3215 & 3219 N Hayne St · Goulding, FL 32503

$79,900

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 111 Days on market

Built 1995 0.57 ac lot $45/sqft · 26% above area Est $63k · 26% over ↓ 23% since listing

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

Listing remarks MLS

Rare double-parcel opportunity inside the City of Pensacola! This offering includes two adjacent lots totaling approximately 0.57 acres zoned HDMU (High Density Mixed Use), allowing a wide range of residential redevelopment options. 1st property features a 1995 3BR/2BA manufactured home (1,785 sqft) on a spacious 0.30 acre lot. The structure appears solid and would be a candidate for renovation as a primary residence, rental, or temporary hold while planning redevelopment. 2nd separate property is 0.21 acre vacant buildable lot. City water and sewer are available in the area. Zoning supports higher density residential use (buyer to verify), creating the potential for multiple units, new construction, or phased development. Convenient central Pensacola location just minutes to downtown, hospitals, shopping, and major corridors. Opportunities like this — two side-by-side parcels with flexible zoning — are increasingly difficult to find inside city limits.

Key facts

• Zoned hdmu
• Adjacent lots
• Vacant buildable lot

Tags

• DOUBLE-PARCEL OPPORTUNITY
• ADJACENT LOTS
• ZONED HDMU
• VACANT BUILDABLE LOT
• CITY WATER AND SEWER AVAILABLE
• HIGHER DENSITY RESIDENTIAL USE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#296 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment 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: O. J. Semmes Elementary School (math 22% / reading 17%, grade F, #2,105 of 2,144 statewide, top 98%, 302 students, 91% FRL); Ferry Pass Middle School (math 34% / reading 33%, grade F, #428 of 571 statewide, top 76%, 1,014 students, 64% FRL); Washington Senior High School (math 25% / reading 40%, grade F, #411 of 667 statewide, top 62%, 1,733 students, 51% FRL).
• Zoned-school proficiency averages 28% at this address vs 42% district-wide (-14 pts) — the specific schools serving this property underperform the Escambia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.4%/yr); 240 active listings in the ZIP; 8 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).
• At $2,732/mo this rent would consume 46% of the median local household income ($71k/yr) (locally 948% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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 + 3.4% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.42% ✓
• Cap rate: 30.66%
• Cash-on-cash: 87.04%
• DSCR: 4.87
• GRM: 2.4

CMA / ARV

• ARV (median comp): $63,456
• List price: $79,900
• Delta: 25.91%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.39% rent growth · sell at horizon

5-year hold

• IRR: 88.0%
• Equity multiple: 5.09×
• Total profit: $91,512
• Equity at exit: $11,913

10-year hold

• IRR: 91.1%
• Equity multiple: 10.72×
• Total profit: $217,346
• Equity at exit: $6,908

Cash invested: $22,372 (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 32503

• Rents YoY: 3.4%
• Active inventory: 240
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,732 high
• Mortgage (P&I): −$419
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $1,623

Break-even live

Break-even rent $678

Max offer price $79,900

Occupancy floor 36%

Sensitivity live

Price	-10% $1,668	-5% $1,645	+0% $1,623	+5% $1,600	+10% $1,577
Rent	-10% $1,407	-5% $1,515	+0% $1,623	+5% $1,731	+10% $1,839
Rate	-1.0pp $1,663	-0.5pp $1,643	base $1,623	+0.5pp $1,602	+1.0pp $1,581

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 E Cross St Pensacola, FL	3.0	2.0	2200	$3,900	$1.77	15d	1	0.83mi
1121 E Maxwell St Pensacola, FL	3.0	2.5	1716	$3,550	$2.07	25d	1	0.96mi
1501 E Cross St Pensacola, FL	4.0	2.0	1920	$3,200	$1.67	25d	1	0.99mi
1501 E Cross St Pensacola, FL	4.0	2.0	1920	$3,000	$1.56	15d	1	0.99mi
407 W Jordan St Unit NA Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	25d	1	0.99mi
4400 N 9th Ave Pensacola, FL	3.0	1.5	1713	$2,000	$1.17	25d	1	1.16mi
3014 Magnolia Ave Pensacola, FL	3.0	2.0	1650	$2,750	$1.67	25d	1	1.23mi
1414 E Mallory St Pensacola, FL	3.0	2.0	1323	$3,400	$2.57	25d	1	1.36mi

