1125 W Scott St · Goulding, FL 32501

$97,500

3 bd · 2.0 ba · 1,160 sqft · SingleFamily public records · 10 Days on market

Built 1995 8,276 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
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* Highest and Best by 12pm Monday * Charming patio home in Pensacola featuring an open-concept kitchen and living room area, perfect for entertaining and everyday living. This cozy home offers 3 bedrooms and 1 full bathroom with a functional layout and comfortable living spaces. Conveniently located on Scott St. , close to shopping, dining, schools, and local amenities. Great opportunity for first-time buyers, down-sizers, or investors! * Buyers to verify room dimensions, gross living area, tax, HOA and also school info. *

Key facts

• Close to schools
• Open-concept kitchen
• Living room area

Tags

• OPEN-CONCEPT KITCHEN
• LIVING ROOM AREA
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO SCHOOLS
• LOCAL AMENITIES

Property features AI

Finance

• Other: Lot approximately 0.19 acres; Directions: Turn right on North L St. and take Scott St.; home will be on the left.
• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Single-story (one level); Resale property; Not attached to other units
• Construction: Frame construction; Slab foundation; Built area approximately 1,185 square feet
• Exterior features: Composition roof; Paved public/ county-maintained road access; No horses allowed

Interior

• Kitchen: Kitchen on the first level, approximately 15' x 12'; Electric water heater
• Bedrooms: Master bedroom on the first level, approximately 14' x 13'
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fans; Natural gas heating
• Interior features: Tile flooring; Living/dining combo
• Laundry & utility: Circuit breaker electrical panel

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).

Location & tenants

• Location reads 73/100 on livability (#296 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment 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 fast (+5.4%/yr); 127 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• At $1,819/mo this rent would consume 49% of the median local household income ($44k/yr) (locally 816% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $674 of loan paydown is wiped out by about $3k 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 + 5.4% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.87% ✓
• Cap rate: 15.91%
• Cash-on-cash: 34.33%
• DSCR: 2.53
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $214,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2363 N F St	0.11mi	3/2.0	1,196 (+3%)	1mo	$235,000	$196	89
2704 N H St	0.16mi	3/2.0	1,178 (+2%)	7mo	$209,000	$177	84
1002 W Yonge St	0.06mi	4/2.0 (+1)	1,218 (+5%)	2mo	$205,000	$168	82
620 W Hernandez	0.44mi	3/1.0	1,180 (+2%)	3mo	$150,000	$127	70
821 W Hernandez St	0.38mi	2/1.5 (-1)	1,170 (+1%)	7mo	$217,000	$185	67
2419 N L St	0.33mi	3/2.0	1,285 (+11%)	2mo	$247,000	$192	64
621 W Hernandez St	0.46mi	4/1.0 (+1)	1,200 (+3%)	2mo	$90,000	$75	62
831 W Mallory St	0.57mi	3/1.0	1,138 (-2%)	11mo	$260,000	$228	57
2412 N Q St	0.64mi	3/2.0	1,056 (-9%)	10mo	$153,000	$145	47
1918 W Maxwell St	0.46mi	4/2.0 (+1)	1,299 (+12%)	8mo	$152,000	$117	47
1316 1/2 E Baars St	0.71mi	3/1.0	989 (-15%)	1mo	$300,000	$303	37
120 W Lakeview Ave	0.69mi	3/1.0	1,330 (+15%)	4mo	$290,000	$218	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 · 5.4% rent growth · sell at horizon

5-year hold

• IRR: 32.4%
• Equity multiple: 2.41×
• Total profit: $38,463
• Equity at exit: $14,538

10-year hold

• IRR: 40.8%
• Equity multiple: 5.29×
• Total profit: $117,004
• Equity at exit: $8,430

Cash invested: $27,300 (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 32501

• Rents YoY: 5.4%
• Active inventory: 127
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,819 high
• Mortgage (P&I): −$511
• Tax from tax record: −$104 /mo · $1,247/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $781

