213 E Lakeview Ave · Pensacola, FL 32503

$110,000

2 bd · 1.0 ba · 980 sqft · SingleFamily public records · 56 Days on market

Built 1968 3,484 sqft lot $112/sqft · 54% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

METAL ROOF REPLACED IN 2017, NEW HVAC INSTALLED 2020

Key facts

• Metal roof
• New hvac
• 3,484 sq ft lot

Tags

• METAL ROOF
• NEW HVAC

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway; Open parking
• Utilities: Public water; Public sewer; Electric with circuit breakers and copper wiring
• Home design: House with one story; Attached property; Resale property; Metal roof; Public road access
• Construction: Frame construction; Slab foundation
• Exterior features: Porch; Chain link full backyard fence; Corner lot

Interior

• Kitchen: Pantry; Electric water heater
• Bedrooms: Master bedroom on the first floor (approx. 12 x 13); Second bedroom on the first floor (approx. 12 x 12)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Insulated doors; Chair rail; Double pane windows
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.6% in Pensacola — 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 83/100 on livability (#53 in FL, #924 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• 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 (+3.4%/yr); 240 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $761 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 + 3.4% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($107k) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.04%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (median comp): $238,458
• List price: $110,000
• Delta: -53.87%
• 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
2504 N Davis Hwy	0.49mi	3/1.5 (+1)	977 (-0%)	6mo	$173,500	$178	64
506 E Jordan St	0.29mi	2/1.0	902 (-8%)	15mo	$90,000	$100	61
312 E Brainerd St	0.45mi	2/1.0	880 (-10%)	3mo	$158,500	$180	60
410 E Desoto	0.60mi	2/1.0	900 (-8%)	2mo	$140,000	$156	57
1206 N 7th Ave	0.54mi	2/2.0	900 (-8%)	4mo	$234,000	$260	54
2001 N B St	0.59mi	3/1.0 (+1)	960 (-2%)	12mo	$95,000	$99	54
205 E Hatton St	0.47mi	3/2.0 (+1)	1,064 (+9%)	2mo	$200,000	$188	54
215 E Hernandez St	0.07mi	3/2.0 (+1)	1,120 (+14%)	13mo	$220,000	$196	53
2412 N 7th Ave	0.51mi	3/2.0 (+1)	1,084 (+11%)	4mo	$210,000	$194	46
1009 E Lloyd St	0.68mi	2/1.0	923 (-6%)	17mo	$350,000	$379	44
2345 N 8th Ave	0.48mi	3/2.0 (+1)	1,120 (+14%)	2mo	$234,000	$209	42
604 W Avery St	0.62mi	2/1.0	844 (-14%)	10mo	$109,500	$130	40

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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.35×
• Total profit: $10,658
• Equity at exit: $16,401

10-year hold

• IRR: 18.3%
• Equity multiple: 2.55×
• Total profit: $47,748
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,527 high
• Mortgage (P&I): −$577
• Tax from tax record: −$146 /mo · $1,752/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $437

Break-even live

Break-even rent $973

Max offer price $110,000

Occupancy floor 66%

Sensitivity live

Price	-10% $500	-5% $468	+0% $437	+5% $406	+10% $375
Rent	-10% $317	-5% $377	+0% $437	+5% $498	+10% $558
Rate	-1.0pp $493	-0.5pp $465	base $437	+0.5pp $409	+1.0pp $380

