2955 Newton Dr · Pensacola, FL 32503

$300,000

4 bd · 2.0 ba · 1,555 sqft · SingleFamily public records · 44 Days on market

Built 1973 10,454 sqft lot $193/sqft · 13% above area Est $311k · at est.

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Why this score? — see what drove the D+ 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 +15.4/30.0
• ARV discount +9.1/15.0
• DSCR +4.7/10.0
• Livability +4.2/5.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully remodeled home, perfectly nestled off Scenic Hwy on a quiet cul-de-sac, offering the ideal blend of luxury and location. With two spacious primary suites—including one with its own private entrance—this home is perfect for multi-generational living or hosting guests in comfort and style. Inside, you'll find luxury vinyl plank flooring, fresh paint, and a fully upgraded and remodeled kitchen, brand-new cabinets, gleaming countertops, and modern appliances ready to inspire your culinary adventures. The 4th bedroom would make a great office or whatever your heart desires. Bask in the natural light of the bright sunroom or step outside to your own private

Key facts

• Private entrance
• Neighborhood park
• Remodeled home

Tags

• REMODELED HOME
• PRIVATE ENTRANCE
• FULLY UPGRADED KITCHEN
• NEIGHBORHOOD PARK
• MINUTES FROM CORDOVA MALL
• MINUTES FROM PENSACOLA AIRPORT

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Open parking; Driveway
• Utilities: Public water; Public sewer; Copper electrical wiring
• Home design: Single-family home; One story; Resale property; Not attached to another property; Paved, public-maintained road access
• Construction: Brick construction; Slab foundation
• Exterior features: Back yard with privacy fencing; Deck; Shingle roof; Located on a cul-de-sac

Interior

• Kitchen: Remodeled kitchen (updated within the last 1–5 years); Dishwasher; Refrigerator; Gas water heater
• Bedrooms: Primary bedroom on the first floor (13 x 13); Second bedroom on the first floor (11.17 x 14.34); Third bedroom on the first floor (9.32 x 11.5)
• Flooring: Brick flooring; Carpet
• Bathrooms: Three full bathrooms; Remodeled bathrooms (total remodel within the last 1–5 years)
• Heating & cooling: Central heating; Central air; Ceiling fans for cooling
• Interior features: Ceiling fans; Crown molding; High-speed internet; Sun room; Drapery rods; Skylights
• Laundry & utility: Indoor laundry with washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/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 $265k (11.6% below list).
• Recommended offer: $265k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 (+3.4%/yr); 240 active listings in the ZIP; 4 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).
• This rent runs 45% 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 $2k of loan paydown is wiped out by about $9k 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 44 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 22y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $265,061 (11.6% below list)

Questions for the listing agent

1. It's been on market 44 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 9.4

CMA / ARV

• ARV (median comp): $311,055
• List price: $300,000
• Delta: -3.55%
• 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
3121 Whistler Dr	0.15mi	3/2.0 (-1)	1,625 (+4%)	1mo	$349,000	$215	79
3600 Summit Blvd	0.47mi	3/2.0 (-1)	1,530 (-2%)	4mo	$335,000	$219	67
3621 Bonner Rd	0.63mi	3/2.0 (-1)	1,540 (-1%)	3mo	$399,900	$260	62
3755 Firestone Blvd	0.52mi	3/2.0 (-1)	1,625 (+4%)	5mo	$320,000	$197	59
761 Connell Dr	0.70mi	3/2.5 (-1)	1,585 (+2%)	1mo	$385,000	$243	56
3251 Wythe Cir	0.36mi	3/2.0 (-1)	1,376 (-12%)	6mo	$235,000	$171	54
3251 Braxton Cir	0.41mi	3/2.0 (-1)	1,359 (-13%)	3mo	$295,000	$217	53
3540 Dunfries Rd	0.54mi	3/2.0 (-1)	1,700 (+9%)	3mo	$494,500	$291	52
4020 Coppertree Ln	0.68mi	3/2.0 (-1)	1,634 (+5%)	5mo	$340,000	$208	51
3505 Silvergate Way	0.70mi	3/2.0 (-1)	1,395 (-10%)	4mo	$279,900	$201	42
3545 Blueridge Dr	0.64mi	3/2.0 (-1)	1,736 (+12%)	6mo	$347,000	$200	41
3640 Maule Rd	0.66mi	3/2.0 (-1)	1,782 (+15%)	8mo	$480,000	$269	33

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-40,319
• Equity at exit: $44,731

10-year hold

• IRR: -3.8%
• Equity multiple: 0.74×
• Total profit: $-21,503
• Equity at exit: $25,939

Cash invested: $84,000 (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 32503

• Rents YoY: 3.4%
• Active inventory: 240
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,651 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$282 /mo · $3,380/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $114

Break-even live

Break-even rent $2,506

Max offer price $300,000

Occupancy floor 91%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3545 Hopestill Rd Pensacola, FL	4.0	2.0	1984	$2,400	$1.21	23d	1	0.54mi
3547 Firestone Blvd Pensacola, FL	4.0	2.0	2000	$2,695	$1.35	23d	1	0.61mi
3791 Maule Rd Pensacola, FL	4.0	3.0	2000	$3,250	$1.62	23d	1	0.65mi
3014 Magnolia Ave Pensacola, FL	3.0	2.0	1650	$2,750	$1.67	23d	1	1.29mi

