23 Besma Dr · West Pensacola, FL 32506

$165,000

3 bd · 1.0 ba · 799 sqft · SingleFamily public records · 125 Days on market

Built 1953 7,509 sqft lot $207/sqft · 33% above area Est $158k · 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 +20.0/30.0
• DSCR +6.3/10.0
• ARV discount +5.4/15.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 3-bedroom, 2-bathroom home offering 1,019 sq ft of comfortable living space. Featuring a durable metal roof, this home is built to last while providing a modern touch with recent renovations throughout. Step inside to discover an updated kitchen, complete with sleek granite countertops, newer cabinetry, and high-quality appliances, making it perfect for any home chef. Both bathrooms have been fully updated, including showers, toilets, and vanities for a fresh, modern look. The HVAC system and water heater were replaced in 2025 for added peace of mind. There is a new mini split AC system in the converted master bedroom. The electrical and plumbing have been updated as well. Throughout the home, you'll find stylish tile flooring, with the exception of the master bedroom, which is carpet. This home combines style, functionality, and convenience. Schedule your showing today to make this turn-key beauty your own!

Key facts

• Metal roof
• Newer cabinetry
• Updated kitchen

Tags

• METAL ROOF
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• NEWER CABINETRY
• HIGH-QUALITY APPLIANCES
• FULLY UPDATED BATHROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/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 $154k (6.5% below list).
• Recommended offer: $145k (12.0% 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 (+3.9%/yr); 270 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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

• It's been on market 125 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $165k implies a 312% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1953 — 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. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.26%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

• ARV (median comp): $157,789
• List price: $165,000
• Delta: 4.57%
• 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
39 Randolph Dr	0.20mi	3/1.0	770 (-4%)	5mo	$56,900	$74	81
4408 Lillian Hwy	0.25mi	2/1.0 (-1)	792 (-1%)	5mo	$34,500	$44	78
32 Besma Dr	0.05mi	3/1.0	812 (+2%)	21mo	$159,000	$196	77
13 Carey Ave	0.32mi	2/1.0 (-1)	834 (+4%)	9mo	$141,000	$169	66
31 Randolph Dr	0.16mi	3/1.0	918 (+15%)	6mo	$129,500	$141	63
50 Pen Haven Dr	0.22mi	3/1.0	904 (+13%)	6mo	$85,000	$94	63
1421 N 48th Ave	0.24mi	2/1.0 (-1)	850 (+6%)	14mo	$150,000	$176	61
22 Besma Dr	0.03mi	2/1.0 (-1)	706 (-12%)	18mo	$122,500	$174	59
4 Norwood Dr	0.16mi	4/1.0 (+1)	861 (+8%)	18mo	$130,000	$151	59
3 Bertram St	0.22mi	2/1.0 (-1)	916 (+15%)	14mo	$65,000	$71	49
118 Alice St	0.72mi	3/1.0	828 (+4%)	14mo	$40,000	$48	48
9 Horn St	0.18mi	2/1.0 (-1)	680 (-15%)	20mo	$167,000	$246	45

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-12,555
• Equity at exit: $24,602

10-year hold

• IRR: 3.2%
• Equity multiple: 1.24×
• Total profit: $11,022
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,542 high
• Mortgage (P&I): −$865
• Tax from tax record: −$82 /mo · $983/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $203

Break-even live

Break-even rent $1,286

Max offer price $165,000

Occupancy floor 82%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	23d	1	0.24mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	21d	1	0.38mi
5501 Mayfair Dr Pensacola, FL	3.0	1.0	912	$1,295	$1.42	23d	1	1.09mi
4600 Twin Oaks Dr Pensacola, FL	1.0–2.0	1.0	838	$1,499	$1.79	13d	29	1.12mi
316 Teakwood Cir Pensacola, FL	2.0	1.5	1024	$1,350	$1.32	13d	1	1.17mi
1218 N Kirk St Pensacola, FL	2.0	1.0	850	$1,150	$1.35	23d	1	1.18mi
1505 N 62nd Ave Pensacola, FL	2.0	1.0	665	$950	$1.43	23d	1	1.19mi
190 N Old Corry Field Rd Pensacola, FL	1.0–2.0	1.0–2.0	915	$1,174	$1.28	13d	3	1.20mi
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	23d	1	1.23mi
3206 W Lee St Unit A Pensacola, FL	2.0	1.0	800	$1,550	$1.94	13d	1	1.43mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	23d	1	1.43mi
3202 W Lee St Pensacola, FL	2.0	1.0	680	$995	$1.46	13d	1	1.45mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	23d	1	1.46mi