Break-even live

Break-even rent $830

Max offer price $97,500

Occupancy floor 52%

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
721 W Jordan St Pensacola, FL	3.0	2.0	1030	$1,895	$1.84	23d	1	0.37mi
407 W Jordan St Unit NA Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	23d	1	0.48mi
1215 N C St Pensacola, FL	3.0	1.0	1203	$1,775	$1.48	14d	1	0.89mi
1010 N D St Pensacola, FL	2.0	2.0	1196	$1,850	$1.55	23d	1	1.01mi
2303 W Brainerd St Pensacola, FL	2.0	1.0	955	$1,100	$1.15	23d	1	1.10mi
814 N E St Pensacola, FL	3.0	2.0	1440	$1,695	$1.18	23d	1	1.12mi
811 N D St Pensacola, FL	2.0	2.0	1035	$1,395	$1.35	23d	1	1.13mi
1918 W Strong St Unit B Pensacola, FL	2.0	1.0	870	$950	$1.09	14d	1	1.15mi
1717 W Cervantes St Pensacola, FL	2.0	2.0	974	$1,169	$1.20	14d	3	1.21mi
2008 N 8th Ave Pensacola, FL	3.0	2.0	1058	$1,250	$1.18	14d	1	1.30mi
510 N G St Pensacola, FL	2.0	1.0	704	$850	$1.21	23d	1	1.32mi
615 N A St Pensacola, FL	3.0	2.0	1122	$1,900	$1.69	14d	1	1.32mi
3131 N 10th Ave Pensacola, FL	3.0	1.5	1085	$1,700	$1.57	23d	1	1.39mi
418 N C St Pensacola, FL	3.0	2.0	1017	$2,775	$2.73	14d	1	1.41mi
1106 Doctor Martin Luther King Junior Dr Unit A Pensacola, FL	2.0	1.0	762	$1,295	$1.70	14d	1	1.41mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	23d	1	1.42mi
410 N C St Unit 1367374P Pensacola, FL	3.0	2.0	1291	$3,313	$2.57	14d	1	1.42mi
1011 Doctor M.L.K. Jr Dr Unit B Pensacola, FL	2.0	1.0	877	$1,200	$1.37	23d	1	1.44mi
1804 W Belmont St Unit A Pensacola, FL	3.0	1.0	925	$995	$1.08	21d	1	1.45mi
3206 W Lee St Unit A Pensacola, FL	2.0	1.0	800	$1,550	$1.94	14d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $97,500 Active 10 DOM
2. 2026-06-17
   days on market $97,500 Active 9 DOM
3. 2026-06-16
   days on market $97,500 Active 8 DOM
4. 2026-06-15
   days on market $97,500 Active 7 DOM
5. 2026-06-03
   days on market $97,500 Active 6 DOM
6. 2026-06-02
   days on market $97,500 Active 5 DOM
7. 2026-06-01
   days on market $97,500 Active 4 DOM
8. 2026-05-31
   days on market $97,500 Active 3 DOM
9. 2026-05-31
   remarks 530-char remark
10. 2026-05-31
    days on market $97,500 Active 2 DOM
11. 2026-05-28
    listed $97,500 Active
12. 2025-11-26
    historical
13. 2025-11-20
    price $150,000
14. 2025-10-20
    listed $154,000 Active
15. 2025-10-07
    historical
16. 2025-09-26
    listed $139,900 Active
17. 2008-10-15
    historical
18. 2008-04-25
    listed $78,999

ⓘ 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: $1,247 · $104/mo
• Projected year-2 tax: $1,247 · $104/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 · 20 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: $21,827
• − Mortgage interest: −$5,462
• − Property taxes: −$1,247
• − Insurance: −$488
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$2,836
• Taxable income: $8,302
• Est. tax owed @ 24.0%: −$1,993
• After-tax cash flow: $7,381/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 — Goulding

• Score: 73/100
• State rank: #296
• US rank: #5022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goulding, FL
• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 11,036
• Household income: $44,139
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 816.0

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 0.62)
• Race & ethnicity: Black 45% White 42% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Subsaharan African 2% Italian 2% Slovak 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -210.53%
• Current HPI: 273.0151
• Rent YoY: ▲ 5.40%
• 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

+23.4% since first listed

8 events — show timeline

• 2026-05-28 Listed $97,500 PARMLS
• 2025-11-26 Listing Removed — PARMLS
• 2025-11-20 Price Changed $150,000 PARMLS
• 2025-10-20 Listed $154,000 PARMLS
• 2025-10-07 Listing Removed — PARMLS
• 2025-09-26 Listed $139,900 PARMLS
• 2008-10-15 Listing Removed — PARMLS
• 2008-04-25 Listed $78,999 PARMLS

Property tax history

+9.9%/yr

Latest (2025): $1,247 · -15.0% YoY. Source: county tax records.