10 Archer Ave · West Pensacola, FL 32505

$144,900

3 bd · 1.0 ba · 829 sqft · SingleFamily public records · 209 Days on market

Built 1957 9,583 sqft lot $175/sqft · 36% above area Est $155k · 6% 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 +19.1/30.0
• ARV discount +10.3/15.0
• DSCR +6.0/10.0
• 1% rule +4.4/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 1-bath home offers a fantastic opportunity for investors or first-time homebuyers alike! Whether you’re looking to expand your rental portfolio or purchase your very first home, this property is full of potential. Enjoy peace of mind with a newer HVAC system, ensuring comfort and efficiency year-round. With a little personal touch, this home could easily shine and provide long-term value. Don’t miss your chance to own an affordable property with solid returns and endless possibilities!

Key facts

• Newer hvac system
• 9,583 sq ft lot
• Built 1957

Tags

• NEWER HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $155 ($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 $136k (5.9% below list).
• Recommended offer: $128k (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 fast (+4.9%/yr); 198 active listings in the ZIP; 14 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 37% 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 $1k of loan paydown is wiped out by about $4k 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 209 days — a 12% lower offer ($128k) 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.
• Current owner paid $28k; list at $145k implies a 408% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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 1957 — 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: 0.94% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.58%
• DSCR: 1.20
• GRM: 8.9

CMA / ARV

• ARV (median comp): $154,605
• List price: $144,900
• Delta: -6.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2405 W Hernandez St	0.34mi	2/1.0 (-1)	850 (+2%)	3mo	$143,000	$168	72
1608 N S St	0.38mi	2/2.0 (-1)	800 (-4%)	11mo	$198,000	$248	59
1219 N U St	0.45mi	2/1.0 (-1)	782 (-6%)	13mo	$100,000	$128	54
3411 W Maxwell St	0.41mi	3/1.0	912 (+10%)	16mo	$158,000	$173	51
1507 N S St	0.39mi	2/1.0 (-1)	746 (-10%)	13mo	$126,500	$170	50
2624 W Lee St	0.37mi	2/2.0 (-1)	940 (+13%)	3mo	$193,000	$205	49
2501 W Godfrey St	0.41mi	2/1.0 (-1)	880 (+6%)	22mo	$73,000	$83	48
2501 W Godfrey St	0.41mi	2/1.0 (-1)	880 (+6%)	22mo	$73,000	$83	48
1207 Grandview St	0.59mi	2/1.0 (-1)	784 (-5%)	16mo	$104,500	$133	46
2410 W Yonge St	0.52mi	2/1.0 (-1)	888 (+7%)	16mo	$115,000	$130	45
1220 N Kirk St	0.65mi	2/1.0 (-1)	868 (+5%)	22mo	$165,000	$190	39
1201 Grandview St	0.61mi	2/1.0 (-1)	900 (+9%)	16mo	$159,000	$177	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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-10,964
• Equity at exit: $21,605

10-year hold

• IRR: 4.5%
• Equity multiple: 1.36×
• Total profit: $14,496
• Equity at exit: $12,528

Cash invested: $40,572 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$760
• Tax from tax record: −$103 /mo · $1,231/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $155

