5535 Mayfair Cir · West Pensacola, FL 32506

$149,000

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 24 Days on market

Built 1955 0.27 ac lot Est $165k · 10% 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 +21.5/30.0
• ARV discount +11.9/15.0
• DSCR +6.9/10.0
• 1% rule +5.0/10.0
• 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

Investor Special. What a great opportunity to own this cute 3/1 block Pensacola home located in a quiet cul-de-sac. There's plenty of parking spaces and lots of storage space for all of your outdoor toys. The brand-new bamboo/luxury wood flooring was just installed in the living and family room. The rest of the house has tiles in all the bedrooms, kitchen, hallway and bathroom. Home comes with a huge, fenced back yard that could easily fit a Florida room, dream pool or even a greenhouse for a garden!

Key facts

• 0.27 acre lot
• Built 1955
• Listed 24 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $149k).
• Recommended offer: $147k (1.5% 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 (+3.9%/yr); 270 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k 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 24 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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 $110k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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: 1.00% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $165,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Teakwood Cir	0.25mi	3/2.0	1,150 (-6%)	1mo	$155,000	$135	73
307 N 59th Ave	0.20mi	3/1.5	1,108 (-10%)	2mo	$190,000	$171	71
15 Janet St	0.41mi	4/1.5 (+1)	1,252 (+2%)	5mo	$86,000	$69	66
522 S Edgewood Cir	0.43mi	3/1.0	1,355 (+11%)	1mo	$208,500	$154	61
6020 W Jackson St	0.40mi	3/2.5	1,320 (+8%)	2mo	$156,000	$118	61
128 Beech St	0.54mi	3/1.0	1,140 (-7%)	6mo	$135,000	$118	59
5236 W Jackson St	0.41mi	3/1.5	1,358 (+11%)	3mo	$122,000	$90	59
258 Omega Ct	0.51mi	3/1.0	1,098 (-10%)	5mo	$127,500	$116	55
132 Elm St	0.56mi	2/1.0 (-1)	1,336 (+9%)	3mo	$170,000	$127	51
6457 Myrtle Hill Cir	0.49mi	2/2.0 (-1)	1,115 (-9%)	3mo	$249,000	$223	51
249 Willow St	0.55mi	2/2.0 (-1)	1,137 (-7%)	5mo	$184,000	$162	50
6825 Malvern St	0.74mi	3/2.0	1,312 (+7%)	0mo	$192,000	$146	49

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-8,640
• Equity at exit: $22,216

10-year hold

• IRR: 5.1%
• Equity multiple: 1.39×
• Total profit: $16,106
• Equity at exit: $12,883

Cash invested: $41,720 (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: 270
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,496 high
• Mortgage (P&I): −$781
• Tax from tax record: −$115 /mo · $1,376/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $224

Break-even live

Break-even rent $1,213

Max offer price $149,000

Occupancy floor 80%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5501 Mayfair Dr Pensacola, FL	3.0	1.0	912	$1,295	$1.42	23d	1	0.21mi
316 Teakwood Cir Pensacola, FL	2.0	1.5	1024	$1,350	$1.32	14d	1	0.29mi
4600 Twin Oaks Dr Pensacola, FL	1.0–2.0	1.0	838	$1,499	$1.79	14d	29	0.68mi
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
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	23d	1	1.10mi
346 Quigley Rd Pensacola, FL	3.0	2.0	1021	$1,500	$1.47	23d	1	1.10mi
7200 Lillian Hwy Pensacola, FL	2.0	1.0	675	$1,200	$1.78	14d	11	1.15mi
542 S 72nd Ave Unit C Pensacola, FL	3.0	2.0	1300	$1,400	$1.08	23d	1	1.18mi
7071 Lake Joanne Dr Unit 2C Pensacola, FL	3.0	2.0	1300	$1,400	$1.08	14d	1	1.21mi
7071 Lake Joanne Dr Unit 2A Pensacola, FL	3.0	2.0	1300	$1,400	$1.08	23d	1	1.21mi
585 S 72nd Ave Pensacola, FL	1.0–2.0	1.0	862	$1,300	$1.51	23d	3	1.21mi
570 Quigley Rd Pensacola, FL	3.0	2.0	1190	$1,525	$1.28	23d	1	1.24mi
45 W Carver Dr Pensacola, FL	3.0	1.0	940	$1,325	$1.41	23d	1	1.46mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	21d	1	1.50mi

