225 Sold
25. 2022-03-07
    soldstatus $106,300
26. 2022-01-20
    historical Contingent
27. 2021-09-27
    status Active
28. 2021-09-27
    historical
29. 2021-03-26
    listed $112,000 Active
30. 2013-06-11
    soldstatus $35,000
31. 2012-06-16
    historical
32. 2012-06-15
    listed $37,000
33. 2011-08-16
    listed $71,000
34. 2011-01-10
    historical
35. 2010-08-10
    listed $74,900
36. 2010-07-20
    historical
37. 2010-03-08
    listed $76,000
38. 2006-08-21
    soldstatus $75,500
39. 2006-08-17
    soldstatus $75,500
40. 2006-07-06
    listed $77,000
41. 1994-03-04
    soldstatus $44,500
42. 1985-04-01
    soldstatus $42,900

ⓘ 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: $1,448 · $121/mo
• Projected year-2 tax: $1,448 · $121/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 5/10 Major
• 🌡 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: $16,994
• − Mortgage interest: −$7,002
• − Property taxes: −$1,448
• − Insurance: −$625
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − HOA: −$2,100
• − Depreciation: −$3,636
• Taxable loss: −$536
• Est. tax savings @ 24.0%: +$129
• After-tax cash flow: $1,515/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

+191.4% since first listed

29 events — show timeline

• 2026-04-25 Price Changed $125,000 PARMLS
• 2026-04-12 Price Changed $129,000 PARMLS
• 2026-04-04 Listed $130,000 PARMLS
• 2025-08-25 Listing Removed — PARMLS
• 2025-08-25 Listing Removed — NAMLS
• 2025-08-05 Price Changed $132,000 NAMLS
• 2025-08-05 Price Changed $132,000 PARMLS
• 2025-07-24 Listed $137,500 PARMLS
• 2025-07-24 Listed $137,500 NAMLS
• 2022-03-26 Pending — PARMLS
• 2022-03-25 Sold (MLS) $106,225 PARMLS
• 2022-03-07 Sold (Public Records) $106,300 Public Records
• 2022-01-20 Contingent — PARMLS
• 2021-09-27 Relisted — PARMLS
• 2021-09-27 Listing Removed — PARMLS
• 2021-03-26 Listed $112,000 PARMLS
• 2013-06-11 Sold (MLS) $35,000 PARMLS
• 2012-06-16 Listing Removed — PARMLS
• 2012-06-15 Listed $37,000 PARMLS
• 2011-08-16 Listed $71,000 PARMLS
• 2011-01-10 Listing Removed — PARMLS
• 2010-08-10 Listed $74,900 PARMLS
• 2010-07-20 Listing Removed — PARMLS
• 2010-03-08 Listed $76,000 PARMLS
• 2006-08-21 Sold (Public Records) $75,500 Public Records
• 2006-08-17 Sold (MLS) $75,500 PARMLS
• 2006-07-06 Listed $77,000 PARMLS
• 1994-03-04 Sold (Public Records) $44,500 Public Records
• 1985-04-01 Sold (Public Records) $42,900 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,448 · +13.9% YoY. Source: county tax records.