7401 Sachem Rd · Myrtle Grove, FL 32506

$75,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 16 Days on market

Built 1961 9,700 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the charming Myrtle Grove neighborhood, this 3-bedroom, 1-bath home offers 1,100 square feet of potential. Situated on a desirable corner lot, this fixer-upper is brimming with opportunity—perfect for investors or buyers ready to create their dream space. With a bit of vision and a personal touch, this home could be a true gem in a prime location.

Key facts

• Prime location
• Corner lot
• 9,700 sq ft lot

Tags

• MYRTLE GROVE NEIGHBORHOOD
• CORNER LOT
• PRIME LOCATION

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Utilities: Copper wiring; Septic tank; County-maintained road
• Home design: Single-story brick home; Resale property; Not attached to another unit; Homesteaded
• Construction: Brick construction; Slab foundation; Composition roof; One level
• Exterior features: Corner lot

Interior

• Kitchen: Electric water heater
• Bedrooms: Three bedrooms, all on the first level (two ~11' x 11', one ~13' x 12')
• Flooring: Tile
• Bathrooms: One full bathroom
• Interior features: Tile flooring; Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 5.1% in Myrtle Grove — 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 64/100 on livability (#701 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools D-, amenities F, commute 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 (+3.9%/yr); 270 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); 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 $519 of loan paydown is wiped out by about $2k 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 + 3.9% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $75k implies a 724% 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; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.99% ✓
• Cap rate: 17.58%
• Cash-on-cash: 40.31%
• DSCR: 2.79
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $174,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 N 79th Ave	0.38mi	3/1.0	1,104 (+0%)	8mo	$105,000	$95	75
7150 Heather Oaks Dr	0.20mi	3/2.0	1,152 (+5%)	5mo	$182,680	$159	74
7330 Sachem Rd	0.06mi	3/1.0	1,200 (+9%)	10mo	$151,000	$126	74
7051 Heather Oaks Dr	0.25mi	3/2.0	1,170 (+6%)	4mo	$160,000	$137	71
7704 W Gadsden St	0.45mi	3/1.0	1,152 (+5%)	1mo	$149,000	$129	70
6980 Weatherwood Dr	0.31mi	3/2.0	1,120 (+2%)	11mo	$180,000	$161	69
7032 Weatherwood Dr	0.25mi	2/2.0 (-1)	1,044 (-5%)	4mo	$199,000	$191	67
7823 Montego Dr	0.38mi	3/2.0	1,062 (-4%)	8mo	$180,000	$169	66
7151 Heather Oaks Dr	0.19mi	3/2.0	1,191 (+8%)	10mo	$177,000	$149	65
7060 Heather Oaks Dr	0.25mi	3/2.0	1,248 (+14%)	1mo	$200,000	$160	61
7100 Heather Oaks Dr	0.23mi	3/2.0	1,230 (+12%)	8mo	$170,000	$138	58
718 N 75th Ave	0.30mi	3/2.0	1,192 (+8%)	12mo	$216,000	$181	58

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 · 3.85% rent growth · sell at horizon

5-year hold

• IRR: 37.6%
• Equity multiple: 2.62×
• Total profit: $34,054
• Equity at exit: $11,183

10-year hold

• IRR: 44.6%
• Equity multiple: 5.42×
• Total profit: $92,847
• Equity at exit: $6,485

Cash invested: $21,000 (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 32506

• Home prices YoY: -22.5%
• Rents YoY: 3.9%
• Active inventory: 270
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$393
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $705

Break-even live

Break-even rent $597

Max offer price $75,000

Occupancy floor 48%

Sensitivity live

Price	-10% $748	-5% $727	+0% $705	+5% $684	+10% $663
Rent	-10% $588	-5% $647	+0% $705	+5% $764	+10% $823
Rate	-1.0pp $743	-0.5pp $724	base $705	+0.5pp $686	+1.0pp $666

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7200 Lillian Hwy Pensacola, FL	2.0	1.0	675	$1,200	$1.78	14d	11	0.28mi
8240 Tempest Dr Pensacola, FL	2.0	2.0	1300	$1,600	$1.23	21d	1	0.63mi
8121 Lillian Hwy #70 Pensacola, FL	2.0	2.0	900	$1,100	$1.22	24d	1	0.69mi
7135 Pearson Rd Unit 7 Pensacola, FL	2.0	2.0	902	$1,125	$1.25	24d	1	1.06mi
7318 Hayward Ave Unit P30 P30 Pensacola, FL	2.0	2.0	1000	$1,200	$1.20	24d	1	1.29mi
3219 Fresno Ave Pensacola, FL	3.0	2.0	1192	$1,375	$1.15	24d	1	1.31mi
150 S Crow Rd Pensacola, FL	2.0	2.5	1088	$1,450	$1.33	24d	1	1.37mi
3230 Palmdale Ave Pensacola, FL	3.0	2.0	1300	$1,500	$1.15	24d	1	1.43mi
8 Villa Dr Pensacola, FL	2.0	2.0	1000	$1,362	$1.36	21d	6	1.49mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $75,000 Pending 16 DOM
2. 2026-06-03
   days on market $75,000 Contingent 15 DOM
3. 2026-06-02
   days on market $75,000 Contingent 14 DOM
4. 2026-06-01
   days on market $75,000 Contingent 13 DOM
5. 2026-05-31
   days on market $75,000 Contingent 12 DOM
6. 2026-05-31
   days on market $75,000 Contingent 11 DOM
7. 2026-05-20
   historical Contingent
8. 2026-05-19
   listed $75,000 Active
9. 1966-01-01
   soldstatus $9,100

ⓘ 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: $569 · $47/mo
• Projected year-2 tax: $622 · $52/mo
• Expected delta: +$53/yr (+$4/mo · 9.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°F today · 18 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: $17,885
• − Mortgage interest: −$4,201
• − Property taxes: −$569
• − Insurance: −$375
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$2,182
• Taxable income: $7,696
• Est. tax owed @ 24.0%: −$1,847
• After-tax cash flow: $6,618/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 — Myrtle Grove

• Score: 64/100
• State rank: #701
• US rank: #14805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Myrtle Grove, FL
• County: Escambia County · 301,722 people
• City population: 1,170
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 34,549
• Household income: $62,486
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 1359.0

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 0.60)
• Race & ethnicity: White 60% Black 18% Two or more races 11% Hispanic / Latino 6% Asian 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 4% Tagalog/Filipino 2% Other Indo-European 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: ▼ -71.86%
• Current HPI: 247.6085
• Rent YoY: ▲ 3.85%
• 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

+724.2% since first listed

3 events — show timeline

• 2026-05-20 Contingent — PARMLS
• 2026-05-19 Listed $75,000 PARMLS
• 1966-01-01 Sold (Public Records) $9,100 Public Records

Property tax history

+5.7%/yr

Latest (2025): $569 · +27.1% YoY. Source: county tax records.