807 Tyrone St · West Pensacola, FL 32506

$115,000

1 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 348 Days on market

Built 1955 1.55 ac lot $96/sqft · 29% below area Est $162k · 29% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.4/10.0
• 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

Quiet lot with home situated next to Corry Station. This Development, Investor, or Owner-User Opportunity is on a large 1.55 acre lot. This property MDR Property consists of two parcels. The house currently is empty and has no power, HVAC, or finished plumbing fixtures or kitchen. Interior has been gutted. Wooded area consists of .84 acres. and .71 acres where the house sits is cleared. The road to the lot is county maintained. No sewer available. Zoned LDR.

Key facts

• Two parcels
• Wooded area
• Large 1.55 acre lot

Tags

• LARGE 1.55 ACRE LOT
• TWO PARCELS
• WOODED AREA
• COUNTY MAINTAINED ROAD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $795 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 + 3.9% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 348 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $84k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $115k implies a 1050% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 348 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 1955 — 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 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?
6. 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?
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: 1.04% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.61%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

• ARV (median comp): $162,139
• List price: $115,000
• Delta: -29.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.85% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,234
• Equity at exit: $17,147

10-year hold

• IRR: 9.4%
• Equity multiple: 1.75×
• Total profit: $24,183
• Equity at exit: $9,943

Cash invested: $32,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$603
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $258

Break-even live

Break-even rent $871

Max offer price $115,000

Occupancy floor 73%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4600 Twin Oaks Dr Pensacola, FL	1.0–2.0	1.0	838	$899	$1.07	13d	29	0.61mi
190 N Old Corry Field Rd Pensacola, FL	1.0–2.0	1.0–2.0	915	$999	$1.09	13d	3	0.65mi
26 N Lincoln Rd Unit B Pensacola, FL	2.0	1.0	759	$1,050	$1.38	13d	1	0.69mi
316 Teakwood Cir Pensacola, FL	2.0	1.5	1024	$1,350	$1.32	13d	1	0.79mi
99 S 3rd St Unit 3 Pensacola, FL	2.0	1.5	900	$1,259	$1.40	23d	1	1.06mi
405 E Palmetto Ave Pensacola, FL	2.0	1.0	900	$1,800	$2.00	23d	1	1.31mi
2 E Sunset Ave Unit 3 Pensacola, FL	2.0	1.0	806	$1,350	$1.67	23d	1	1.33mi

Listing history 31 events

1. 2026-06-18
   days on market $115,000 Active 348 DOM
2. 2026-06-17
   days on market $115,000 Active 347 DOM
3. 2026-06-16
   days on market $115,000 Active 346 DOM
4. 2026-06-15
   days on market $115,000 Active 345 DOM
5. 2026-06-14
   days on market $115,000 Active 343 DOM
6. 2026-06-10
   days on market $115,000 Active 340 DOM
7. 2026-06-09
   days on market $115,000 Active 339 DOM
8. 2026-06-08
   days on market $115,000 Active 338 DOM
9. 2026-06-07
   days on market $115,000 Active 337 DOM
10. 2026-06-03
    days on market $115,000 Active 333 DOM
11. 2026-06-02
    days on market $115,000 Active 332 DOM
12. 2026-06-01
    days on market $115,000 Active 331 DOM
13. 2026-05-31
    days on market $115,000 Active 330 DOM
14. 2026-05-13
    status Active 464-char remark

    Show marketing remark (464 chars)

    Quiet lot with home situated next to Corry Station. This Development, Investor, or Owner-User Opportunity is on a large 1.55 acre lot. This property MDR Property consists of two parcels. The house currently is empty and has no power, HVAC, or finished plumbing fixtures or kitchen. Interior has been gutted. Wooded area consists of .84 acres. and .71 acres where the house sits is cleared. The road to the lot is county maintained. No sewer available. Zoned LDR.

15. 2026-05-13
    price $115,000 464-char remark

    Show marketing remark (464 chars)

    Quiet lot with home situated next to Corry Station. This Development, Investor, or Owner-User Opportunity is on a large 1.55 acre lot. This property MDR Property consists of two parcels. The house currently is empty and has no power, HVAC, or finished plumbing fixtures or kitchen. Interior has been gutted. Wooded area consists of .84 acres. and .71 acres where the house sits is cleared. The road to the lot is county maintained. No sewer available. Zoned LDR.

