2208 Oakwood Ave · West Pensacola, FL 32505

$150,000

4 bd · 2.0 ba · 1,274 sqft · SingleFamily public records · 414 Days on market

Built 2010 0.28 ac lot $118/sqft · 15% above area Est $130k · 15% 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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +6.5/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your vision and toolbox to this diamond in the rough! This 4 bedroom, 2 bathroom home offers a blank canvas for a full renovation. Whether you're an experienced investor, flipper, or homeowner looking to customize every detail, this property presents an incredible opportunity to build equity from the ground up. The layout offers great bones and plenty of space to reimagine the interior. The lot features mature trees and spacious backyard making it ideal for outdoor entertaining once updated. Home is being sold as-is and will require significant repairs, including a new roof and HVAC. With the right vision and improvements, this property could become a standout home. Don’t miss your chance to transform this fixer-upper into something truly special!

Key facts

• Spacious backyard
• Mature trees
• 0.28 acre lot

Tags

• SPACIOUS BACKYARD
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $452 ($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: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 7.7% in West Pensacola — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 fast (+4.9%/yr); 198 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,724/mo this rent would consume 46% of the median local household income ($45k/yr) (locally 1458% 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 $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 + 4.9% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 414 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $150k implies a 1567% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 414 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.91%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

• ARV (median comp): $130,367
• List price: $150,000
• Delta: 15.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Aquamarine Ave	0.15mi	3/1.0 (-1)	1,243 (-2%)	1mo	$82,500	$66	79
923 S Madison Dr	0.43mi	4/2.0	1,368 (+7%)	2mo	$180,000	$132	66
6 Georgia Dr	0.59mi	4/2.0	1,206 (-5%)	3mo	$157,000	$130	61
10 Tennessee Dr	0.62mi	3/2.0 (-1)	1,318 (+4%)	1mo	$260,000	$197	60
3403 W Hernandez	0.50mi	3/1.0 (-1)	1,280 (+0%)	9mo	$147,000	$115	59
832 S Madison Dr	0.63mi	4/1.0	1,290 (+1%)	9mo	$131,000	$102	57
3258 Peagler Plaza Rd	0.67mi	3/2.0 (-1)	1,310 (+3%)	5mo	$164,000	$125	55
203 Opal Ave	0.26mi	3/1.0 (-1)	1,412 (+11%)	9mo	$80,000	$57	53
1719 Larry Ave	0.62mi	3/1.5 (-1)	1,215 (-5%)	11mo	$190,000	$156	47
3807 W Moreno St	0.55mi	4/2.0	1,452 (+14%)	8mo	$210,000	$145	45
3907 W Blount St	0.60mi	3/1.0 (-1)	1,160 (-9%)	7mo	$150,000	$129	42
1026 Northview Dr	0.72mi	3/1.5 (-1)	1,422 (+12%)	10mo	$203,000	$143	32

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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.19×
• Total profit: $7,813
• Equity at exit: $22,365

10-year hold

• IRR: 15.7%
• Equity multiple: 2.38×
• Total profit: $58,132
• 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 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 198
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$787
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $452

Break-even live

Break-even rent $1,152

Max offer price $150,000

Occupancy floor 69%

Sensitivity live

Price	-10% $537	-5% $494	+0% $452	+5% $409	+10% $367
Rent	-10% $316	-5% $384	+0% $452	+5% $520	+10% $588
Rate	-1.0pp $527	-0.5pp $490	base $452	+0.5pp $413	+1.0pp $373

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3418 Luke St Pensacola, FL	4.0	2.0	1620	$1,800	$1.11	24d	1	0.49mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	24d	1	0.50mi
852 Garnet St Pensacola, FL	3.0	1.5	1150	$1,150	$1.00	14d	1	0.91mi
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	24d	1	1.04mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	22d	1	1.07mi
2802 W Gonzalez St Pensacola, FL	3.0	2.0	1824	$1,600	$0.88	24d	1	1.11mi
2108 W Bobe St Pensacola, FL	4.0	2.0	1752	$2,100	$1.20	24d	1	1.24mi
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	24d	1	1.25mi
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	24d	1	1.27mi
3296 Two Sisters Way Pensacola, FL	4.0	2.5	1856	$1,795	$0.97	24d	1	1.37mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	24d	1	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $150,000 Active 414 DOM
2. 2026-06-17
   days on market $150,000 Active 413 DOM
3. 2026-06-16
   days on market $150,000 Active 412 DOM
4. 2026-06-15
   days on market $150,000 Active 411 DOM
5. 2026-06-14
   days on market $150,000 Active 409 DOM
6. 2026-06-10
   days on market $150,000 Active 406 DOM
7. 2026-06-09
   days on market $150,000 Active 405 DOM
8. 2026-06-08
   days on market $150,000 Active 404 DOM
9. 2026-06-07
   pricedays on market $150,000 Active 403 DOM
10. 2026-06-03
    days on market $155,000 Active 399 DOM
11. 2026-06-02
    days on market $155,000 Active 398 DOM
12. 2026-06-01
    days on market $155,000 Active 397 DOM
13. 2026-05-31
    days on market $155,000 Active 396 DOM
14. 2026-05-15
    price $160,000 771-char remark

    Show marketing remark (771 chars)

    Bring your vision and toolbox to this diamond in the rough! This 4 bedroom, 2 bathroom home offers a blank canvas for a full renovation. Whether you're an experienced investor, flipper, or homeowner looking to customize every detail, this property presents an incredible opportunity to build equity from the ground up. The layout offers great bones and plenty of space to reimagine the interior. The lot features mature trees and spacious backyard making it ideal for outdoor entertaining once updated. Home is being sold as-is and will require significant repairs, including a new roof and HVAC. With the right vision and improvements, this property could become a standout home. Don’t miss your chance to transform this fixer-upper into something truly special!

15. 2025-04-30
    listed $165,000 Active 771-char remark

    Show marketing remark (771 chars)

    Bring your vision and toolbox to this diamond in the rough! This 4 bedroom, 2 bathroom home offers a blank canvas for a full renovation. Whether you're an experienced investor, flipper, or homeowner looking to customize every detail, this property presents an incredible opportunity to build equity from the ground up. The layout offers great bones and plenty of space to reimagine the interior. The lot features mature trees and spacious backyard making it ideal for outdoor entertaining once updated. Home is being sold as-is and will require significant repairs, including a new roof and HVAC. With the right vision and improvements, this property could become a standout home. Don’t miss your chance to transform this fixer-upper into something truly special!

16. 1996-09-25
    soldstatus $9,000

ⓘ 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: $731 · $61/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$514/yr (+$43/mo · 70.3%)

ⓘ 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 · 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: $20,686
• − Mortgage interest: −$8,402
• − Property taxes: −$731
• − Insurance: −$750
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$4,364
• Taxable income: $3,130
• Est. tax owed @ 24.0%: −$751
• After-tax cash flow: $4,671/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): 27,877
• Household income: $44,783
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1458.0

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 0.66)
• Race & ethnicity: Black 48% White 32% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% Vietnamese 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: ▼ -74.10%
• Current HPI: 205.45
• Rent YoY: ▲ 4.92%
• 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

+1677.8% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $160,000 PARMLS
• 2025-04-30 Listed $165,000 PARMLS
• 1996-09-25 Sold (Public Records) $9,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $731 · +25.8% YoY. Source: county tax records.