1011 Trenton Dr · West Pensacola, FL 32505

$154,999

4 bd · 1.0 ba · 1,245 sqft · SingleFamily public records · 65 Days on market

Built 1959 8,276 sqft lot Est $164k · 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 +25.8/30.0
• ARV discount +10.1/15.0
• DSCR +8.6/10.0
• 1% rule +6.5/10.0
• 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

A completely fixed up traditional home, new roof, new kitchen, new floors, new everything! This home was completely redone in 2024 and into 2025, it turned out beautiful and has a great beach feel. There are 4 bedrooms, it's 100% modern and updated and priced to sell! Come and take a look today, if you need 4 bedrooms, a house where everything has been updated, and affordable we are top of the list!

Key facts

• 8,276 sq ft lot
• Parking
• Built 1959

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Carport (1 covered space, total 1 parking space)
• Utilities: Public water; Public sewer; Circuit breaker electric service
• Home design: Single-story brick home; Resale property; Not attached to another unit; Slab foundation; Composition roof
• Construction: Brick construction; Slab foundation; Composition roof; One level
• Exterior features: Back yard fencing; Paved, public maintained road access

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater; Solid surface countertops
• Bedrooms: Master bedroom on the first level, approximately 15 x 14
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom (updated)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Living/dining combo; Updated bathroom; Updated kitchen with solid surface countertops

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/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: $146k (6.0% 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; 9 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).
• At $1,786/mo this rent would consume 48% of the median local household income ($45k/yr) (locally 1458% 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 + 4.9% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $155k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $145,699 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 1.15% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.35%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $164,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
832 S Madison Dr	0.17mi	4/1.0	1,290 (+4%)	9mo	$131,000	$102	79
117 Aquamarine Ave	0.49mi	3/1.0 (-1)	1,243 (-0%)	1mo	$82,500	$66	71
6 Georgia Dr	0.39mi	4/2.0	1,206 (-3%)	3mo	$157,000	$130	70
923 S Madison Dr	0.21mi	4/2.0	1,368 (+10%)	2mo	$180,000	$132	68
1102 Revere Dr	0.21mi	3/1.5 (-1)	1,396 (+12%)	1mo	$95,000	$68	62
305 N Madison Dr	0.36mi	4/2.0	1,373 (+10%)	1mo	$200,000	$146	62
10 Tennessee Dr	0.43mi	3/2.0 (-1)	1,318 (+6%)	1mo	$260,000	$197	60
1026 Northview Dr	0.11mi	3/1.5 (-1)	1,422 (+14%)	10mo	$203,000	$143	56
99 S Madison Dr	0.60mi	3/1.0 (-1)	1,286 (+3%)	8mo	$153,000	$119	55
1023 W Webster Dr	0.29mi	3/1.0 (-1)	1,393 (+12%)	10mo	$229,000	$164	53
203 Opal Ave	0.38mi	3/1.0 (-1)	1,412 (+13%)	9mo	$80,000	$57	47
3320 Two Sisters Way	0.74mi	3/2.0 (-1)	1,140 (-8%)	0mo	$210,000	$184	42

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,257
• Equity at exit: $23,111

10-year hold

• IRR: 12.7%
• Equity multiple: 2.10×
• Total profit: $47,707
• Equity at exit: $13,401

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 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 198
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$813
• Tax from tax record: −$159 /mo · $1,909/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $374

Break-even live

Break-even rent $1,312

Max offer price $154,999

Occupancy floor 74%

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	23d	1	0.46mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	23d	1	0.83mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	21d	1	0.87mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	23d	1	0.88mi
2702 Massachusetts Ave Pensacola, FL	1.0–3.0	1.0–2.5	1150	$1,745	$1.52	14d	9	1.23mi
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	14d	1	1.24mi
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	23d	1	1.34mi
852 Garnet St Pensacola, FL	3.0	1.5	1150	$1,150	$1.00	14d	1	1.44mi
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	23d	1	1.45mi

Listing history 23 events

1. 2026-05-14
   status Pending
2. 2026-04-21
   price $154,999
3. 2026-04-02
   price $159,999
4. 2026-03-20
   price $164,999
5. 2026-03-10
   listed $169,999 Active
6. 2025-08-22
   historical
7. 2025-07-15
   price $164,999
8. 2025-06-05
   price $168,400
9. 2025-05-28
   status Active
10. 2025-05-28
    price $169,900
11. 2025-05-13
    status Pending
12. 2025-04-07
    price $179,000
13. 2025-04-01
    price $180,000
14. 2025-03-27
    price $182,500
15. 2025-02-21
    status Active
16. 2025-02-21
    price $185,000
17. 2025-01-18
    historical
18. 2024-12-19
    price $191,500
19. 2024-08-29
    price $199,900
20. 2024-08-07
    price $209,000
21. 2024-07-30
    price $219,900
22. 2024-07-17
    listed $229,900 Active
23. 2023-10-24
    soldstatus $65,000

ⓘ 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: $1,909 · $159/mo
• Projected year-2 tax: $1,909 · $159/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 · 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: $21,433
• − Mortgage interest: −$8,682
• − Property taxes: −$1,909
• − Insurance: −$775
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$4,509
• Taxable income: $2,128
• Est. tax owed @ 24.0%: −$511
• After-tax cash flow: $3,983/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

+138.5% since first listed

23 events — show timeline

• 2026-05-14 Pending — PARMLS
• 2026-04-21 Price Changed $154,999 PARMLS
• 2026-04-02 Price Changed $159,999 PARMLS
• 2026-03-20 Price Changed $164,999 PARMLS
• 2026-03-10 Listed $169,999 PARMLS
• 2025-08-22 Listing Removed — PARMLS
• 2025-07-15 Price Changed $164,999 PARMLS
• 2025-06-05 Price Changed $168,400 PARMLS
• 2025-05-28 Relisted — PARMLS
• 2025-05-28 Price Changed $169,900 PARMLS
• 2025-05-13 Pending — PARMLS
• 2025-04-07 Price Changed $179,000 PARMLS
• 2025-04-01 Price Changed $180,000 PARMLS
• 2025-03-27 Price Changed $182,500 PARMLS
• 2025-02-21 Relisted — PARMLS
• 2025-02-21 Price Changed $185,000 PARMLS
• 2025-01-18 Listing Removed — PARMLS
• 2024-12-19 Price Changed $191,500 PARMLS
• 2024-08-29 Price Changed $199,900 PARMLS
• 2024-08-07 Price Changed $209,000 PARMLS
• 2024-07-30 Price Changed $219,900 PARMLS
• 2024-07-17 Listed $229,900 PARMLS
• 2023-10-24 Sold (Public Records) $65,000 Public Records

Property tax history

+20.3%/yr

Latest (2025): $1,909 · +24.4% YoY. Source: county tax records.