619 1/2 N X St · West Pensacola, FL 32505

$95,000

2 bd · 1.0 ba · 520 sqft · SingleFamily · 49 Days on market

Built 1940 Poor condition 7,405 sqft lot $183/sqft · 237% above area

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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 +27.2/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all Savvy Investors & Handymen! Opportunity awaits at 1216 1/2 N X St, Pensacola, FL 32505. This 2-bedroom, 1-bath home includes 624 square feet of living space. This property will require a full renovation and is being sold strictly as-is. The home is priced very aggressively due to a non-paying tenant currently occupying it, and no interior access will be provided. The property must be purchased sight unseen. Buyer will assume responsibility for any and all due diligence, inspections, eviction proceedings (if necessary), and property verification after closing. With an estimated after-repair value of approximately $130,000, providing significant value-add opportunity for the right buyer. Deals like this are hard to come by, so don't miss out! Some photos have been virtually rendered.

Key facts

• Fixer-upper
• 7,405 sq ft lot
• Built 1940

Tags

• FIXER-UPPER
• TAKEN DOWN TO THE STUDS
• CLOSE TO DOWNTOWN AREA

Property features AI

Finance

• Other: Located on a county-maintained road
• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Utilities: Copper wiring; Septic tank
• Home design: Resale property; Not attached to other properties; One story
• Construction: Frame construction; Composition roof; Off-grade foundation; Building area about 520 (units not shown per instructions)
• Exterior features: Privacy fencing; Central access lot feature; Public water

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Master bedroom on the first floor, approximately 10 x 10; Second bedroom on the first floor, approximately 9 x 10
• Flooring: See remarks
• Bathrooms: One full bathroom
• Interior features: Flooring: see remarks
• Laundry & utility: No water heater (listed under appliances)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 7.7% in West Pensacola — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 4 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 31% 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 $657 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 + 4.9% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — 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 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: 1.24% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.21%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (median comp): $28,205
• List price: $95,000
• Delta: 236.82%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.92% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $4,165
• Equity at exit: $14,165

10-year hold

• IRR: 15.2%
• Equity multiple: 2.34×
• Total profit: $35,747
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $271

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 72%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3202 W Lee St Pensacola, FL	2.0	1.0	680	$995	$1.46	14d	1	0.18mi
510 N G St Pensacola, FL	2.0	1.0	704	$850	$1.21	23d	1	1.25mi
2101 W Romana St Unit A Pensacola, FL	2.0	1.0	588	$1,250	$2.13	23d	1	1.25mi
2101 W Romana St Unit A Pensacola, FL	2.0	1.0	588	$1,250	$2.13	14d	1	1.25mi

Listing history 17 events

1. 2026-06-18
   days on market $95,000 Active 49 DOM
2. 2026-06-17
   days on market $95,000 Active 48 DOM
3. 2026-06-16
   days on market $95,000 Active 47 DOM
4. 2026-06-15
   days on market $95,000 Active 46 DOM
5. 2026-06-14
   days on market $95,000 Active 44 DOM
6. 2026-06-10
   days on market $95,000 Active 41 DOM
7. 2026-06-09
   days on market $95,000 Active 40 DOM
8. 2026-06-08
   days on market $95,000 Active 39 DOM
9. 2026-06-07
   days on market $95,000 Active 38 DOM
10. 2026-06-03
    days on market $95,000 Active 34 DOM
11. 2026-06-02
    days on market $95,000 Active 33 DOM
12. 2026-06-01
    days on market $95,000 Active 32 DOM
13. 2026-05-31
    days on market $95,000 Active 31 DOM
14. 2026-05-31
    days on market $95,000 Active 30 DOM
15. 2026-04-30
    listed $95,000 Active 269-char remark
16. 2026-02-27
    status Pending 812-char remark

    Show marketing remark (812 chars)

    Calling all Savvy Investors & Handymen! Opportunity awaits at 1216 1/2 N X St, Pensacola, FL 32505. This 2-bedroom, 1-bath home includes 624 square feet of living space. This property will require a full renovation and is being sold strictly as-is. The home is priced very aggressively due to a non-paying tenant currently occupying it, and no interior access will be provided. The property must be purchased sight unseen. Buyer will assume responsibility for any and all due diligence, inspections, eviction proceedings (if necessary), and property verification after closing. With an estimated after-repair value of approximately $130,000, providing significant value-add opportunity for the right buyer. Deals like this are hard to come by, so don't miss out! Some photos have been virtually rendered.

17. 2026-02-20
    listed $39,900 Active 812-char remark

    Show marketing remark (812 chars)

    Calling all Savvy Investors & Handymen! Opportunity awaits at 1216 1/2 N X St, Pensacola, FL 32505. This 2-bedroom, 1-bath home includes 624 square feet of living space. This property will require a full renovation and is being sold strictly as-is. The home is priced very aggressively due to a non-paying tenant currently occupying it, and no interior access will be provided. The property must be purchased sight unseen. Buyer will assume responsibility for any and all due diligence, inspections, eviction proceedings (if necessary), and property verification after closing. With an estimated after-repair value of approximately $130,000, providing significant value-add opportunity for the right buyer. Deals like this are hard to come by, so don't miss out! Some photos have been virtually rendered.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $14,082
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$2,764
• Taxable income: $1,844
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $2,804/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.

Condition & rehab AI · 9 photos

Poor 20/100 Extensive rehab

This fixer-upper requires extensive renovation, including exterior siding, interior walls, flooring, windows, and HVAC systems. Significant value can be added through these updates, making it a great investment opportunity.

Repairs flagged

• Major Exterior siding — Damaged and weathered
• Major Interior walls — Stripped down to studs
• Major Flooring — Bare concrete, showing signs of wear
• Major Windows — Stripped down to frames
• Major HVAC/mechanicals — No visible systems

Value-add opportunities

• Both Paint and repainting of exterior siding — Enhances curb appeal and value
• Both Reframing and installation of new windows — Improves energy efficiency and aesthetics
• Both Installation of new flooring — Enhances comfort and value
• Both HVAC and mechanical upgrades — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Damaged and weathered	Major	$15,000–50,000
Interior walls · Stripped down to studs	Major	$15,000–50,000
Flooring · Bare concrete, showing signs of wear	Major	$15,000–50,000
Windows · Stripped down to frames	Major	$15,000–50,000
HVAC/mechanicals · No visible systems	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Paint and repainting of exterior siding — Enhances curb appeal and value ↑
• Both Reframing and installation of new windows — Improves energy efficiency and aesthetics ↑
• Both Installation of new flooring — Enhances comfort and value ↑
• Both HVAC and mechanical upgrades — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+138.1% since first listed

3 events — show timeline

• 2026-04-30 Listed $95,000 PARMLS
• 2026-02-27 Pending — PARMLS
• 2026-02-20 Listed $39,900 PARMLS