Listing history 17 events

1. 2026-06-21
   days on market $79,900 Active 111 DOM
2. 2026-06-14
   days on market $79,900 Active 109 DOM
3. 2026-06-10
   days on market $79,900 Active 106 DOM
4. 2026-06-09
   days on market $79,900 Active 105 DOM
5. 2026-06-08
   days on market $79,900 Active 104 DOM
6. 2026-06-07
   days on market $79,900 Active 103 DOM
7. 2026-06-03
   days on market $79,900 Active 99 DOM
8. 2026-06-02
   days on market $79,900 Active 98 DOM
9. 2026-06-01
   days on market $79,900 Active 97 DOM
10. 2026-05-31
    days on market $79,900 Active 96 DOM
11. 2026-05-31
    days on market $79,900 Active 95 DOM
12. 2026-05-14
    price $83,500 979-char remark

    Show marketing remark (979 chars)

    Rare double-parcel opportunity inside the City of Pensacola! This offering includes two adjacent lots totaling approximately 0.57 acres zoned HDMU (High Density Mixed Use), allowing a wide range of residential redevelopment options. 1st property features a 1995 3BR/2BA manufactured home (1,785 sqft) on a spacious 0.30 acre lot. The structure appears solid and would be a candidate for renovation as a primary residence, rental, or temporary hold while planning redevelopment. 2nd separate property is 0.21 acre vacant buildable lot. City water and sewer are available in the area. Zoning supports higher density residential use (buyer to verify), creating the potential for multiple units, new construction, or phased development. Convenient central Pensacola location just minutes to downtown, hospitals, shopping, and major corridors. Opportunities like this — two side-by-side parcels with flexible zoning — are increasingly difficult to find inside city limits.

13. 2026-04-29
    price $89,900 979-char remark

    Show marketing remark (979 chars)

    Rare double-parcel opportunity inside the City of Pensacola! This offering includes two adjacent lots totaling approximately 0.57 acres zoned HDMU (High Density Mixed Use), allowing a wide range of residential redevelopment options. 1st property features a 1995 3BR/2BA manufactured home (1,785 sqft) on a spacious 0.30 acre lot. The structure appears solid and would be a candidate for renovation as a primary residence, rental, or temporary hold while planning redevelopment. 2nd separate property is 0.21 acre vacant buildable lot. City water and sewer are available in the area. Zoning supports higher density residential use (buyer to verify), creating the potential for multiple units, new construction, or phased development. Convenient central Pensacola location just minutes to downtown, hospitals, shopping, and major corridors. Opportunities like this — two side-by-side parcels with flexible zoning — are increasingly difficult to find inside city limits.

14. 2026-04-23
    price $94,500 979-char remark

    Show marketing remark (979 chars)

    Rare double-parcel opportunity inside the City of Pensacola! This offering includes two adjacent lots totaling approximately 0.57 acres zoned HDMU (High Density Mixed Use), allowing a wide range of residential redevelopment options. 1st property features a 1995 3BR/2BA manufactured home (1,785 sqft) on a spacious 0.30 acre lot. The structure appears solid and would be a candidate for renovation as a primary residence, rental, or temporary hold while planning redevelopment. 2nd separate property is 0.21 acre vacant buildable lot. City water and sewer are available in the area. Zoning supports higher density residential use (buyer to verify), creating the potential for multiple units, new construction, or phased development. Convenient central Pensacola location just minutes to downtown, hospitals, shopping, and major corridors. Opportunities like this — two side-by-side parcels with flexible zoning — are increasingly difficult to find inside city limits.

