7245 Lockhart St · Bellview, FL 32526

$259,900

3 bd · 1.0 ba · 1,682 sqft · SingleFamily public records · 60 Days on market

Built 1955 0.66 ac lot $155/sqft · 7% below area Est $279k · 7% under

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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 +12.7/30.0
• ARV discount +10.6/15.0
• DSCR +3.8/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fabulous home situated on a HUGE LOT and built with lots of Privacy and Serene setting in mind. This property is only minutes from Navy Federal, I10, Great Schools, Restaurants and 20 mins from Downtown Pensacola and Naval Air Station. Home has been Completely REMODELED with Top of the line Craftsmanship and offer so much for the entire family. You will love this OPEN CONCEPT Floor Plan that is perfect for today`s most discerning buyer. The updates include ALL COPPER WIRING, New Windows, Brand New Flooring throughout(no carpet)including Ceramic Tiles in wet areas and High Design Luxury Laminate everywhere else, NEW PAINT, Entire new CUSTOM KITCHEN and Baths, New Hardware and fixtures throughout, New doors and framing and more. Home features formal living room that leads to this stylish and completely open EAT IN KITCHEN that boosts High End QUARTZ COUNTERTOPS with Matching TILED Back Splash complimenting the beautiful cabinetry that features 2 Lazy Susan with Turn tables, Stainless Steel Appliances, Double Sink with window above it for outdoor views, RECESSED LIGHTS and Adjacent Breakfast Nook. Massive Great Room features FIREPLACE with STONE Surround, Adjacent Formal Dining Area, 3 Lighted Ceiling Fans and high impact sliding glass door that leads out to the back patio. Home features a Full Bath located right off the Great Room for everyone`s convenience. It offers ALL CUSTOM Tile Work throughout, High End light fixtures and mirrors, Stylish Vanity and linen closet. The 3 bedrooms are nice size and feature Lighted Ceiling Fans. They share a full bath in the hallway that offers gorgeous Tiled Work throughout, ALL CUSTOM Walk In Shower, Quartz on vanity and chrome fixtures. Home also features Oversized one car garage with Brand New A/C in it, 2 SHEDS in the backyard for storage and lots of mature trees and flower beds. Call today for your private tour!

Key facts

• Copper wiring
• No carpet
• Large lot

Tags

• LARGE LOT
• OPEN-CONCEPT FLOOR PLAN
• NEW ROOF
• COPPER WIRING
• DOUBLE-PANE WINDOWS
• NO CARPET

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached garage (1 covered garage space; 1 total parking space)
• Utilities: Public sewer; Circuit breakers with copper wiring; Cable available
• Home design: Single-story frame home; Slab foundation; Resale property; Ridge vent for energy efficiency; Not attached to another property; Paved, county-maintained road access
• Construction: Frame construction; Slab foundation; Shingle roof; One level
• Exterior features: Covered patio/porch; Shingle roof; Public water

Interior

• Kitchen: Updated kitchen with cabinets and quartz counters (updated 6–10 years ago); Built-in microwave; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: Master bedroom on the first floor (approx. 12 x 13); Second bedroom on the first floor (approx. 11 x 12); Third bedroom on the first floor (approx. 10 x 10)
• Flooring: Tile; Simulated wood
• Bathrooms: Two full bathrooms, updated (tile, vanity, fixtures) within the last 6–10 years
• Heating & cooling: Central heating; Fireplace(s); Central air; Ceiling fans
• Interior features: Ceiling fans; Double pane windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-30 ($-358/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (18.4% below list).
• Recommended offer: $212k (18.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#561 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Beulah Elementary School (math 53% / reading 57%, grade C, #872 of 2,144 statewide, top 42%, 946 students, 57% FRL); Pine Forest High School (math 20% / reading 32%, grade F, #494 of 667 statewide, top 75%, 1,870 students, 62% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents rising fast (+4.4%/yr); 421 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $8k 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 60 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $159k; list at $260k implies a 63% gain — meaningful room to come down on a strong offer.

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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,162 (18.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 10.2

CMA / ARV

• ARV (median comp): $279,121
• List price: $259,900
• Delta: -6.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7140 Annandale Dr	0.18mi	3/2.0	1,820 (+8%)	12mo	$312,000	$171	64
7007 Brylington Blvd	0.50mi	3/2.0	1,605 (-5%)	1mo	$277,000	$173	64
4691 Muscoda St	0.22mi	3/2.0	1,519 (-10%)	7mo	$275,000	$181	63
7408 Hiawatha St	0.21mi	4/2.0 (+1)	1,808 (+8%)	10mo	$340,000	$188	61
6735 Hallendale Dr	0.63mi	3/2.0	1,718 (+2%)	9mo	$275,000	$160	56
7165 Tannehill Dr	0.65mi	3/2.0	1,598 (-5%)	4mo	$285,000	$178	54
7423 Dunwalt Rd	0.46mi	3/2.0	1,593 (-5%)	19mo	$280,000	$176	50
5039 Firstmate Way	0.73mi	3/2.0	1,725 (+3%)	16mo	$290,000	$168	45
7416 Dunwalt Rd	0.49mi	4/2.0 (+1)	1,899 (+13%)	6mo	$250,000	$132	42
3335 Pursell Ln	0.69mi	4/2.0 (+1)	1,832 (+9%)	9mo	$327,000	$178	37
6646 Boatswain Rd	0.64mi	3/2.0	1,438 (-14%)	6mo	$299,900	$209	36
6651 Boatswain Rd	0.67mi	3/2.0	1,438 (-14%)	15mo	$299,900	$209	28

