3259 Fresno Ave · Bellview, FL 32526

$165,000

3 bd · 2.0 ba · 1,192 sqft · SingleFamily public records · 136 Days on market

Built 1975 6,098 sqft lot $138/sqft · 25% below area Est $220k · 25% under

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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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.4/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

All-brick 3 bedroom, 2 bathroom home offering 1,192 sq ft with a brand new roof and excellent pricing for first-time homebuyers. The home features a separate laundry room and a fully fenced backyard—perfect for pets. Strong rental comps also make this a great investment opportunity. Move-in ready and waiting for its next family.

Key facts

• Brand new roof
• 6,098 sq ft lot
• 2 parking spots

Tags

• BRAND NEW ROOF
• SEPARATE LAUNDRY ROOM
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $127 ($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 $156k (5.6% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.2% in Bellview — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: schools D+, amenities F, commute 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 (+4.4%/yr); 417 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 136 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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 1975 — 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 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. 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: 0.94% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 8.8

CMA / ARV

• ARV (median comp): $219,575
• List price: $165,000
• Delta: -24.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7026 Balboa Dr	0.18mi	3/2.0	1,220 (+2%)	8mo	$204,000	$167	81
3135 Bent Oak Dr	0.33mi	3/2.0	1,206 (+1%)	3mo	$215,000	$178	80
5684 Ventura Ln	0.48mi	3/1.5	1,150 (-4%)	3mo	$199,900	$174	67
2971 English Oak Cir	0.41mi	3/1.5	1,150 (-4%)	12mo	$135,000	$117	63
7013 Balboa Dr	0.23mi	3/1.5	1,325 (+11%)	8mo	$210,000	$158	62
4674 Durham Dr	0.66mi	4/1.0 (+1)	1,205 (+1%)	5mo	$179,000	$149	54
6931 Falcon Dr	0.54mi	3/2.0	1,347 (+13%)	2mo	$265,000	$197	51
7866 Lenora Ct	0.53mi	3/1.5	1,101 (-8%)	12mo	$187,000	$170	50
5771 Hermosa Cir	0.65mi	3/1.5	1,120 (-6%)	11mo	$215,000	$192	49
5705 Ventura Ln	0.54mi	3/2.0	1,043 (-12%)	12mo	$215,000	$206	44
7837 Lenora Ct	0.59mi	4/2.0 (+1)	1,323 (+11%)	8mo	$233,500	$176	42
2763 Christine St	0.65mi	3/2.0	1,342 (+13%)	12mo	$233,000	$174	39

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: -9.6%
• Equity multiple: 0.64×
• Total profit: $-16,402
• Equity at exit: $24,602

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $5,650
• Equity at exit: $14,266

Cash invested: $46,200 (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 32526

• Home prices YoY: -28.3%
• Rents YoY: 4.4%
• Active inventory: 417
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,557 high
• Mortgage (P&I): −$865
• Tax from tax record: −$169 /mo · $2,028/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $127

Break-even live

Break-even rent $1,396

Max offer price $165,000

Occupancy floor 87%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3219 Fresno Ave Pensacola, FL	3.0	2.0	1192	$1,375	$1.15	23d	1	0.07mi
7318 Hayward Ave Unit P30 P30 Pensacola, FL	2.0	2.0	1000	$1,200	$1.20	23d	1	0.14mi
3230 Palmdale Ave Pensacola, FL	3.0	2.0	1300	$1,500	$1.15	23d	1	0.28mi
7135 Pearson Rd Unit 7 Pensacola, FL	2.0	2.0	902	$1,125	$1.25	23d	1	0.40mi
4930 Laceiba Dr Pensacola, FL	3.0	1.5	1020	$1,300	$1.27	21d	1	0.49mi
5404 N Blue Angel Pkwy Pensacola, FL	3.0	1.0	1120	$1,275	$1.14	23d	1	1.12mi
5207 Charbar Dr Unit B Pensacola, FL	2.0	1.0	850	$1,050	$1.24	23d	1	1.19mi
6081 Royal Port Ct Pensacola, FL	3.0	2.5	1428	$1,850	$1.30	23d	1	1.25mi
5604 Scotland Ter Pensacola, FL	3.0	2.0	1231	$1,600	$1.30	14d	1	1.25mi
2702 Massachusetts Ave Pensacola, FL	1.0–3.0	1.0–2.5	1150	$1,745	$1.52	14d	9	1.28mi
5472 Dover Ave Pensacola, FL	3.0	2.0	840	$1,300	$1.55	23d	1	1.36mi
8240 Tempest Dr Pensacola, FL	2.0	2.0	1300	$1,600	$1.23	21d	1	1.49mi
6225 Mobile Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1036	$2,595	$2.50	14d	15	1.50mi

Listing history 31 events

1. 2026-06-18
   days on market $165,000 Active 136 DOM
2. 2026-06-17
   days on market $165,000 Active 135 DOM
3. 2026-06-16
   days on market $165,000 Active 134 DOM
4. 2026-06-15
   days on market $165,000 Active 133 DOM
5. 2026-06-14
   days on market $165,000 Active 131 DOM
6. 2026-06-10
   days on market $165,000 Active 128 DOM
7. 2026-06-09
   days on market $165,000 Active 127 DOM
8. 2026-06-08
   days on market $165,000 Active 126 DOM
9. 2026-06-07
   days on market $165,000 Active 125 DOM
10. 2026-06-03
    days on market $165,000 Active 121 DOM
11. 2026-06-02
    days on market $165,000 Active 120 DOM
12. 2026-06-01
    days on market $165,000 Active 119 DOM
13. 2026-05-31
    days on market $165,000 Active 118 DOM
14. 2026-05-31
    days on market $165,000 Active 117 DOM
15. 2026-03-28
    price $165,000 336-char remark

    Show marketing remark (336 chars)

    All-brick 3 bedroom, 2 bathroom home offering 1,192 sq ft with a brand new roof and excellent pricing for first-time homebuyers. The home features a separate laundry room and a fully fenced backyard—perfect for pets. Strong rental comps also make this a great investment opportunity. Move-in ready and waiting for its next family.