Listing history 50 events

1. 2026-06-14
   statusdays on market $300,000 Pending 44 DOM
2. 2026-06-10
   days on market $300,000 Active 43 DOM
3. 2026-06-09
   days on market $300,000 Active 42 DOM
4. 2026-06-08
   days on market $300,000 Active 41 DOM
5. 2026-06-07
   days on market $300,000 Active 40 DOM
6. 2026-06-03
   days on market $300,000 Active 36 DOM
7. 2026-06-02
   days on market $300,000 Active 35 DOM
8. 2026-06-01
   days on market $300,000 Active 34 DOM
9. 2026-05-31
   days on market $300,000 Active 33 DOM
10. 2026-05-31
    days on market $300,000 Active 32 DOM
11. 2026-05-11
    price $310,000 1462-char remark
12. 2026-04-28
    listed $320,000 Active 1462-char remark
13. 2026-04-27
    historical
14. 2026-04-17
    price $320,000
15. 2026-03-17
    listed $325,000 Active
16. 2026-02-10
    historical
17. 2026-01-19
    listed $320,000 Active
18. 2025-11-09
    historical
19. 2025-09-30
    price $328,000
20. 2025-07-21
    price $335,000
21. 2025-06-17
    price $339,977
22. 2025-05-30
    price $350,000
23. 2025-05-21
    listed $355,000 Active
24. 2025-05-05
    historical
25. 2025-04-16
    price $342,000
26. 2025-04-08
    listed $349,000 Active
27. 2023-02-02
    status Pending
28. 2023-02-02
    soldstatus $220,000
29. 2023-02-01
    soldstatus $220,000 Sold
30. 2022-12-16
    historical Contingent
31. 2022-11-28
    price $225,000
32. 2022-11-09
    listed $250,000 Active
33. 2022-04-07
    soldstatus $175,000
34. 2020-01-30
    historical
35. 2019-09-19
    listed $170,000
36. 2018-09-15
    historical
37. 2018-09-15
    historical
38. 2018-04-20
    listed $177,900
39. 2018-04-20
    listed $177,900
40. 2018-04-20
    listed $177,900
41. 2017-05-30
    soldstatus $162,500
42. 2017-05-26
    soldstatus $162,500
43. 2016-12-29
    listed $159,900
44. 2016-12-27
    historical
45. 2016-11-08
    listed $166,500
46. 2008-06-10
    soldstatus $153,500
47. 2008-06-05
    soldstatus $153,500
48. 2008-04-29
    listed $147,500
49. 2007-05-25
    historical
50. 2007-01-13
    listed $184,900

ⓘ 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: $3,380 · $282/mo
• Projected year-2 tax: $3,380 · $282/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: $31,807
• − Mortgage interest: −$16,805
• − Property taxes: −$3,380
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,545
• − Management: −$2,545
• − Depreciation: −$8,727
• Taxable loss: −$3,694
• Est. tax savings @ 24.0%: +$886
• After-tax cash flow: $2,256/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

+100.1% since first listed

44 events — show timeline

• 2026-06-11 Pending — PARMLS
• 2026-05-27 Price Changed $300,000 PARMLS
• 2026-05-11 Price Changed $310,000 PARMLS
• 2026-04-28 Listed $320,000 PARMLS
• 2026-04-27 Listing Removed — PARMLS
• 2026-04-17 Price Changed $320,000 PARMLS
• 2026-03-17 Listed $325,000 PARMLS
• 2026-02-10 Listing Removed — PARMLS
• 2026-01-19 Listed $320,000 PARMLS
• 2025-11-09 Listing Removed — PARMLS
• 2025-09-30 Price Changed $328,000 PARMLS
• 2025-07-21 Price Changed $335,000 PARMLS
• 2025-06-17 Price Changed $339,977 PARMLS
• 2025-05-30 Price Changed $350,000 PARMLS
• 2025-05-21 Listed $355,000 PARMLS
• 2025-05-05 Listing Removed — PARMLS
• 2025-04-16 Price Changed $342,000 PARMLS
• 2025-04-08 Listed $349,000 PARMLS
• 2023-02-02 Pending — PARMLS
• 2023-02-02 Sold (Public Records) $220,000 Public Records
• 2023-02-01 Sold (MLS) $220,000 PARMLS
• 2022-12-16 Contingent — PARMLS
• 2022-11-28 Price Changed $225,000 PARMLS
• 2022-11-09 Listed $250,000 PARMLS
• 2022-04-07 Sold (Public Records) $175,000 Public Records
• 2020-01-30 Listing Removed — PARMLS
• 2019-09-19 Listed $170,000 PARMLS
• 2018-09-15 Listing Removed — PARMLS
• 2018-09-15 Listing Removed — NAMLS
• 2018-04-20 Listed $177,900 PARMLS
• 2018-04-20 Listed $177,900 NAMLS
• 2018-04-20 Listed $177,900 ECAR
• 2017-05-30 Sold (Public Records) $162,500 Public Records
• 2017-05-26 Sold (MLS) $162,500 PARMLS
• 2016-12-29 Listed $159,900 PARMLS
• 2016-12-27 Listing Removed — PARMLS
• 2016-11-08 Listed $166,500 PARMLS
• 2008-06-10 Sold (Public Records) $153,500 Public Records
• 2008-06-05 Sold (MLS) $153,500 PARMLS
• 2008-04-29 Listed $147,500 PARMLS
• 2007-05-25 Listing Removed — PARMLS
• 2007-01-13 Listed $184,900 PARMLS
• 2004-08-06 Listing Removed — PARMLS
• 2004-06-03 Listed $149,900 PARMLS

Property tax history

+11.8%/yr

Latest (2025): $3,380 · +15.8% YoY. Source: county tax records.