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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-40,962
• Equity at exit: $38,752

10-year hold

• IRR: -5.0%
• Equity multiple: 0.65×
• Total profit: $-25,223
• Equity at exit: $22,471

Cash invested: $72,772 (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 32526

• Home prices YoY: -28.3%
• Rents YoY: 4.4%
• Active inventory: 421
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,122 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$235 /mo · $2,816/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-30

Break-even live

Break-even rent $2,159

Max offer price $254,637

Occupancy floor 96%

Sensitivity live

Price	-10% $117	-5% $44	+0% $-30	+5% $-103	+10% $-177
Rent	-10% $-197	-5% $-114	+0% $-30	+5% $54	+10% $138
Rate	-1.0pp $101	-0.5pp $36	base $-30	+0.5pp $-97	+1.0pp $-166

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6617 Boatswain Rd Pensacola, FL	4.0	2.5	2052	$2,295	$1.12	15d	1	0.68mi
5031 Firstmate Way Pensacola, FL	3.0	2.0	1425	$2,100	$1.47	25d	1	0.71mi
6787 Rickwood Dr Pensacola, FL	3.0	2.0	1931	$2,100	$1.09	15d	1	0.73mi
5049 Quarter Deck St Pensacola, FL	4.0	2.0	1820	$2,300	$1.26	15d	1	0.75mi
3115 Flintlock Dr Pensacola, FL	3.0	2.0	1200	$1,700	$1.42	25d	1	0.97mi
7095 N Blue Angel Pkwy Pensacola, FL	3.0	2.0–2.5	2168	$1,875	$0.86	25d	2	1.16mi
7111 N Blue Angel Pkwy Pensacola, FL	1.0–2.0	1.0–2.0	989	$1,555	$1.57	15d	1	1.18mi
5079 Cocoa Dr Pensacola, FL	3.0	2.0	2129	$2,075	$0.97	15d	1	1.23mi
7045 Pine Forest Rd Pensacola, FL	1.0–3.0	1.0–2.0	1011	$2,174	$2.15	15d	27	1.27mi
7137 N Blue Angel Pkwy Pensacola, FL	2.0	2.0–2.5	1387	$2,036	$1.47	25d	14	1.28mi
3001 Flintlock Dr Pensacola, FL	3.0	2.0	1750	$1,895	$1.08	15d	1	1.37mi

Listing history 21 events

1. 2026-06-21
   days on market $259,900 Active 60 DOM
2. 2026-06-18
   days on market $259,900 Active 57 DOM
3. 2026-06-17
   price $259,900 Active 56 DOM
4. 2026-06-17
   days on market $265,000 Active 56 DOM
5. 2026-06-16
   days on market $265,000 Active 55 DOM
6. 2026-06-15
   days on market $265,000 Active 54 DOM
7. 2026-06-14
   days on market $265,000 Active 52 DOM
8. 2026-06-10
   days on market $265,000 Active 49 DOM
9. 2026-06-09
   days on market $265,000 Active 48 DOM
10. 2026-06-08
    days on market $265,000 Active 47 DOM
11. 2026-06-07
    days on market $265,000 Active 46 DOM
12. 2026-06-03
    days on market $265,000 Active 42 DOM
13. 2026-06-02
    days on market $265,000 Active 41 DOM
14. 2026-06-01
    days on market $265,000 Active 40 DOM
15. 2026-05-31
    days on market $265,000 Active 39 DOM
16. 2026-05-31
    days on market $265,000 Active 38 DOM
17. 2026-04-22
    listed $275,000 Active 1325-char remark
18. 2019-04-26
    soldstatus $159,000 1883-char remark

    Show marketing remark (1883 chars)