16. 2026-03-07
    price $169,000 336-char remark

    Show marketing remark (336 chars)

    All-brick 3 bedroom, 2 bathroom home offering 1,192 sq ft with a brand new roof and excellent pricing for first-time homebuyers. The home features a separate laundry room and a fully fenced backyard—perfect for pets. Strong rental comps also make this a great investment opportunity. Move-in ready and waiting for its next family.

17. 2026-02-02
    listed $175,000 Active 336-char remark

    Show marketing remark (336 chars)

    All-brick 3 bedroom, 2 bathroom home offering 1,192 sq ft with a brand new roof and excellent pricing for first-time homebuyers. The home features a separate laundry room and a fully fenced backyard—perfect for pets. Strong rental comps also make this a great investment opportunity. Move-in ready and waiting for its next family.

18. 2021-11-19
    historical 466-char remark

    Show marketing remark (466 chars)

    Cute painted brick home on the west side of Pensacola. The 3 bedroom and 2 bath home has a new refrigerator and stove. No carpet in the house at all-easy maintenance for the new owner. All three rooms are located off hall on the same side of the house. New improvements include a roof in July, front and back door in August, and top to bottom paint freshened up. Outside there is a charming patio area with a little pergola area and lights, plus a storage shed.

19. 2021-11-18
    soldstatus $170,000
20. 2021-11-17
    soldstatus $170,000 Sold 466-char remark

    Show marketing remark (466 chars)

    Cute painted brick home on the west side of Pensacola. The 3 bedroom and 2 bath home has a new refrigerator and stove. No carpet in the house at all-easy maintenance for the new owner. All three rooms are located off hall on the same side of the house. New improvements include a roof in July, front and back door in August, and top to bottom paint freshened up. Outside there is a charming patio area with a little pergola area and lights, plus a storage shed.

21. 2021-10-12
    historical Contingent 466-char remark

    Show marketing remark (466 chars)

    Cute painted brick home on the west side of Pensacola. The 3 bedroom and 2 bath home has a new refrigerator and stove. No carpet in the house at all-easy maintenance for the new owner. All three rooms are located off hall on the same side of the house. New improvements include a roof in July, front and back door in August, and top to bottom paint freshened up. Outside there is a charming patio area with a little pergola area and lights, plus a storage shed.

22. 2021-10-05
    price $172,500 466-char remark

    Show marketing remark (466 chars)

    Cute painted brick home on the west side of Pensacola. The 3 bedroom and 2 bath home has a new refrigerator and stove. No carpet in the house at all-easy maintenance for the new owner. All three rooms are located off hall on the same side of the house. New improvements include a roof in July, front and back door in August, and top to bottom paint freshened up. Outside there is a charming patio area with a little pergola area and lights, plus a storage shed.

23. 2021-09-21
    listed $175,000 Active 466-char remark

    Show marketing remark (466 chars)

    Cute painted brick home on the west side of Pensacola. The 3 bedroom and 2 bath home has a new refrigerator and stove. No carpet in the house at all-easy maintenance for the new owner. All three rooms are located off hall on the same side of the house. New improvements include a roof in July, front and back door in August, and top to bottom paint freshened up. Outside there is a charming patio area with a little pergola area and lights, plus a storage shed.

24. 2006-03-24
    soldstatus $115,000
25. 2006-03-22
    soldstatus $115,000
26. 2006-01-27
    listed $115,000
27. 2003-08-15
    soldstatus $66,000
28. 2003-08-11
    soldstatus $66,000
29. 2003-06-25
    listed $64,900
30. 1981-08-01
    soldstatus $38,900
31. 1976-01-01
    soldstatus $22,800

ⓘ 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: $2,028 · $169/mo
• Projected year-2 tax: $2,028 · $169/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 · 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: $18,682
• − Mortgage interest: −$9,243
• − Property taxes: −$2,028
• − Insurance: −$825
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$4,800
• Taxable loss: −$1,203
• Est. tax savings @ 24.0%: +$289
• After-tax cash flow: $1,811/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

• Census place: Bellview, FL
• 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

+623.7% since first listed

17 events — show timeline

• 2026-03-28 Price Changed $165,000 PARMLS
• 2026-03-07 Price Changed $169,000 PARMLS
• 2026-02-02 Listed $175,000 PARMLS
• 2021-11-19 Listing Removed — PARMLS
• 2021-11-18 Sold (Public Records) $170,000 Public Records
• 2021-11-17 Sold (MLS) $170,000 PARMLS
• 2021-10-12 Contingent — PARMLS
• 2021-10-05 Price Changed $172,500 PARMLS
• 2021-09-21 Listed $175,000 PARMLS
• 2006-03-24 Sold (Public Records) $115,000 Public Records
• 2006-03-22 Sold (MLS) $115,000 PARMLS
• 2006-01-27 Listed $115,000 PARMLS
• 2003-08-15 Sold (Public Records) $66,000 Public Records
• 2003-08-11 Sold (MLS) $66,000 PARMLS
• 2003-06-25 Listed $64,900 PARMLS
• 1981-08-01 Sold (Public Records) $38,900 Public Records
• 1976-01-01 Sold (Public Records) $22,800 Public Records

Property tax history

+14.5%/yr

Latest (2025): $2,028 · +14.6% YoY. Source: county tax records.