Listing history 26 events

1. 2026-05-11
   status Pending
2. 2026-04-22
   historical Contingent
3. 2026-04-17
   listed $149,000 Active
4. 2026-03-01
   historical
5. 2025-12-21
   status Active
6. 2025-12-11
   historical Contingent
7. 2025-10-23
   price $149,000
8. 2025-06-09
   listed $164,000 Active
9. 2022-10-03
   soldstatus $110,000 Sold 505-char remark

   Show marketing remark (505 chars)

   Investor Special. What a great opportunity to own this cute 3/1 block Pensacola home located in a quiet cul-de-sac. There's plenty of parking spaces and lots of storage space for all of your outdoor toys. The brand-new bamboo/luxury wood flooring was just installed in the living and family room. The rest of the house has tiles in all the bedrooms, kitchen, hallway and bathroom. Home comes with a huge, fenced back yard that could easily fit a Florida room, dream pool or even a greenhouse for a garden!

10. 2022-09-29
    soldstatus $110,000
11. 2022-09-23
    historical Contingent 505-char remark

    Show marketing remark (505 chars)

    Investor Special. What a great opportunity to own this cute 3/1 block Pensacola home located in a quiet cul-de-sac. There's plenty of parking spaces and lots of storage space for all of your outdoor toys. The brand-new bamboo/luxury wood flooring was just installed in the living and family room. The rest of the house has tiles in all the bedrooms, kitchen, hallway and bathroom. Home comes with a huge, fenced back yard that could easily fit a Florida room, dream pool or even a greenhouse for a garden!

12. 2022-08-26
    price $131,000 505-char remark

    Show marketing remark (505 chars)

    Investor Special. What a great opportunity to own this cute 3/1 block Pensacola home located in a quiet cul-de-sac. There's plenty of parking spaces and lots of storage space for all of your outdoor toys. The brand-new bamboo/luxury wood flooring was just installed in the living and family room. The rest of the house has tiles in all the bedrooms, kitchen, hallway and bathroom. Home comes with a huge, fenced back yard that could easily fit a Florida room, dream pool or even a greenhouse for a garden!

13. 2022-07-20
    price $136,100 505-char remark

    Show marketing remark (505 chars)

    Investor Special. What a great opportunity to own this cute 3/1 block Pensacola home located in a quiet cul-de-sac. There's plenty of parking spaces and lots of storage space for all of your outdoor toys. The brand-new bamboo/luxury wood flooring was just installed in the living and family room. The rest of the house has tiles in all the bedrooms, kitchen, hallway and bathroom. Home comes with a huge, fenced back yard that could easily fit a Florida room, dream pool or even a greenhouse for a garden!

14. 2022-06-10
    price $139,500 505-char remark

    Show marketing remark (505 chars)

    Investor Special. What a great opportunity to own this cute 3/1 block Pensacola home located in a quiet cul-de-sac. There's plenty of parking spaces and lots of storage space for all of your outdoor toys. The brand-new bamboo/luxury wood flooring was just installed in the living and family room. The rest of the house has tiles in all the bedrooms, kitchen, hallway and bathroom. Home comes with a huge, fenced back yard that could easily fit a Florida room, dream pool or even a greenhouse for a garden!