16. 2026-02-02
    historical 464-char remark

    Show marketing remark (464 chars)

    Quiet lot with home situated next to Corry Station. This Development, Investor, or Owner-User Opportunity is on a large 1.55 acre lot. This property MDR Property consists of two parcels. The house currently is empty and has no power, HVAC, or finished plumbing fixtures or kitchen. Interior has been gutted. Wooded area consists of .84 acres. and .71 acres where the house sits is cleared. The road to the lot is county maintained. No sewer available. Zoned LDR.

17. 2025-05-29
    price $105,000 464-char remark

    Show marketing remark (464 chars)

    Quiet lot with home situated next to Corry Station. This Development, Investor, or Owner-User Opportunity is on a large 1.55 acre lot. This property MDR Property consists of two parcels. The house currently is empty and has no power, HVAC, or finished plumbing fixtures or kitchen. Interior has been gutted. Wooded area consists of .84 acres. and .71 acres where the house sits is cleared. The road to the lot is county maintained. No sewer available. Zoned LDR.

18. 2025-05-15
    status Active 464-char remark

    Show marketing remark (464 chars)

    Quiet lot with home situated next to Corry Station. This Development, Investor, or Owner-User Opportunity is on a large 1.55 acre lot. This property MDR Property consists of two parcels. The house currently is empty and has no power, HVAC, or finished plumbing fixtures or kitchen. Interior has been gutted. Wooded area consists of .84 acres. and .71 acres where the house sits is cleared. The road to the lot is county maintained. No sewer available. Zoned LDR.

19. 2025-05-15
    price $110,000 464-char remark

    Show marketing remark (464 chars)

    Quiet lot with home situated next to Corry Station. This Development, Investor, or Owner-User Opportunity is on a large 1.55 acre lot. This property MDR Property consists of two parcels. The house currently is empty and has no power, HVAC, or finished plumbing fixtures or kitchen. Interior has been gutted. Wooded area consists of .84 acres. and .71 acres where the house sits is cleared. The road to the lot is county maintained. No sewer available. Zoned LDR.

20. 2025-05-05
    historical Contingent 464-char remark

    Show marketing remark (464 chars)

    Quiet lot with home situated next to Corry Station. This Development, Investor, or Owner-User Opportunity is on a large 1.55 acre lot. This property MDR Property consists of two parcels. The house currently is empty and has no power, HVAC, or finished plumbing fixtures or kitchen. Interior has been gutted. Wooded area consists of .84 acres. and .71 acres where the house sits is cleared. The road to the lot is county maintained. No sewer available. Zoned LDR.

21. 2025-04-20
    price $115,000 464-char remark

    Show marketing remark (464 chars)

    Quiet lot with home situated next to Corry Station. This Development, Investor, or Owner-User Opportunity is on a large 1.55 acre lot. This property MDR Property consists of two parcels. The house currently is empty and has no power, HVAC, or finished plumbing fixtures or kitchen. Interior has been gutted. Wooded area consists of .84 acres. and .71 acres where the house sits is cleared. The road to the lot is county maintained. No sewer available. Zoned LDR.

22. 2025-04-18
    price $119,000 464-char remark

    Show marketing remark (464 chars)

    Quiet lot with home situated next to Corry Station. This Development, Investor, or Owner-User Opportunity is on a large 1.55 acre lot. This property MDR Property consists of two parcels. The house currently is empty and has no power, HVAC, or finished plumbing fixtures or kitchen. Interior has been gutted. Wooded area consists of .84 acres. and .71 acres where the house sits is cleared. The road to the lot is county maintained. No sewer available. Zoned LDR.

23. 2025-04-11
    price $129,000 464-char remark

    Show marketing remark (464 chars)

    Quiet lot with home situated next to Corry Station. This Development, Investor, or Owner-User Opportunity is on a large 1.55 acre lot. This property MDR Property consists of two parcels. The house currently is empty and has no power, HVAC, or finished plumbing fixtures or kitchen. Interior has been gutted. Wooded area consists of .84 acres. and .71 acres where the house sits is cleared. The road to the lot is county maintained. No sewer available. Zoned LDR.

24. 2025-04-10
    price $139,000 464-char remark

    Show marketing remark (464 chars)

    Quiet lot with home situated next to Corry Station. This Development, Investor, or Owner-User Opportunity is on a large 1.55 acre lot. This property MDR Property consists of two parcels. The house currently is empty and has no power, HVAC, or finished plumbing fixtures or kitchen. Interior has been gutted. Wooded area consists of .84 acres. and .71 acres where the house sits is cleared. The road to the lot is county maintained. No sewer available. Zoned LDR.

