419 Grandview St · West Pensacola, FL 32505

$149,900

3 bd · 1.0 ba · 858 sqft · SingleFamily public records · 7 Days on market

Built 1960 9,465 sqft lot Est $136k · 11% over

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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 +18.1/30.0
• DSCR +5.7/10.0
• 1% rule +4.0/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! This block home has 2br/1ba and is situated on a .22 acre lot.

Key facts

• Updated appliances
• Quiet street
• New hvac

Tags

• NEW ROOF
• NEW HVAC
• ENERGY EFFICIENT WINDOWS
• UPDATED APPLIANCES
• FENCED BACKYARD
• QUIET STREET

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway with open parking for 3 vehicles
• Utilities: Public water; Septic tank sewer; Circuit breaker electric with copper wiring; Cable available
• Home design: Single-story, detached property; Resale home; Slab foundation; Block construction
• Construction: Block construction; Slab foundation; Shingle roof; One level
• Exterior features: Partial backyard fencing; Back yard access; Shingle roof; Paved road frontage; County-maintained road

Interior

• Kitchen: Updated kitchen (painted cabinets, new sink) — updated 6 to 10 years ago; White appliances: refrigerator, microwave, dishwasher; Electric water heater
• Bedrooms: Bedroom on the first floor (approx. 11.9' x 10.9')
• Flooring: Tile; Carpet
• Bathrooms: One full bathroom, recently updated (lighting, vanity, toilet, shower hardware) — updated 6 to 10 years ago
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: High-speed internet; Double-pane windows; Blinds
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $132 ($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 $135k (9.8% below list).
• Recommended offer: $135k (9.8% below list) — sets the bar for 1% rule.

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; 17 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 24y 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 $12k; list at $150k implies a 1203% 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; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,197 (9.8% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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?
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: 0.90% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $135,564
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3305 W La Rua St	0.11mi	3/1.0	921 (+7%)	9mo	$55,000	$60	75
15 Gloucester Ave	0.46mi	3/1.0	900 (+5%)	15mo	$148,500	$165	58
3715 W Brainerd St	0.49mi	2/1.0 (-1)	800 (-7%)	10mo	$130,000	$163	52
1220 N Kirk St	0.54mi	2/1.0 (-1)	868 (+1%)	22mo	$165,000	$190	50
118 Alice St	0.71mi	3/1.0	828 (-4%)	14mo	$40,000	$48	49
4011 W Jackson St	0.50mi	2/1.0 (-1)	754 (-12%)	4mo	$72,500	$96	48
1201 Grandview St	0.56mi	2/1.0 (-1)	900 (+5%)	16mo	$159,000	$177	47
14 Alice St	0.55mi	3/1.0	960 (+12%)	14mo	$115,000	$120	43
1207 Grandview St	0.59mi	2/1.0 (-1)	784 (-9%)	16mo	$104,500	$133	40
5 Gail Dr	0.54mi	3/1.0	981 (+14%)	20mo	$110,000	$112	34
2916 W Lloyd St	0.69mi	2/1.0 (-1)	955 (+11%)	16mo	$151,000	$158	31
2701 W Brainerd St	0.73mi	2/1.0 (-1)	768 (-10%)	22mo	$150,000	$195	25

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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.68×
• Total profit: $-13,279
• Equity at exit: $22,351

10-year hold

• IRR: 3.2%
• Equity multiple: 1.25×
• Total profit: $10,435
• Equity at exit: $12,961

Cash invested: $41,972 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$786
• Tax from tax record: −$88 /mo · $1,053/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $132

Break-even live

Break-even rent $1,185

Max offer price $149,900

Occupancy floor 85%

Sensitivity live

Price	-10% $217	-5% $174	+0% $132	+5% $89	+10% $47
Rent	-10% $25	-5% $78	+0% $132	+5% $185	+10% $239
Rate	-1.0pp $207	-0.5pp $170	base $132	+0.5pp $93	+1.0pp $53

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	24d	1	0.07mi
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	24d	1	0.21mi
1218 N Kirk St Pensacola, FL	2.0	1.0	850	$1,150	$1.35	24d	1	0.52mi
3202 W Lee St Pensacola, FL	2.0	1.0	680	$995	$1.46	14d	1	0.66mi
406 N S St Pensacola, FL	2.0	1.0	806	$1,295	$1.61	24d	1	0.67mi
3206 W Lee St Unit A Pensacola, FL	2.0	1.0	800	$1,550	$1.94	14d	1	0.68mi
2303 W Brainerd St Pensacola, FL	2.0	1.0	955	$1,100	$1.15	24d	1	0.92mi
1918 W Strong St Unit B Pensacola, FL	2.0	1.0	870	$950	$1.09	14d	1	1.06mi
2101 W Romana St Unit A Pensacola, FL	2.0	1.0	588	$1,250	$2.13	14d	1	1.10mi
2101 W Romana St Unit A Pensacola, FL	2.0	1.0	588	$1,250	$2.13	24d	1	1.10mi
1804 W Belmont St Unit A Pensacola, FL	3.0	1.0	925	$995	$1.08	22d	1	1.11mi
190 N Old Corry Field Rd Pensacola, FL	1.0–2.0	1.0–2.0	915	$1,174	$1.28	14d	3	1.12mi
1717 W Cervantes St Pensacola, FL	2.0	2.0	974	$1,169	$1.20	14d	3	1.18mi
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	24d	1	1.26mi
5 Elegans Ave Pensacola, FL	2.0	1.0	788	$1,195	$1.52	24d	1	1.31mi
4600 Twin Oaks Dr Pensacola, FL	1.0–2.0	1.0	838	$1,499	$1.79	14d	29	1.45mi
510 N G St Pensacola, FL	2.0	1.0	704	$850	$1.21	24d	1	1.48mi

Listing history 6 events

1. 2026-06-18
   days on market $149,900 Active 7 DOM
2. 2026-06-17
   days on market $149,900 Active 6 DOM
3. 2026-06-16
   days on market $149,900 Active 5 DOM
4. 2026-06-15
   days on market $149,900 Active 4 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $149,900 Active 2 DOM

ⓘ 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: $1,053 · $88/mo
• Projected year-2 tax: $1,244 · $104/mo
• Expected delta: +$191/yr (+$16/mo · 18.1%)

ⓘ 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 6 d/yr ≥105°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: $16,224
• − Mortgage interest: −$8,397
• − Property taxes: −$1,053
• − Insurance: −$750
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$4,361
• Taxable loss: −$932
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $1,805/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

+581.4% since first listed

16 events — show timeline

• 2026-06-11 Listed $149,900 PARMLS
• 2025-09-09 Listing Removed — PARMLS
• 2025-08-28 Contingent — PARMLS
• 2025-08-25 Relisted — PARMLS
• 2025-07-31 Listing Removed — PARMLS
• 2025-07-23 Contingent — PARMLS
• 2025-07-17 Listed $150,000 PARMLS
• 2011-05-20 Sold (MLS) $11,500 PARMLS
• 2011-03-09 Listed $6,000 PARMLS
• 2002-09-29 Listing Removed — PARMLS
• 2002-08-27 Listed $44,500 PARMLS
• 2002-05-20 Sold (Public Records) $23,500 Public Records
• 2002-05-10 Sold (MLS) $23,500 PARMLS
• 2002-04-03 Listed $23,500 PARMLS
• 1999-08-23 Sold (Public Records) $43,800 Public Records
• 1987-02-01 Sold (Public Records) $22,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,053 · +20.4% YoY. Source: county tax records.