5518 Barefoot Blvd · Bellview, FL 32526

$99,900

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 39 Days on market

Built 2000 9,583 sqft lot $64/sqft · 7% above area Est $93k · 7% over

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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 +4.2/15.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Even though it needs some TLC this home is in a great location and a great starter home or a great investment property.

Key facts

• Covered front porch
• New roof
• Conveniently located

Tags

• COVERED FRONT PORCH
• NEW ROOF
• WATER HEATER REPLACED
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: 2 total parking spaces; 2-car covered carport
• Utilities: Public water; Public sewer; Electric service with circuit breakers and copper wiring; Paved, county-maintained road access
• Home design: Mobile/Manufactured home; One story; Resale property; Off-grade foundation
• Construction: Frame construction; Shingle roof; Insulation and insulated floors
• Exterior features: Covered deck; Rain gutters; Privacy fencing in the backyard; Corner lot; Yard building

Interior

• Kitchen: Kitchen island; Laminate counters; Dishwasher; Eat-in kitchen with breakfast bar / kitchen-dining combo
• Bedrooms: Master bedroom on the first floor (approx. 11' x 15'); Bedroom on the first floor (approx. 11' x 11'); Second bedroom on the first floor (approx. 8' x 11')
• Flooring: Vinyl flooring; Carpet
• Bathrooms: Two full bathrooms (all on the first floor)
• Heating & cooling: Central heating; Fireplace(s); Central air; Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s); Insulated doors
• Laundry & utility: Inside laundry with washer/dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $940 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 5.2% in Bellview — 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 67/100 on livability (#561 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Bellview Elementary School (math 28% / reading 34%, grade F, #1,854 of 2,144 statewide, top 87%, 545 students, 75% FRL); Bellview Middle School (math 17% / reading 23%, grade F, #558 of 571 statewide, top 98%, 992 students, 76% FRL); Pine Forest High School (math 20% / reading 32%, grade F, #494 of 667 statewide, top 75%, 1,870 students, 62% FRL).
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-17 pts) — the specific schools serving this property underperform the Escambia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.4%/yr); 421 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $691 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 + 4.4% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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.
• Current owner paid $77k; 30% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.97% ✓
• Cap rate: 17.59%
• Cash-on-cash: 40.34%
• DSCR: 2.79
• GRM: 4.2

CMA / ARV

• ARV (median comp): $93,000
• List price: $99,900
• Delta: 7.42%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6290 Footprint Dr	0.08mi	3/2.0	1,404 (-10%)	3mo	$90,000	$64	77
6264 Footprint Dr	0.14mi	3/2.0	1,586 (+2%)	18mo	$160,000	$101	76
6253 Footprint Dr Unit N/A	0.09mi	3/2.0	1,352 (-13%)	1mo	$96,000	$71	73
6368 Footprint Dr	0.09mi	3/2.0	1,404 (-10%)	8mo	$80,000	$57	73
6392 Footprint Dr	0.14mi	4/2.0 (+1)	1,431 (-8%)	22mo	$122,000	$85	56

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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: 38.3%
• Equity multiple: 2.66×
• Total profit: $46,542
• Equity at exit: $14,895

10-year hold

• IRR: 45.4%
• Equity multiple: 5.63×
• Total profit: $129,641
• Equity at exit: $8,638

Cash invested: $27,972 (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 32526

• Home prices YoY: -28.3%
• Rents YoY: 4.4%
• Active inventory: 421
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,970 high
• Mortgage (P&I): −$524
• Tax from tax record: −$51 /mo · $606/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $940

Break-even live

Break-even rent $780

Max offer price $99,900

Occupancy floor 47%

Sensitivity live

Price	-10% $997	-5% $969	+0% $940	+5% $912	+10% $884
Rent	-10% $785	-5% $863	+0% $940	+5% $1,018	+10% $1,096
Rate	-1.0pp $991	-0.5pp $966	base $940	+0.5pp $914	+1.0pp $888