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2008 N 8th Ave Pensacola, FL	3.0	2.0	1058	$1,250	$1.18	14d	1	0.38mi
2310 N Baylen St Pensacola, FL	2.0	1.0	660	$1,350	$2.05	24d	1	0.44mi
1106 Doctor Martin Luther King Junior Dr Unit A Pensacola, FL	2.0	1.0	762	$1,295	$1.70	14d	1	0.50mi
1011 Doctor M.L.K. Jr Dr Unit B Pensacola, FL	2.0	1.0	877	$1,200	$1.37	24d	1	0.55mi
1116 N 7th Ave Pensacola, FL	1.0	1.0	680	$1,520	$2.24	24d	1	0.55mi
2115 N 12th Ave Pensacola, FL	2.0	1.5	950	$1,800	$1.89	14d	1	0.69mi
721 W Jordan St Pensacola, FL	3.0	2.0	1030	$1,895	$1.84	24d	1	0.69mi
1177 E Lloyd St Pensacola, FL	1.0	1.0	553	$999	$1.81	14d	1	0.76mi
307 E La Rua St Pensacola, FL	2.0	1.0	826	$1,575	$1.91	21d	1	0.91mi
422 N Davis Hwy Pensacola, FL	2.0	1.5	941	$2,100	$2.23	24d	1	0.93mi
3131 N 10th Ave Pensacola, FL	3.0	1.5	1085	$1,700	$1.57	24d	1	0.96mi
802 E Belmont St Pensacola, FL	1.0	1.0	560	$1,400	$2.50	24d	1	1.01mi
1103 N 15th Ave Unit 104 Pensacola, FL	1.0	1.0	600	$1,150	$1.92	21d	1	1.04mi
222 W Belmont St Pensacola, FL	1.0	1.0	600	$1,100	$1.83	24d	1	1.05mi
615 N A St Pensacola, FL	3.0	2.0	1122	$1,900	$1.69	14d	1	1.10mi
811 N D St Pensacola, FL	2.0	2.0	1035	$1,395	$1.35	24d	1	1.11mi
1705 N 17th Ave Pensacola, FL	1.0	1.0	600	$1,095	$1.82	24d	1	1.12mi
224 E Garden St #441 Pensacola, FL	1.0	2.0	625	$1,500	$2.40	14d	1	1.26mi
220 W Chase St Pensacola, FL	2.0	1.0	648	$1,241	$1.92	24d	1	1.26mi
224 E Garden St Pensacola, FL	1.0	1.0–2.0	477	$1,438	$3.01	24d	2	1.26mi
418 N C St Pensacola, FL	3.0	2.0	1017	$2,775	$2.73	14d	1	1.26mi
510 N G St Pensacola, FL	2.0	1.0	704	$850	$1.21	24d	1	1.37mi
101 E Romana St Pensacola, FL	3.0	1.0–2.0	987	$2,288	$2.32	14d	20	1.41mi
1720 E La Rua St Pensacola, FL	1.0	1.0	600	$1,150	$1.92	24d	1	1.47mi
1720 E La Rua St Unit A Pensacola, FL	2.0	1.0	800	$1,550	$1.94	24d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $110,000 Active 56 DOM
2. 2026-06-17
   days on market $110,000 Active 55 DOM
3. 2026-06-16
   days on market $110,000 Active 54 DOM
4. 2026-06-15
   days on market $110,000 Active 53 DOM
5. 2026-06-14
   days on market $110,000 Active 51 DOM
6. 2026-06-10
   days on market $110,000 Active 48 DOM
7. 2026-06-09
   days on market $110,000 Active 47 DOM
8. 2026-06-08
   days on market $110,000 Active 46 DOM
9. 2026-06-07
   days on market $110,000 Active 45 DOM
10. 2026-06-03
    days on market $110,000 Active 41 DOM
11. 2026-06-02
    days on market $110,000 Active 40 DOM
12. 2026-06-01
    days on market $110,000 Active 39 DOM
13. 2026-05-31
    days on market $110,000 Active 38 DOM
14. 2026-05-31
    days on market $110,000 Active 37 DOM
15. 2026-04-23
    listed $110,000 Active 52-char remark

ⓘ 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: $1,752 · $146/mo
• Projected year-2 tax: $1,752 · $146/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 · 21 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: $18,320
• − Mortgage interest: −$6,162
• − Property taxes: −$1,752
• − Insurance: −$550
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$3,200
• Taxable income: $3,724
• Est. tax owed @ 24.0%: −$894
• After-tax cash flow: $4,354/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

• Score: 83/100
• State rank: #53
• US rank: #924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pensacola, FL
• County: Escambia County · 301,722 people
• City population: 237,636
• 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

1 event — show timeline

• 2026-04-23 Listed $110,000 PARMLS

Property tax history

+8.0%/yr

Latest (2025): $1,752 · +10.0% YoY. Source: county tax records.