1510 Acorn Ln · Ferry Pass, FL 32514

$99,500

2 bd · 1.0 ba · 680 sqft · SingleFamily public records · 143 Days on market

Built 1939 0.34 ac lot $146/sqft · 43% below area Est $192k · 48% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SMALL 1939 STRUCTURE IN NEED OF COMPLETE REMODEL. PROPERTY ZONED HIGH DENSITY MULTI USE so there are scores of options to achieve highest and best use here. The County Zoning Definition can be viewed in the Documents section - just click on the blue D icon below the photo of the property. Beautiful trees make this a great lot for a homestead or a small business. Better yet, raze the little house and build bigger and better. We will be posting demolition estimates to documents soon as well.

Key facts

• Complete remodel
• 0.34 acre lot
• Built 1939

Tags

• COMPLETE REMODEL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 4.4% in Ferry Pass — 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 65/100 on livability (#664 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D, 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 flat; 221 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $688 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $100k implies a 591% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1939 — 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 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: 1.42% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.11%
• DSCR: 1.89
• GRM: 5.9

CMA / ARV

• ARV (median comp): $192,057
• List price: $99,500
• Delta: -48.19%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.76% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.38×
• Total profit: $10,507
• Equity at exit: $14,836

10-year hold

• IRR: 17.1%
• Equity multiple: 2.27×
• Total profit: $35,246
• Equity at exit: $8,603

Cash invested: $27,860 (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 32514

• Home prices YoY: -31.2%
• Rents YoY: 0.8%
• Active inventory: 221
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$522
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $467

Break-even live

Break-even rent $817

Max offer price $99,500

Occupancy floor 62%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1040 E Olive Rd Pensacola, FL	1.0–3.0	1.0–2.0	897	$1,361	$1.52	23d	7	0.36mi
1600 Governors Dr Pensacola, FL	1.0–3.0	1.0–2.0	1010	$1,681	$1.66	13d	25	0.56mi
671 E Olive Rd #9 Pensacola, FL	1.0	1.0	700	$875	$1.25	21d	1	0.89mi
8707 N Davis Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1017	$1,983	$1.95	13d	38	0.96mi
288 E Olive Rd Pensacola, FL	1.0–2.0	1.0	750	$1,045	$1.39	23d	2	1.40mi

Listing history 23 events

1. 2026-06-18
   days on market $99,500 Active 143 DOM
2. 2026-06-17
   days on market $99,500 Active 142 DOM
3. 2026-06-16
   days on market $99,500 Active 141 DOM
4. 2026-06-15
   days on market $99,500 Active 140 DOM
5. 2026-06-14
   days on market $99,500 Active 138 DOM
6. 2026-06-10
   days on market $99,500 Active 135 DOM
7. 2026-06-09
   days on market $99,500 Active 134 DOM
8. 2026-06-08
   days on market $99,500 Active 133 DOM
9. 2026-06-07
   days on market $99,500 Active 132 DOM
10. 2026-06-03
    days on market $99,500 Active 128 DOM
11. 2026-06-02
    days on market $99,500 Active 127 DOM
12. 2026-06-01
    days on market $99,500 Active 126 DOM
13. 2026-05-31
    days on market $99,500 Active 125 DOM
14. 2026-05-31
    days on market $99,500 Active 124 DOM
15. 2026-02-20
    price $99,500 497-char remark

    Show marketing remark (273 chars)

    Small Older House on property Zoned High Density Mixed Use (See definition of zoning in a document attached to listing). Seller knows very little about the property, having never lived there. House will need a complete remodel so only Cash or Renovation Loan is acceptable.

16. 2026-02-20
    price $99,500 273-char remark

    Show marketing remark (273 chars)

    Small Older House on property Zoned High Density Mixed Use (See definition of zoning in a document attached to listing). Seller knows very little about the property, having never lived there. House will need a complete remodel so only Cash or Renovation Loan is acceptable.