15. 2022-05-31
    status Active 505-char remark

    Show marketing remark (505 chars)

    Investor Special. What a great opportunity to own this cute 3/1 block Pensacola home located in a quiet cul-de-sac. There's plenty of parking spaces and lots of storage space for all of your outdoor toys. The brand-new bamboo/luxury wood flooring was just installed in the living and family room. The rest of the house has tiles in all the bedrooms, kitchen, hallway and bathroom. Home comes with a huge, fenced back yard that could easily fit a Florida room, dream pool or even a greenhouse for a garden!

16. 2022-05-24
    historical Contingent 505-char remark

    Show marketing remark (505 chars)

    Investor Special. What a great opportunity to own this cute 3/1 block Pensacola home located in a quiet cul-de-sac. There's plenty of parking spaces and lots of storage space for all of your outdoor toys. The brand-new bamboo/luxury wood flooring was just installed in the living and family room. The rest of the house has tiles in all the bedrooms, kitchen, hallway and bathroom. Home comes with a huge, fenced back yard that could easily fit a Florida room, dream pool or even a greenhouse for a garden!

17. 2022-05-20
    listed $140,000 Active 505-char remark

    Show marketing remark (505 chars)

    Investor Special. What a great opportunity to own this cute 3/1 block Pensacola home located in a quiet cul-de-sac. There's plenty of parking spaces and lots of storage space for all of your outdoor toys. The brand-new bamboo/luxury wood flooring was just installed in the living and family room. The rest of the house has tiles in all the bedrooms, kitchen, hallway and bathroom. Home comes with a huge, fenced back yard that could easily fit a Florida room, dream pool or even a greenhouse for a garden!

18. 2016-04-07
    historical
19. 2015-12-04
    soldstatus $35,000
20. 2015-08-11
    listed $39,700
21. 2015-07-24
    listed $39,600
22. 2005-09-12
    soldstatus $84,000
23. 2005-09-01
    soldstatus $83,962
24. 2005-05-24
    listed $84,400
25. 1993-12-01
    soldstatus $41,500
26. 1993-06-07
    soldstatus $35,000

ⓘ 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: $1,376 · $115/mo
• Projected year-2 tax: $1,376 · $115/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 5 d/yr ≥105°F today · 18 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: $17,949
• − Mortgage interest: −$8,346
• − Property taxes: −$1,376
• − Insurance: −$745
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$4,335
• Taxable income: $275
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $2,616/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): 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

+325.7% since first listed

26 events — show timeline

• 2026-05-11 Pending — PARMLS
• 2026-04-22 Contingent — PARMLS
• 2026-04-17 Listed $149,000 PARMLS
• 2026-03-01 Listing Removed — PARMLS
• 2025-12-21 Relisted — PARMLS
• 2025-12-11 Contingent — PARMLS
• 2025-10-23 Price Changed $149,000 PARMLS
• 2025-06-09 Listed $164,000 PARMLS
• 2022-10-03 Sold (MLS) $110,000 PARMLS
• 2022-09-29 Sold (Public Records) $110,000 Public Records
• 2022-09-23 Contingent — PARMLS
• 2022-08-26 Price Changed $131,000 PARMLS
• 2022-07-20 Price Changed $136,100 PARMLS
• 2022-06-10 Price Changed $139,500 PARMLS
• 2022-05-31 Relisted — PARMLS
• 2022-05-24 Contingent — PARMLS
• 2022-05-20 Listed $140,000 PARMLS
• 2016-04-07 Listing Removed — NAMLS
• 2015-12-04 Sold (MLS) $35,000 PARMLS
• 2015-08-11 Listed $39,700 PARMLS
• 2015-07-24 Listed $39,600 NAMLS
• 2005-09-12 Sold (Public Records) $84,000 Public Records
• 2005-09-01 Sold (MLS) $83,962 PARMLS
• 2005-05-24 Listed $84,400 PARMLS
• 1993-12-01 Sold (Public Records) $41,500 Public Records
• 1993-06-07 Sold (Public Records) $35,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,376 · +13.6% YoY. Source: county tax records.