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5519 Lexlee Blvd Pensacola, FL	3.0	2.5	1543	$1,850	$1.20	25d	1	0.17mi
5172 Zachary Blvd Pensacola, FL	3.0	2.0	1803	$1,900	$1.05	25d	1	0.44mi
5217 Saufley Field Rd Pensacola, FL	4.0	2.5	1817	$1,895	$1.04	25d	1	0.54mi
5184 Regalo Dr Pensacola, FL	3.0	2.0	1504	$1,900	$1.26	25d	1	0.55mi
3001 Flintlock Dr Pensacola, FL	3.0	2.0	1750	$1,895	$1.08	15d	1	0.71mi
5079 Cocoa Dr Pensacola, FL	3.0	2.0	2129	$2,075	$0.97	15d	1	0.77mi
5404 N Blue Angel Pkwy Pensacola, FL	3.0	1.0	1120	$1,275	$1.14	25d	1	0.87mi
4856 Genevive Ct Pensacola, FL	3.0	2.0	1900	$1,850	$0.97	15d	1	1.03mi
3115 Flintlock Dr Pensacola, FL	3.0	2.0	1200	$1,700	$1.42	25d	1	1.12mi
5604 Scotland Ter Pensacola, FL	3.0	2.0	1231	$1,600	$1.30	15d	1	1.17mi
6081 Royal Port Ct Pensacola, FL	3.0	2.5	1428	$1,850	$1.30	25d	1	1.20mi
6077 Royal Port Ct Pensacola, FL	3.0	2.5	1542	$1,775	$1.15	25d	1	1.20mi
6225 Mobile Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1036	$2,595	$2.50	15d	15	1.25mi
5049 Quarter Deck St Pensacola, FL	4.0	2.0	1820	$2,300	$1.26	15d	1	1.26mi
5031 Firstmate Way Pensacola, FL	3.0	2.0	1425	$2,100	$1.47	25d	1	1.31mi
6617 Boatswain Rd Pensacola, FL	4.0	2.5	2052	$2,295	$1.12	15d	1	1.33mi
6379 Mers Ln Pensacola, FL	3.0	2.5	1811	$1,900	$1.05	22d	1	1.38mi
7111 N Blue Angel Pkwy Pensacola, FL	1.0–2.0	1.0–2.0	989	$1,555	$1.57	15d	1	1.49mi

Listing history 26 events

1. 2026-06-21
   days on market $99,900 Active 39 DOM
2. 2026-06-18
   days on market $99,900 Active 36 DOM
3. 2026-06-17
   days on market $99,900 Active 35 DOM
4. 2026-06-16
   days on market $99,900 Active 34 DOM
5. 2026-06-15
   days on market $99,900 Active 33 DOM
6. 2026-06-14
   days on market $99,900 Active 31 DOM
7. 2026-06-10
   days on market $99,900 Active 28 DOM
8. 2026-06-09
   days on market $99,900 Active 27 DOM
9. 2026-06-08
   days on market $99,900 Active 26 DOM
10. 2026-06-07
    days on market $99,900 Active 25 DOM
11. 2026-06-03
    days on market $99,900 Active 21 DOM
12. 2026-06-02
    days on market $99,900 Active 20 DOM
13. 2026-06-01
    days on market $99,900 Active 19 DOM
14. 2026-05-31
    days on market $99,900 Active 18 DOM
15. 2026-05-31
    days on market $99,900 Active 17 DOM
16. 2026-05-13
    listed $99,900 Active 665-char remark
17. 2012-09-07
    soldstatus $27,000 119-char remark

    Show marketing remark (119 chars)

    Even though it needs some TLC this home is in a great location and a great starter home or a great investment property.

18. 2012-08-20
    listed $32,000 119-char remark

    Show marketing remark (119 chars)

    Even though it needs some TLC this home is in a great location and a great starter home or a great investment property.

19. 2006-09-27
    historical
20. 2006-06-27
    listed $90,000
21. 2004-11-05
    soldstatus $49,000
22. 2004-04-19
    listed $52,500
23. 2002-08-03
    historical
24. 2001-09-05
    historical
25. 2000-09-04
    listed $19,500
26. 2000-03-15
    listed $86,400

ⓘ 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: $606 · $51/mo
• Projected year-2 tax: $829 · $69/mo
• Expected delta: +$223/yr (+$19/mo · 36.8%)

ⓘ 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 2/10 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: $23,641
• − Mortgage interest: −$5,596
• − Property taxes: −$606
• − Insurance: −$500
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$2,906
• Taxable income: $10,251
• Est. tax owed @ 24.0%: −$2,460
• After-tax cash flow: $8,824/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 — Bellview

• Score: 67/100
• State rank: #561
• US rank: #10731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellview, FL
• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 44,680
• Household income: $75,098
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 1166.0

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 (66%)
• Race & ethnicity: White 66% Black 19% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Tagalog/Filipino 1% 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: ▼ -99.68%
• Current HPI: 252.6406
• Rent YoY: ▲ 4.42%
• 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

+15.6% since first listed

12 events — show timeline

• 2026-05-13 Listed $99,900 PARMLS
• 2026-05-12 Sold (Public Records) $77,000 Public Records
• 2012-09-07 Sold (MLS) $27,000 PARMLS
• 2012-08-20 Listed $32,000 PARMLS
• 2006-09-27 Listing Removed — PARMLS
• 2006-06-27 Listed $90,000 PARMLS
• 2004-11-05 Sold (MLS) $49,000 PARMLS
• 2004-04-19 Listed $52,500 PARMLS
• 2002-08-03 Listing Removed — PARMLS
• 2001-09-05 Listing Removed — PARMLS
• 2000-09-04 Listed $19,500 PARMLS
• 2000-03-15 Listed $86,400 PARMLS

Property tax history

-1.6%/yr

Latest (2025): $606 · +25.8% YoY. Source: county tax records.