Break-even live

Break-even rent $1,168

Max offer price $144,900

Occupancy floor 84%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3206 W Lee St Unit A Pensacola, FL	2.0	1.0	800	$1,550	$1.94	14d	1	0.39mi
3202 W Lee St Pensacola, FL	2.0	1.0	680	$995	$1.46	14d	1	0.40mi
2303 W Brainerd St Pensacola, FL	2.0	1.0	955	$1,100	$1.15	23d	1	0.63mi
1218 N Kirk St Pensacola, FL	2.0	1.0	850	$1,150	$1.35	23d	1	0.67mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	23d	1	0.67mi
1918 W Strong St Unit B Pensacola, FL	2.0	1.0	870	$950	$1.09	14d	1	0.93mi
406 N S St Pensacola, FL	2.0	1.0	806	$1,295	$1.61	23d	1	1.03mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	23d	1	1.03mi
1717 W Cervantes St Pensacola, FL	2.0	2.0	974	$1,169	$1.20	14d	3	1.12mi
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	23d	1	1.17mi
1804 W Belmont St Unit A Pensacola, FL	3.0	1.0	925	$995	$1.08	21d	1	1.25mi
721 W Jordan St Pensacola, FL	3.0	2.0	1030	$1,895	$1.84	23d	1	1.35mi
510 N G St Pensacola, FL	2.0	1.0	704	$850	$1.21	23d	1	1.44mi
811 N D St Pensacola, FL	2.0	2.0	1035	$1,395	$1.35	23d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $144,900 Active 209 DOM
2. 2026-06-17
   days on market $144,900 Active 208 DOM
3. 2026-06-16
   days on market $144,900 Active 207 DOM
4. 2026-06-15
   days on market $144,900 Active 206 DOM
5. 2026-06-14
   days on market $144,900 Active 204 DOM
6. 2026-06-10
   days on market $144,900 Active 201 DOM
7. 2026-06-09
   days on market $144,900 Active 200 DOM
8. 2026-06-08
   days on market $144,900 Active 199 DOM
9. 2026-06-07
   pricedays on market $144,900 Active 198 DOM
10. 2026-06-03
    days on market $145,000 Active 194 DOM
11. 2026-06-02
    days on market $145,000 Active 193 DOM
12. 2026-06-01
    days on market $145,000 Active 192 DOM
13. 2026-05-31
    days on market $145,000 Active 191 DOM
14. 2026-05-31
    days on market $145,000 Active 190 DOM
15. 2026-05-15
    status Active 518-char remark

    Show marketing remark (518 chars)

    This 3-bedroom, 1-bath home offers a fantastic opportunity for investors or first-time homebuyers alike! Whether you’re looking to expand your rental portfolio or purchase your very first home, this property is full of potential. Enjoy peace of mind with a newer HVAC system, ensuring comfort and efficiency year-round. With a little personal touch, this home could easily shine and provide long-term value. Don’t miss your chance to own an affordable property with solid returns and endless possibilities!

16. 2026-05-05
    historical 518-char remark

    Show marketing remark (518 chars)

    This 3-bedroom, 1-bath home offers a fantastic opportunity for investors or first-time homebuyers alike! Whether you’re looking to expand your rental portfolio or purchase your very first home, this property is full of potential. Enjoy peace of mind with a newer HVAC system, ensuring comfort and efficiency year-round. With a little personal touch, this home could easily shine and provide long-term value. Don’t miss your chance to own an affordable property with solid returns and endless possibilities!

17. 2026-03-18
    price $145,000 518-char remark

    Show marketing remark (518 chars)

    This 3-bedroom, 1-bath home offers a fantastic opportunity for investors or first-time homebuyers alike! Whether you’re looking to expand your rental portfolio or purchase your very first home, this property is full of potential. Enjoy peace of mind with a newer HVAC system, ensuring comfort and efficiency year-round. With a little personal touch, this home could easily shine and provide long-term value. Don’t miss your chance to own an affordable property with solid returns and endless possibilities!

18. 2025-11-10
    listed $150,000 Active 518-char remark

    Show marketing remark (518 chars)

    This 3-bedroom, 1-bath home offers a fantastic opportunity for investors or first-time homebuyers alike! Whether you’re looking to expand your rental portfolio or purchase your very first home, this property is full of potential. Enjoy peace of mind with a newer HVAC system, ensuring comfort and efficiency year-round. With a little personal touch, this home could easily shine and provide long-term value. Don’t miss your chance to own an affordable property with solid returns and endless possibilities!

19. 1981-07-01
    soldstatus $28,500
20. 1972-01-01
    soldstatus $13,500
21. 1904-01-01
    soldstatus $15,400

ⓘ 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: $1,231 · $103/mo
• Projected year-2 tax: $1,231 · $103/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 · 23 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: $16,369
• − Mortgage interest: −$8,117
• − Property taxes: −$1,231
• − Insurance: −$724
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$4,215
• Taxable loss: −$538
• Est. tax savings @ 24.0%: +$129
• After-tax cash flow: $1,986/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): 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

+841.6% since first listed

7 events — show timeline

• 2026-05-15 Relisted — PARMLS
• 2026-05-05 Listing Removed — PARMLS
• 2026-03-18 Price Changed $145,000 PARMLS
• 2025-11-10 Listed $150,000 PARMLS
• 1981-07-01 Sold (Public Records) $28,500 Public Records
• 1972-01-01 Sold (Public Records) $13,500 Public Records
• 1904-01-01 Sold (Public Records) $15,400 Public Records

Property tax history

+11.8%/yr

Latest (2025): $1,231 · +14.3% YoY. Source: county tax records.