15. 2026-03-13
    price $109,900 979-char remark

    Show marketing remark (979 chars)

    Rare double-parcel opportunity inside the City of Pensacola! This offering includes two adjacent lots totaling approximately 0.57 acres zoned HDMU (High Density Mixed Use), allowing a wide range of residential redevelopment options. 1st property features a 1995 3BR/2BA manufactured home (1,785 sqft) on a spacious 0.30 acre lot. The structure appears solid and would be a candidate for renovation as a primary residence, rental, or temporary hold while planning redevelopment. 2nd separate property is 0.21 acre vacant buildable lot. City water and sewer are available in the area. Zoning supports higher density residential use (buyer to verify), creating the potential for multiple units, new construction, or phased development. Convenient central Pensacola location just minutes to downtown, hospitals, shopping, and major corridors. Opportunities like this — two side-by-side parcels with flexible zoning — are increasingly difficult to find inside city limits.

16. 2026-03-13
    price $99,900 979-char remark

    Show marketing remark (979 chars)

    Rare double-parcel opportunity inside the City of Pensacola! This offering includes two adjacent lots totaling approximately 0.57 acres zoned HDMU (High Density Mixed Use), allowing a wide range of residential redevelopment options. 1st property features a 1995 3BR/2BA manufactured home (1,785 sqft) on a spacious 0.30 acre lot. The structure appears solid and would be a candidate for renovation as a primary residence, rental, or temporary hold while planning redevelopment. 2nd separate property is 0.21 acre vacant buildable lot. City water and sewer are available in the area. Zoning supports higher density residential use (buyer to verify), creating the potential for multiple units, new construction, or phased development. Convenient central Pensacola location just minutes to downtown, hospitals, shopping, and major corridors. Opportunities like this — two side-by-side parcels with flexible zoning — are increasingly difficult to find inside city limits.

17. 2026-02-24
    listed $109,000 Active 979-char remark

    Show marketing remark (979 chars)

    Rare double-parcel opportunity inside the City of Pensacola! This offering includes two adjacent lots totaling approximately 0.57 acres zoned HDMU (High Density Mixed Use), allowing a wide range of residential redevelopment options. 1st property features a 1995 3BR/2BA manufactured home (1,785 sqft) on a spacious 0.30 acre lot. The structure appears solid and would be a candidate for renovation as a primary residence, rental, or temporary hold while planning redevelopment. 2nd separate property is 0.21 acre vacant buildable lot. City water and sewer are available in the area. Zoning supports higher density residential use (buyer to verify), creating the potential for multiple units, new construction, or phased development. Convenient central Pensacola location just minutes to downtown, hospitals, shopping, and major corridors. Opportunities like this — two side-by-side parcels with flexible zoning — are increasingly difficult to find inside city limits.

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $1,000 · $83/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 ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,785
• − Mortgage interest: −$4,476
• − Property taxes: −$1,000
• − Insurance: −$400
• − Repairs & maintenance: −$2,623
• − Management: −$2,623
• − Depreciation: −$2,324
• Taxable income: $19,340
• Est. tax owed @ 24.0%: −$4,642
• After-tax cash flow: $14,831/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 — Goulding

• Score: 73/100
• State rank: #296
• US rank: #5022

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment F Housing A Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goulding, FL
• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 33,559
• Household income: $71,411
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 948.0

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 (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Arabic 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: ▼ -300.02%
• Current HPI: 294.4873
• Rent YoY: ▲ 3.39%
• 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

-23.4% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $83,500 PARMLS
• 2026-04-29 Price Changed $89,900 PARMLS
• 2026-04-23 Price Changed $94,500 PARMLS
• 2026-03-13 Price Changed $109,900 PARMLS
• 2026-03-13 Price Changed $99,900 PARMLS
• 2026-02-24 Listed $109,000 PARMLS

Property tax history

+5.9%/yr

Latest (2025): $1,000 · +20.6% YoY. Source: county tax records.