17. 2026-02-02
    status Active 273-char remark

    Show marketing remark (497 chars)

    SMALL 1939 STRUCTURE IN NEED OF COMPLETE REMODEL. PROPERTY ZONED HIGH DENSITY MULTI USE so there are scores of options to achieve highest and best use here. The County Zoning Definition can be viewed in the Documents section - just click on the blue D icon below the photo of the property. Beautiful trees make this a great lot for a homestead or a small business. Better yet, raze the little house and build bigger and better. We will be posting demolition estimates to documents soon as well.

18. 2026-02-02
    status Active 497-char remark

    Show marketing remark (497 chars)

    SMALL 1939 STRUCTURE IN NEED OF COMPLETE REMODEL. PROPERTY ZONED HIGH DENSITY MULTI USE so there are scores of options to achieve highest and best use here. The County Zoning Definition can be viewed in the Documents section - just click on the blue D icon below the photo of the property. Beautiful trees make this a great lot for a homestead or a small business. Better yet, raze the little house and build bigger and better. We will be posting demolition estimates to documents soon as well.

19. 2026-01-25
    historical 497-char remark

    Show marketing remark (273 chars)

    Small Older House on property Zoned High Density Mixed Use (See definition of zoning in a document attached to listing). Seller knows very little about the property, having never lived there. House will need a complete remodel so only Cash or Renovation Loan is acceptable.

20. 2026-01-25
    historical 273-char remark

    Show marketing remark (273 chars)

    Small Older House on property Zoned High Density Mixed Use (See definition of zoning in a document attached to listing). Seller knows very little about the property, having never lived there. House will need a complete remodel so only Cash or Renovation Loan is acceptable.

21. 2026-01-17
    listed $110,000 Active 497-char remark

    Show marketing remark (273 chars)

    Small Older House on property Zoned High Density Mixed Use (See definition of zoning in a document attached to listing). Seller knows very little about the property, having never lived there. House will need a complete remodel so only Cash or Renovation Loan is acceptable.

22. 2026-01-17
    listed $110,000 Active 273-char remark

    Show marketing remark (273 chars)

    Small Older House on property Zoned High Density Mixed Use (See definition of zoning in a document attached to listing). Seller knows very little about the property, having never lived there. House will need a complete remodel so only Cash or Renovation Loan is acceptable.

23. 1988-09-01
    soldstatus $14,400

ⓘ 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: $985 · $82/mo
• Projected year-2 tax: $985 · $82/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 ≥106°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: $16,895
• − Mortgage interest: −$5,574
• − Property taxes: −$985
• − Insurance: −$498
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$2,895
• Taxable income: $4,241
• Est. tax owed @ 24.0%: −$1,018
• After-tax cash flow: $4,585/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 — Ferry Pass

• Score: 65/100
• State rank: #664
• US rank: #13543

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: Ferry Pass, FL
• County: Escambia County · 301,722 people
• City population: 43,072
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 42,447
• Household income: $66,644
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1962.0

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 0.55)
• Race & ethnicity: White 63% Black 22% Two or more races 9% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% Tagalog/Filipino 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: ▼ -120.99%
• Current HPI: 266.7408
• Rent YoY: ▲ 0.76%
• 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

+591.0% since first listed

9 events — show timeline

• 2026-02-20 Price Changed $99,500 PARMLS
• 2026-02-20 Price Changed $99,500 PARMLS
• 2026-02-02 Relisted — PARMLS
• 2026-02-02 Relisted — PARMLS
• 2026-01-25 Listing Removed — PARMLS
• 2026-01-25 Listing Removed — PARMLS
• 2026-01-17 Listed $110,000 PARMLS
• 2026-01-17 Listed $110,000 PARMLS
• 1988-09-01 Sold (Public Records) $14,400 Public Records

Property tax history

+25.5%/yr

Latest (2025): $985 · +19.6% YoY. Source: county tax records.