3329 Marcus Dr · Pensacola, FL 32503

$150,000

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 62 Days on market

Built 1958 5,405 sqft lot $184/sqft · 20% above area Est $125k · 20% over

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +6.3/10.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable Pensacola Home with Investment Potential! Looking for an affordable home in Pensacola with great location and rental potential? This 3-bedroom, 1-bath property offers easy access to the interstate, downtown Pensacola, and the Cordova Mall area—making it ideal for commuters, first-time buyers, or investors. The home features a functional layout with a laundry area located in the garage, a covered carport, and a spacious backyard perfect for outdoor living or future improvements. Fresh exterior paint adds curb appeal and makes this home move-in ready while still offering room to add value. Whether you’re searching for an affordable primary residence or a strong rental property in Pensacola, this home checks all the boxes. Don’t miss your chance to own in a convenient location with great upside potential!

Key facts

• Rental potential
• Spacious backyard
• Laundry area

Tags

• GREAT LOCATION
• RENTAL POTENTIAL
• EASY ACCESS TO THE INTERSTATE
• LAUNDRY AREA
• COVERED CARPORT
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• Market conditions: Rents rising (+3.4%/yr); 239 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $4k 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 + 3.4% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1958 — 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. 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: 1.13% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.71%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (median comp): $124,648
• List price: $150,000
• Delta: 20.34%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3344 Marcus Dr	0.09mi	2/1.0 (-1)	816 (0%)	2mo	$68,000	$83	89
3317 Marcus Dr	0.06mi	2/1.0 (-1)	930 (+14%)	19mo	$105,000	$113	53
3108 N G St	0.46mi	2/1.0 (-1)	720 (-12%)	3mo	$75,000	$104	52
1006 W Hayes St	0.46mi	2/1.0 (-1)	778 (-5%)	23mo	$135,000	$174	47
3001 Torres Ave	0.73mi	3/1.0	912 (+12%)	6mo	$130,000	$143	41
3219 N Tarragona St	0.38mi	2/2.0 (-1)	937 (+15%)	12mo	$184,990	$197	38
123 Berkley Dr	0.67mi	3/1.0	912 (+12%)	23mo	$185,000	$203	30

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,432
• Equity at exit: $22,365

10-year hold

• IRR: 11.5%
• Equity multiple: 1.91×
• Total profit: $38,348
• Equity at exit: $12,969

Cash invested: $42,000 (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: 239
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$787
• Tax from tax record: −$83 /mo · $1,002/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $410

Break-even live

Break-even rent $1,181

Max offer price $150,000

Occupancy floor 71%

Sensitivity live

Price	-10% $495	-5% $452	+0% $410	+5% $367	+10% $325
Rent	-10% $276	-5% $343	+0% $410	+5% $477	+10% $544
Rate	-1.0pp $485	-0.5pp $448	base $410	+0.5pp $371	+1.0pp $331

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2310 N Baylen St Pensacola, FL	2.0	1.0	660	$1,350	$2.05	24d	1	0.86mi
3131 N 10th Ave Pensacola, FL	3.0	1.5	1085	$1,700	$1.57	24d	1	0.87mi
721 W Jordan St Pensacola, FL	3.0	2.0	1030	$1,895	$1.84	24d	1	1.02mi
531 Ditmar St Unit B Pensacola, FL	2.0	1.0	1094	$1,450	$1.33	24d	1	1.12mi
2008 N 8th Ave Pensacola, FL	3.0	2.0	1058	$1,250	$1.18	15d	1	1.27mi
2115 N 12th Ave Pensacola, FL	2.0	1.5	950	$1,800	$1.89	15d	1	1.39mi
538 Royce St Unit 1A Pensacola, FL	2.0	1.0	1000	$1,425	$1.43	24d	1	1.42mi

Listing history 10 events

1. 2026-06-10
   days on market $150,000 Active 62 DOM
2. 2026-06-09
   days on market $150,000 Active 61 DOM
3. 2026-06-08
   days on market $150,000 Active 60 DOM
4. 2026-06-07
   days on market $150,000 Active 59 DOM
5. 2026-06-03
   days on market $150,000 Active 55 DOM
6. 2026-06-02
   days on market $150,000 Active 54 DOM
7. 2026-06-01
   days on market $150,000 Active 53 DOM
8. 2026-05-31
   days on market $150,000 Active 52 DOM
9. 2026-05-31
   days on market $150,000 Active 51 DOM
10. 2026-04-09
    listed $150,000 Active 845-char remark

    Show marketing remark (845 chars)

    Affordable Pensacola Home with Investment Potential! Looking for an affordable home in Pensacola with great location and rental potential? This 3-bedroom, 1-bath property offers easy access to the interstate, downtown Pensacola, and the Cordova Mall area—making it ideal for commuters, first-time buyers, or investors. The home features a functional layout with a laundry area located in the garage, a covered carport, and a spacious backyard perfect for outdoor living or future improvements. Fresh exterior paint adds curb appeal and makes this home move-in ready while still offering room to add value. Whether you’re searching for an affordable primary residence or a strong rental property in Pensacola, this home checks all the boxes. Don’t miss your chance to own in a convenient location with great upside potential!

ⓘ 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: $1,002 · $83/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$243/yr (+$20/mo · 24.3%)

ⓘ 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 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,393
• − Mortgage interest: −$8,402
• − Property taxes: −$1,002
• − Insurance: −$750
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$4,364
• Taxable income: $2,612
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $4,292/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

1 event — show timeline

• 2026-04-09 Listed $150,000 PARMLS

Property tax history

+6.4%/yr

Latest (2025): $1,002 · +8.1% YoY. Source: county tax records.