808 N 6th Ave · Pensacola, FL 32501

$155,000

3 bd · 2.0 ba · 1,533 sqft · SingleFamily public records · 30 Days on market

Built 1918 4,926 sqft lot

---

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 +9.8/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3 bedroom 1 bath home that was built in 1918. This is a single family home in a commercially zoned area (C-3). A/C and heat is a compact unit.

Key facts

• 4,926 sq ft lot
• Built 1918
• Listed 30 days

Property features AI

Finance

• Other: Publicly maintained road access
• Financial info: No investor/multifamily financial details provided
• HOA & community: No homeowner association

Exterior

• Parking: Open parking available; Driveway and on-street parking
• Security: Smoke detectors installed
• Utilities: Public water; Public sewer; Electric with circuit breakers and copper wiring; Cable available
• Home design: Single-story home; Resale property; Not attached to another property; Ridge vent noted for ventilation
• Construction: Frame construction; Shingle roof; Off-grade foundation; Built on one level
• Exterior features: Patio; Porch; Full chain-link fence; Interior lot

Interior

• Kitchen: Pantry
• Bedrooms: Master bedroom on the first floor (approx. 13 x 15); Two additional first-floor bedrooms (each approx. 13 x 13)
• Flooring: Hardwood; Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans for additional cooling
• Interior features: Baseboards; Built-in bookcases; Ceiling fans; High ceilings; Double-pane windows
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% 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 fast (+5.4%/yr); 129 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $2,296/mo this rent would consume 62% of the median local household income ($44k/yr) (locally 816% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• 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 $152,675 (1.5% below list)

Questions for the listing agent

1. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.48% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.03%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $447,636
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1212 N 6th Ave	0.27mi	3/2.0	1,477 (-4%)	1mo	$409,900	$278	80
913 N 8th Ave	0.11mi	3/1.0	1,473 (-4%)	5mo	$170,124	$115	80
415 E Gonzalez St	0.18mi	3/2.5	1,386 (-10%)	1mo	$405,000	$292	73
1109 E Gonzalez St	0.41mi	3/3.0	1,500 (-2%)	2mo	$507,500	$338	72
1002 N 7th Ave	0.13mi	4/2.5 (+1)	1,682 (+10%)	5mo	$347,500	$207	66
1502 N Baylen St	0.70mi	3/2.0	1,514 (-1%)	3mo	$405,000	$268	63
1015 E Brainerd St	0.40mi	3/2.0	1,353 (-12%)	2mo	$499,000	$369	60
1316 N Davis Hwy	0.36mi	2/1.5 (-1)	1,344 (-12%)	4mo	$235,000	$175	53
1420 N 12th Ave	0.61mi	2/1.0 (-1)	1,416 (-8%)	2mo	$414,000	$292	48
1308 E Gadsden St	0.55mi	2/2.0 (-1)	1,692 (+10%)	7mo	$598,500	$354	46
1131 E Blount St	0.57mi	3/2.0	1,320 (-14%)	8mo	$452,000	$342	44
1811 N 8th Ave	0.67mi	4/2.0 (+1)	1,354 (-12%)	4mo	$599,999	$443	41

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 · 5.4% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.67×
• Total profit: $29,037
• Equity at exit: $23,111

10-year hold

• IRR: 26.4%
• Equity multiple: 3.59×
• Total profit: $112,245
• Equity at exit: $13,402

Cash invested: $43,400 (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 32501

• Rents YoY: 5.4%
• Active inventory: 129
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,296 high
• Mortgage (P&I): −$813
• Tax from tax record: −$176 /mo · $2,111/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $761

Break-even live

Break-even rent $1,333

Max offer price $155,000

Occupancy floor 62%

Sensitivity live

Price	-10% $848	-5% $805	+0% $761	+5% $717	+10% $673
Rent	-10% $579	-5% $670	+0% $761	+5% $851	+10% $942
Rate	-1.0pp $839	-0.5pp $800	base $761	+0.5pp $721	+1.0pp $680

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 E Gonzalez St Pensacola, FL	3.0	2.0	1200	$2,200	$1.83	15d	1	0.19mi
511 E La Rua St Pensacola, FL	3.0	1.0	1128	$1,475	$1.31	15d	1	0.24mi
504 N Spring St Unit B Pensacola, FL	3.0	1.5	1485	$1,995	$1.34	24d	1	0.64mi
214 W La Rua St Pensacola, FL	2.0	2.5	1600	$2,800	$1.75	15d	1	0.69mi
2008 N 8th Ave Pensacola, FL	3.0	2.0	1058	$1,250	$1.18	15d	1	0.80mi
101 E Romana St Pensacola, FL	3.0	1.0–2.0	987	$2,588	$2.62	15d	20	0.80mi
1414 E Mallory St Pensacola, FL	3.0	2.0	1323	$3,400	$2.57	24d	1	0.90mi
218 Junction Ave Pensacola, FL	2.0	2.5	1295	$2,400	$1.85	24d	1	0.90mi
1121 E Maxwell St Pensacola, FL	3.0	2.5	1716	$3,550	$2.07	24d	1	0.98mi
1704 E Lee St Pensacola, FL	3.0	2.0	1226	$2,295	$1.87	24d	1	0.99mi
615 N A St Pensacola, FL	3.0	2.0	1122	$1,900	$1.69	15d	1	1.00mi
1215 N C St Pensacola, FL	3.0	1.0	1203	$1,775	$1.48	15d	1	1.07mi
1010 N D St Pensacola, FL	2.0	2.0	1196	$1,850	$1.55	24d	1	1.11mi
410 N C St Unit 1367374P Pensacola, FL	3.0	2.0	1291	$3,313	$2.57	15d	1	1.15mi
407 W Jordan St Unit NA Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	24d	1	1.15mi
814 N E St Pensacola, FL	3.0	2.0	1440	$1,695	$1.18	24d	1	1.19mi
411 N D St Pensacola, FL	4.0	2.0	1511	$2,175	$1.44	24d	1	1.24mi
706 N F St Pensacola, FL	3.0	2.5	2000	$2,600	$1.30	24d	1	1.28mi
1301 E Cross St Pensacola, FL	3.0	2.0	2200	$3,900	$1.77	15d	1	1.33mi
1501 E Cross St Pensacola, FL	4.0	2.0	1920	$3,000	$1.56	15d	1	1.41mi
1501 E Cross St Pensacola, FL	4.0	2.0	1920	$3,200	$1.67	24d	1	1.41mi
379 S Clubbs St Unit A Pensacola, FL	2.0	2.0	1190	$2,400	$2.02	24d	1	1.46mi

Listing history 2 events

1. 2026-05-15
   status Pending
2. 2026-04-15
   listed $155,000 Active

ⓘ 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: $2,111 · $176/mo
• Projected year-2 tax: $2,111 · $176/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: $27,555
• − Mortgage interest: −$8,682
• − Property taxes: −$2,111
• − Insurance: −$775
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$4,509
• Taxable income: $7,069
• Est. tax owed @ 24.0%: −$1,697
• After-tax cash flow: $7,432/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): 11,036
• Household income: $44,139
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 816.0

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 0.62)
• Race & ethnicity: Black 45% White 42% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Subsaharan African 2% Italian 2% Slovak 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -210.53%
• Current HPI: 273.0151
• Rent YoY: ▲ 5.40%
• 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

2 events — show timeline

• 2026-05-15 Pending — PARMLS
• 2026-04-15 Listed $155,000 PARMLS

Property tax history

+8.4%/yr

Latest (2025): $2,111 · +9.6% YoY. Source: county tax records.