Listing history 31 events

1. 2026-06-18
   days on market $165,000 Active 125 DOM
2. 2026-06-17
   days on market $165,000 Active 124 DOM
3. 2026-06-16
   days on market $165,000 Active 123 DOM
4. 2026-06-15
   days on market $165,000 Active 122 DOM
5. 2026-06-14
   days on market $165,000 Active 120 DOM
6. 2026-06-10
   days on market $165,000 Active 117 DOM
7. 2026-06-09
   days on market $165,000 Active 116 DOM
8. 2026-06-08
   days on market $165,000 Active 115 DOM
9. 2026-06-07
   days on market $165,000 Active 114 DOM
10. 2026-06-03
    days on market $165,000 Active 110 DOM
11. 2026-06-02
    days on market $165,000 Active 109 DOM
12. 2026-06-01
    days on market $165,000 Active 108 DOM
13. 2026-05-31
    days on market $165,000 Active 107 DOM
14. 2026-05-31
    days on market $165,000 Active 106 DOM
15. 2026-05-11
    price $165,000 960-char remark

    Show marketing remark (960 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bathroom home offering 1,019 sq ft of comfortable living space. Featuring a durable metal roof, this home is built to last while providing a modern touch with recent renovations throughout. Step inside to discover an updated kitchen, complete with sleek granite countertops, newer cabinetry, and high-quality appliances, making it perfect for any home chef. Both bathrooms have been fully updated, including showers, toilets, and vanities for a fresh, modern look. The HVAC system and water heater were replaced in 2025 for added peace of mind. There is a new mini split AC system in the converted master bedroom. The electrical and plumbing have been updated as well. Throughout the home, you'll find stylish tile flooring, with the exception of the master bedroom, which is carpet. This home combines style, functionality, and convenience. Schedule your showing today to make this turn-key beauty your own!

16. 2026-02-13
    listed $175,000 Active 960-char remark

    Show marketing remark (960 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bathroom home offering 1,019 sq ft of comfortable living space. Featuring a durable metal roof, this home is built to last while providing a modern touch with recent renovations throughout. Step inside to discover an updated kitchen, complete with sleek granite countertops, newer cabinetry, and high-quality appliances, making it perfect for any home chef. Both bathrooms have been fully updated, including showers, toilets, and vanities for a fresh, modern look. The HVAC system and water heater were replaced in 2025 for added peace of mind. There is a new mini split AC system in the converted master bedroom. The electrical and plumbing have been updated as well. Throughout the home, you'll find stylish tile flooring, with the exception of the master bedroom, which is carpet. This home combines style, functionality, and convenience. Schedule your showing today to make this turn-key beauty your own!

17. 2025-08-04
    historical
18. 2025-06-19
    price $175,000
19. 2025-04-01
    listed $190,000 Active
20. 2016-04-18
    historical
21. 2016-04-17
    listed $34,900
22. 2012-10-01
    historical
23. 2012-09-26
    listed $39,900
24. 2009-08-17
    historical
25. 2009-07-04
    listed $49,900
26. 2007-08-07
    historical
27. 2007-07-26
    listed $69,900
28. 2006-04-27
    soldstatus $40,000
29. 2006-03-04
    listed $44,700
30. 1978-01-01
    soldstatus $11,500
31. 1969-01-01
    soldstatus $8,500

ⓘ 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: $983 · $82/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$387/yr (+$32/mo · 39.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 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: $18,510
• − Mortgage interest: −$9,243
• − Property taxes: −$983
• − Insurance: −$825
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$4,800
• Taxable loss: −$302
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $2,504/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): 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

+1841.2% since first listed

17 events — show timeline

• 2026-05-11 Price Changed $165,000 PARMLS
• 2026-02-13 Listed $175,000 PARMLS
• 2025-08-04 Listing Removed — PARMLS
• 2025-06-19 Price Changed $175,000 PARMLS
• 2025-04-01 Listed $190,000 PARMLS
• 2016-04-18 Listing Removed — PARMLS
• 2016-04-17 Listed $34,900 PARMLS
• 2012-10-01 Listing Removed — PARMLS
• 2012-09-26 Listed $39,900 PARMLS
• 2009-08-17 Listing Removed — PARMLS
• 2009-07-04 Listed $49,900 PARMLS
• 2007-08-07 Listing Removed — PARMLS
• 2007-07-26 Listed $69,900 PARMLS
• 2006-04-27 Sold (MLS) $40,000 PARMLS
• 2006-03-04 Listed $44,700 PARMLS
• 1978-01-01 Sold (Public Records) $11,500 Public Records
• 1969-01-01 Sold (Public Records) $8,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $983 · +34.4% YoY. Source: county tax records.