    Fabulous home situated on a HUGE LOT and built with lots of Privacy and Serene setting in mind. This property is only minutes from Navy Federal, I10, Great Schools, Restaurants and 20 mins from Downtown Pensacola and Naval Air Station. Home has been Completely REMODELED with Top of the line Craftsmanship and offer so much for the entire family. You will love this OPEN CONCEPT Floor Plan that is perfect for today`s most discerning buyer. The updates include ALL COPPER WIRING, New Windows, Brand New Flooring throughout(no carpet)including Ceramic Tiles in wet areas and High Design Luxury Laminate everywhere else, NEW PAINT, Entire new CUSTOM KITCHEN and Baths, New Hardware and fixtures throughout, New doors and framing and more. Home features formal living room that leads to this stylish and completely open EAT IN KITCHEN that boosts High End QUARTZ COUNTERTOPS with Matching TILED Back Splash complimenting the beautiful cabinetry that features 2 Lazy Susan with Turn tables, Stainless Steel Appliances, Double Sink with window above it for outdoor views, RECESSED LIGHTS and Adjacent Breakfast Nook. Massive Great Room features FIREPLACE with STONE Surround, Adjacent Formal Dining Area, 3 Lighted Ceiling Fans and high impact sliding glass door that leads out to the back patio. Home features a Full Bath located right off the Great Room for everyone`s convenience. It offers ALL CUSTOM Tile Work throughout, High End light fixtures and mirrors, Stylish Vanity and linen closet. The 3 bedrooms are nice size and feature Lighted Ceiling Fans. They share a full bath in the hallway that offers gorgeous Tiled Work throughout, ALL CUSTOM Walk In Shower, Quartz on vanity and chrome fixtures. Home also features Oversized one car garage with Brand New A/C in it, 2 SHEDS in the backyard for storage and lots of mature trees and flower beds. Call today for your private tour!

19. 2018-10-22
    listed $159,000 1883-char remark

    Show marketing remark (1883 chars)

    Fabulous home situated on a HUGE LOT and built with lots of Privacy and Serene setting in mind. This property is only minutes from Navy Federal, I10, Great Schools, Restaurants and 20 mins from Downtown Pensacola and Naval Air Station. Home has been Completely REMODELED with Top of the line Craftsmanship and offer so much for the entire family. You will love this OPEN CONCEPT Floor Plan that is perfect for today`s most discerning buyer. The updates include ALL COPPER WIRING, New Windows, Brand New Flooring throughout(no carpet)including Ceramic Tiles in wet areas and High Design Luxury Laminate everywhere else, NEW PAINT, Entire new CUSTOM KITCHEN and Baths, New Hardware and fixtures throughout, New doors and framing and more. Home features formal living room that leads to this stylish and completely open EAT IN KITCHEN that boosts High End QUARTZ COUNTERTOPS with Matching TILED Back Splash complimenting the beautiful cabinetry that features 2 Lazy Susan with Turn tables, Stainless Steel Appliances, Double Sink with window above it for outdoor views, RECESSED LIGHTS and Adjacent Breakfast Nook. Massive Great Room features FIREPLACE with STONE Surround, Adjacent Formal Dining Area, 3 Lighted Ceiling Fans and high impact sliding glass door that leads out to the back patio. Home features a Full Bath located right off the Great Room for everyone`s convenience. It offers ALL CUSTOM Tile Work throughout, High End light fixtures and mirrors, Stylish Vanity and linen closet. The 3 bedrooms are nice size and feature Lighted Ceiling Fans. They share a full bath in the hallway that offers gorgeous Tiled Work throughout, ALL CUSTOM Walk In Shower, Quartz on vanity and chrome fixtures. Home also features Oversized one car garage with Brand New A/C in it, 2 SHEDS in the backyard for storage and lots of mature trees and flower beds. Call today for your private tour!

20. 2017-10-27
    soldstatus $36,000

    Show marketing remark (148 chars)

    **INVESTOR SPECIAL** Nice location, minutes from Navy Federal and perfect for rental or fixer upper for the owner occupant. More info to follow...

21. 2017-08-02
    listed $36,000

    Show marketing remark (148 chars)

    **INVESTOR SPECIAL** Nice location, minutes from Navy Federal and perfect for rental or fixer upper for the owner occupant. More info to follow...

ⓘ 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: $2,816 · $235/mo
• Projected year-2 tax: $2,816 · $235/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 3/10 Moderate
• 🌡 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: $25,459
• − Mortgage interest: −$14,558
• − Property taxes: −$2,816
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$7,561
• Taxable loss: −$4,848
• Est. tax savings @ 24.0%: +$1,164
• After-tax cash flow: $806/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 — Bellview

• Score: 67/100
• State rank: #561
• US rank: #10731

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

• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 44,680
• Household income: $75,098
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 1166.0

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 (66%)
• Race & ethnicity: White 66% Black 19% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Tagalog/Filipino 1% 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: ▼ -99.68%
• Current HPI: 252.6406
• Rent YoY: ▲ 4.42%
• 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

+621.9% since first listed

7 events — show timeline

• 2026-06-17 Price Changed $259,900 PARMLS
• 2026-05-28 Price Changed $265,000 PARMLS
• 2026-04-22 Listed $275,000 PARMLS
• 2019-04-26 Sold (MLS) $159,000 PARMLS
• 2018-10-22 Listed $159,000 PARMLS
• 2017-10-27 Sold (MLS) $36,000 PARMLS
• 2017-08-02 Listed $36,000 PARMLS

Property tax history

+10.9%/yr

Latest (2025): $2,816 · +13.8% YoY. Source: county tax records.