5205 Kee Memorial Dr · Pensacola Station, FL 32507

$249,000

5 bd · 3.0 ba · 2,052 sqft · Manufactured public records · 21 Days on market

Built 2020 10,018 sqft lot

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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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• Schools +3.6/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Short Term Rental Projection of up to $55K/year! Welcome to your slice of paradise near Perdido Key! This hardly-lived-in 2020 double wide mobile home offers 5 bedrooms, 3 full bathrooms, and 2,052 square feet of comfortable living space with an open-concept and split floor plan designed for both privacy and functionality. The primary suite is tucked away on one end of the home featuring an en suite bath, while the opposite side offers additional bedrooms including a second master bedroom — perfect for multi-generational living, guests, or Airbnb flexibility. The heart of the home is the oversized kitchen with an island, dining area, and plenty of room to gather and entertain. If you&

Key facts

• Covered front porch
• Oversized kitchen
• 0.23 acre lot

Tags

• DOUBLE WIDE MOBILE HOME
• OVERSIZED KITCHEN
• COVERED FRONT PORCH
• WORKSHOP STORAGE BUILDING
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Lot approximately 0.23 acres; Central access lot feature
• HOA & community: No association

Exterior

• Parking: Four total parking spaces; Two covered spaces; Two-car carport; Driveway parking; Guest parking
• Utilities: Public water; Septic tank sewer; Copper electrical wiring
• Home design: Mobile/manufactured home; One story; Resale property
• Construction: Frame construction; Composition roof; Off-grade foundation; Insulated walls
• Exterior features: Covered deck; Privacy fencing in the backyard; Back yard fencing; Paved road access; County-maintained road

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater; Kitchen island
• Bedrooms: Primary bedroom on the first floor (approx. 12 x 14)
• Flooring: Vinyl
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Vinyl flooring; Kitchen island; Open living and kitchen/dining layout (kitchen/dining combo, eat-in kitchen, breakfast bar)
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $245k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.1% in Pensacola Station — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 (+1.2%/yr); 702 active listings in the ZIP; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($74k/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 $7k 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 21 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago 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.
• Current owner paid $50k; list at $249k implies a 399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,265 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.01% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.22% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-18,493
• Equity at exit: $37,127

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $67
• Equity at exit: $21,529

Cash invested: $69,720 (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 32507

• Home prices YoY: -4.6%
• Rents YoY: 1.2%
• Active inventory: 702
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,516 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$164 /mo · $1,973/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $413

Break-even live

Break-even rent $1,992

Max offer price $249,000

Occupancy floor 79%

Sensitivity live

Price	-10% $554	-5% $484	+0% $413	+5% $343	+10% $273
Rent	-10% $215	-5% $314	+0% $413	+5% $513	+10% $612
Rate	-1.0pp $539	-0.5pp $477	base $413	+0.5pp $349	+1.0pp $283

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-18
   days on market $249,000 Active 21 DOM
2. 2026-06-17
   days on market $249,000 Active 20 DOM
3. 2026-06-16
   days on market $249,000 Active 19 DOM
4. 2026-06-15
   days on market $249,000 Active 18 DOM
5. 2026-06-14
   days on market $249,000 Active 16 DOM
6. 2026-06-10
   days on market $249,000 Active 13 DOM
7. 2026-06-09
   days on market $249,000 Active 12 DOM
8. 2026-06-08
   days on market $249,000 Active 11 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    days on market $249,000 Active 10 DOM
11. 2026-06-03
    days on market $249,000 Active 6 DOM
12. 2026-06-02
    days on market $249,000 Active 5 DOM
13. 2026-06-01
    days on market $249,000 Active 4 DOM
14. 2026-05-31
    days on market $249,000 Active 3 DOM
15. 2026-05-31
    days on market $249,000 Active 2 DOM
16. 2026-05-28
    listed $249,000 Active
17. 2025-08-21
    historical
18. 2025-08-19
    historical
19. 2025-06-02
    price $249,900
20. 2025-06-02
    price $249,900
21. 2025-04-03
    price $255,000
22. 2025-04-03
    price $255,000
23. 2024-12-20
    status Active
24. 2024-12-20
    status Active
25. 2024-12-20
    historical
26. 2024-12-19
    historical
27. 2024-11-19
    price $259,000
28. 2024-11-19
    price $259,000
29. 2024-08-08
    price $262,500
30. 2024-08-08
    price $262,500
31. 2024-06-19
    listed $265,000 Active
32. 2024-06-19
    listed $265,000 Active
33. 2024-06-18
    historical
34. 2024-01-11
    listed $275,000 Active
35. 2017-05-16
    soldstatus $49,900
36. 2017-01-13
    listed $49,900
37. 2014-10-21
    soldstatus $54,500
38. 2013-10-18
    listed $57,000

ⓘ 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: $1,973 · $164/mo
• Projected year-2 tax: $2,067 · $172/mo
• Expected delta: +$93/yr (+$8/mo · 4.7%)

ⓘ 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 6/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,190
• − Mortgage interest: −$13,948
• − Property taxes: −$1,973
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,415
• − Management: −$2,415
• − Depreciation: −$7,244
• Taxable income: $949
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $4,734/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 — Pensacola Station

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Escambia County · 301,722 people
• City population: 4,993
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 32,226
• Household income: $73,540
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1175.0

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 (73%)
• Race & ethnicity: White 73% Black 10% Two or more races 10% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -26.23%
• Current HPI: 548.03
• Rent YoY: ▲ 1.22%
• 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

+336.8% since first listed

23 events — show timeline

• 2026-05-28 Listed $249,000 PARMLS
• 2025-08-21 Listing Removed — PARMLS
• 2025-08-19 Listing Removed — NAMLS
• 2025-06-02 Price Changed $249,900 PARMLS
• 2025-06-02 Price Changed $249,900 NAMLS
• 2025-04-03 Price Changed $255,000 PARMLS
• 2025-04-03 Price Changed $255,000 NAMLS
• 2024-12-20 Relisted — PARMLS
• 2024-12-20 Relisted — NAMLS
• 2024-12-20 Listing Removed — PARMLS
• 2024-12-19 Listing Removed — NAMLS
• 2024-11-19 Price Changed $259,000 PARMLS
• 2024-11-19 Price Changed $259,000 NAMLS
• 2024-08-08 Price Changed $262,500 PARMLS
• 2024-08-08 Price Changed $262,500 NAMLS
• 2024-06-19 Listed $265,000 NAMLS
• 2024-06-19 Listed $265,000 PARMLS
• 2024-06-18 Listing Removed — PARMLS
• 2024-01-11 Listed $275,000 PARMLS
• 2017-05-16 Sold (MLS) $49,900 PARMLS
• 2017-01-13 Listed $49,900 PARMLS
• 2014-10-21 Sold (MLS) $54,500 PARMLS
• 2013-10-18 Listed $57,000 PARMLS

Property tax history

+48.3%/yr

Latest (2025): $1,973 · +15.6% YoY. Source: county tax records.