815 Woodland Dr · Pensacola, FL 32503

$174,900

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 14 Days on market

Built 1965 10,018 sqft lot Est $198k · 12% 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 +23.9/30.0
• ARV discount +12.8/15.0
• DSCR +7.7/10.0
• 1% rule +5.8/10.0
• 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 MLS

Spacious 3/2, 1320 SF home w/Formal Living AND a Family Room w/Fireplace that sits in a wonderfully established in-town neighborhood. The Kitchen/Dining area flows beautifully into both living areas, creating an entertainment lover's dream. This home has great bones but does need some TLC, but with a little effort, you'll have a wonderful place to call home! Extras include a covered front porch, inside laundry; and a single car carport and a small storage building. Come tour this wonderful family home today, but be forewarned, you will fall in love. The fireplace has a gas heater insert. Property to be sold "AS-IS, WHERE-IS," with right to inspect.

Key facts

• Slab foundation
• Additional room
• Pensacola location

Tags

• PENSACOLA LOCATION
• SLAB FOUNDATION
• BLOCK CONSTRUCTION
• UPDATED PLUMBING
• ELECTRICAL UPDATED TO COPPER
• ADDITIONAL ROOM

Property features AI

Finance

• Other: Lot size approx. 0.23 acres; Building area reported as 1,320 square feet; No new construction
• HOA & community: No association noted

Exterior

• Parking: Carport (covered) providing one parking space
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Single-story concrete construction; Resale property; Not attached to another property
• Construction: Concrete construction; Built on slab foundation; One level
• Exterior features: Gable roof; Paved road access; No horse privileges

Interior

• Kitchen: Gas water heater noted among appliances
• Bedrooms: Master bedroom on the first floor (approx. 12' x 12'); Two additional first-floor bedrooms (each approx. 10' x 10')
• Flooring: Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Tile flooring; Kitchen/dining combo

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.6% 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.
• Zoned schools: O. J. Semmes Elementary School (math 22% / reading 17%, grade F, #2,105 of 2,144 statewide, top 98%, 302 students, 91% FRL); Ferry Pass Middle School (math 34% / reading 33%, grade F, #428 of 571 statewide, top 76%, 1,014 students, 64% FRL); Washington Senior High School (math 25% / reading 40%, grade F, #411 of 667 statewide, top 62%, 1,733 students, 51% FRL).
• Zoned-school proficiency averages 28% at this address vs 42% district-wide (-14 pts) — the specific schools serving this property underperform the Escambia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.4%/yr); 243 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($71k/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 $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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y ago 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 $36k; list at $175k implies a 386% 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,900

Questions for the listing agent

1. Built in 1965 — 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: 1.08% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.29%
• DSCR: 1.37
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $198,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 Mango St	0.16mi	3/1.0	1,300 (-2%)	6mo	$224,500	$173	81
704 Woodland Dr	0.28mi	3/2.0	1,357 (+3%)	5mo	$160,000	$118	78
181 Mango St	0.17mi	3/2.0	1,404 (+6%)	10mo	$210,000	$150	73
115 Warwick Ave	0.27mi	3/2.0	1,362 (+3%)	13mo	$104,000	$76	71
607 Chadwick St	0.42mi	4/2.0 (+1)	1,336 (+1%)	8mo	$215,000	$161	67
778 Ash Dr	0.30mi	3/2.0	1,450 (+10%)	5mo	$208,000	$143	65
812 Ash Dr	0.27mi	3/2.0	1,480 (+12%)	8mo	$167,000	$113	61
207 Hart Dr	0.27mi	3/1.0	1,213 (-8%)	12mo	$89,500	$74	60
702 Boxwood Dr	0.31mi	3/2.0	1,451 (+10%)	12mo	$250,000	$172	59
815 Chadwick St	0.51mi	4/2.0 (+1)	1,376 (+4%)	13mo	$229,000	$166	54
196 Highland Dr	0.38mi	4/2.0 (+1)	1,482 (+12%)	8mo	$200,000	$135	50
611 Royce St	0.70mi	4/3.0 (+1)	1,400 (+6%)	16mo	$237,000	$169	36

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-6,062
• Equity at exit: $26,078

10-year hold

• IRR: 6.8%
• Equity multiple: 1.52×
• Total profit: $25,512
• Equity at exit: $15,122

Cash invested: $48,972 (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: 243
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,888 high
• Mortgage (P&I): −$917
• Tax from tax record: −$163 /mo · $1,955/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $338

Break-even live

Break-even rent $1,460

Max offer price $174,900

Occupancy floor 77%

Sensitivity live

Price	-10% $437	-5% $388	+0% $338	+5% $289	+10% $239
Rent	-10% $189	-5% $264	+0% $338	+5% $413	+10% $487
Rate	-1.0pp $426	-0.5pp $383	base $338	+0.5pp $293	+1.0pp $247

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 N 9th Ave Pensacola, FL	3.0	1.5	1713	$2,000	$1.17	26d	1	0.25mi
531 Ditmar St Unit B Pensacola, FL	2.0	1.0	1094	$1,450	$1.33	26d	1	0.54mi
538 Royce St Unit 1A Pensacola, FL	2.0	1.0	1000	$1,425	$1.43	26d	1	0.75mi
3131 N 10th Ave Pensacola, FL	3.0	1.5	1085	$1,700	$1.57	26d	1	0.98mi
3014 Magnolia Ave Pensacola, FL	3.0	2.0	1650	$2,750	$1.67	26d	1	1.32mi

Listing history 10 events

1. 2026-06-23
   days on market $174,900 Active 14 DOM
2. 2026-06-21
   days on market $174,900 Active 13 DOM
3. 2026-06-18
   days on market $174,900 Active 10 DOM
4. 2026-06-17
   days on market $174,900 Active 9 DOM
5. 2026-06-16
   pricedays on market $174,900 Active 8 DOM
6. 2026-06-15
   days on market $179,900 Active 7 DOM
7. 2026-06-14
   days on market $179,900 Active 5 DOM
8. 2026-06-10
   days on market $179,900 Active 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $179,900 Active 1 DOM

ⓘ 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: $1,955 · $163/mo
• Projected year-2 tax: $1,955 · $163/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 · 22 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: $22,652
• − Mortgage interest: −$9,797
• − Property taxes: −$1,955
• − Insurance: −$874
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$5,088
• Taxable income: $1,313
• Est. tax owed @ 24.0%: −$315
• After-tax cash flow: $3,744/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

+501.7% since first listed

8 events — show timeline

• 2026-06-08 Listed $179,900 PARMLS
• 2024-08-10 Rental Removed $1,395 PARMLS
• 2024-08-01 Listed for Rent $1,395 PARMLS
• 2012-08-24 Sold (MLS) $36,000 PARMLS
• 2012-02-03 Listed $40,000 PARMLS
• 1981-07-01 Sold (Public Records) $38,900 Public Records
• 1979-01-01 Sold (Public Records) $29,900 Public Records
• 1978-01-01 Sold (Public Records) $29,900 Public Records

Property tax history

+18.9%/yr

Latest (2025): $1,955 · +9.8% YoY. Source: county tax records.