25. 2025-04-07
    price $159,000 464-char remark

    Show marketing remark (464 chars)

    Quiet lot with home situated next to Corry Station. This Development, Investor, or Owner-User Opportunity is on a large 1.55 acre lot. This property MDR Property consists of two parcels. The house currently is empty and has no power, HVAC, or finished plumbing fixtures or kitchen. Interior has been gutted. Wooded area consists of .84 acres. and .71 acres where the house sits is cleared. The road to the lot is county maintained. No sewer available. Zoned LDR.

26. 2025-04-04
    price $165,000 464-char remark

    Show marketing remark (464 chars)

    Quiet lot with home situated next to Corry Station. This Development, Investor, or Owner-User Opportunity is on a large 1.55 acre lot. This property MDR Property consists of two parcels. The house currently is empty and has no power, HVAC, or finished plumbing fixtures or kitchen. Interior has been gutted. Wooded area consists of .84 acres. and .71 acres where the house sits is cleared. The road to the lot is county maintained. No sewer available. Zoned LDR.

27. 2025-03-27
    listed $199,000 Active 464-char remark

    Show marketing remark (464 chars)

    Quiet lot with home situated next to Corry Station. This Development, Investor, or Owner-User Opportunity is on a large 1.55 acre lot. This property MDR Property consists of two parcels. The house currently is empty and has no power, HVAC, or finished plumbing fixtures or kitchen. Interior has been gutted. Wooded area consists of .84 acres. and .71 acres where the house sits is cleared. The road to the lot is county maintained. No sewer available. Zoned LDR.

28. 2013-10-10
    soldstatus $10,000 116-char remark

    Show marketing remark (116 chars)

    ZONED R2. BUILDING ON LOT HAS NO VALUE. PROPERTY TO BE SOLD AS IS. SELLER MAKES NO REPAIRS AND OFFERS NO WARRANTIES.

29. 2013-10-09
    soldstatus $10,000
30. 2013-03-18
    listed $25,000 116-char remark

    Show marketing remark (116 chars)

    ZONED R2. BUILDING ON LOT HAS NO VALUE. PROPERTY TO BE SOLD AS IS. SELLER MAKES NO REPAIRS AND OFFERS NO WARRANTIES.

31. 2013-03-18
    listed $25,000

    Show marketing remark (116 chars)

    ZONED R2. BUILDING ON LOT HAS NO VALUE. PROPERTY TO BE SOLD AS IS. SELLER MAKES NO REPAIRS AND OFFERS NO WARRANTIES.

ⓘ 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: $448 · $37/mo
• Projected year-2 tax: $954 · $80/mo
• Expected delta: +$506/yr (+$42/mo · 112.9%)

ⓘ 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 · 24 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: $14,371
• − Mortgage interest: −$6,442
• − Property taxes: −$448
• − Insurance: −$575
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$3,345
• Taxable income: $1,261
• Est. tax owed @ 24.0%: −$303
• After-tax cash flow: $2,790/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

+360.0% since first listed

18 events — show timeline

• 2026-05-13 Relisted — PARMLS
• 2026-05-13 Price Changed $115,000 PARMLS
• 2026-02-02 Listing Removed — PARMLS
• 2025-05-29 Price Changed $105,000 PARMLS
• 2025-05-15 Relisted — PARMLS
• 2025-05-15 Price Changed $110,000 PARMLS
• 2025-05-05 Contingent — PARMLS
• 2025-04-20 Price Changed $115,000 PARMLS
• 2025-04-18 Price Changed $119,000 PARMLS
• 2025-04-11 Price Changed $129,000 PARMLS
• 2025-04-10 Price Changed $139,000 PARMLS
• 2025-04-07 Price Changed $159,000 PARMLS
• 2025-04-04 Price Changed $165,000 PARMLS
• 2025-03-27 Listed $199,000 PARMLS
• 2013-10-10 Sold (MLS) $10,000 NAMLS
• 2013-10-09 Sold (MLS) $10,000 PARMLS
• 2013-03-18 Listed $25,000 PARMLS
• 2013-03-18 Listed $25,000 NAMLS

Property tax history

+6.3%/yr

Latest (2025): $448 · +43.9% YoY. Source: county tax records.