7206 W Jackson St · Myrtle Grove, FL 32506

$123,500

4 bd · 1.0 ba · 1,834 sqft · SingleFamily public records · 45 Days on market

Built 1946 0.28 ac lot $67/sqft · 48% below area Est $239k · 48% under ↓ 10% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special in West Pensacola! Located on W. Jackson Street, this single-family home offers outstanding potential for investors, first-time buyers, or anyone seeking value in a rapidly developing area. Conveniently positioned near downtown Pensacola, NAS Pensacola, shopping, dining, and major roadways, the property is ideally situated for strong rental demand and long-term appreciation potential. This home features a functional layout with flexible living space, a spacious yard, and opportunities for renovation, expansion, or income-producing use. Whether you’re looking for a buy-and-hold rental, fix-and-flip project, Airbnb potential, or an affordable primary residence with upsi

Key facts

• Spacious yard
• Income producing use
• 0.28 acre lot

Tags

• SPACIOUS YARD
• OPPORTUNITIES FOR RENOVATION
• INCOME PRODUCING USE
• AFFORDABLE PRIMARY RESIDENCE

Property features AI

Finance

• Other: Lot approximately 0.28 acres
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; 2 total covered parking spaces
• Utilities: Public water; Septic tank sewer; Copper wiring
• Home design: Single-story home; Resale property; Not attached to another property
• Construction: Frame construction; Composition roof; Slab foundation; Built on one level
• Exterior features: Paved, county-maintained public road access; No horses allowed

Interior

• Kitchen: Electric water heater
• Bedrooms: Master bedroom on first floor (approx. 12' x 11'); Additional bedroom on first floor (approx. 10' x 11')
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Living/dining combo; Tile flooring

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $837 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $120k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 5.1% in Myrtle Grove — 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 64/100 on livability (#701 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: amenities F, commute F, employment D-.
• 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: Myrtle Grove Elementary School (math 25% / reading 33%, grade F, #1,932 of 2,144 statewide, top 91%, 446 students, 80% FRL); Warrington Middle School (math 19% / reading 24%, grade F, #553 of 571 statewide, top 97%, 573 students, 87% FRL); Escambia High School (math 19% / reading 29%, grade F, #529 of 667 statewide, top 80%, 1,655 students, 62% FRL) — zoned schools average 76% FRL vs 58% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 42% district-wide (-18 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 (+3.9%/yr); 267 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).
• This rent runs 38% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $854 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 + 3.9% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($120k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $119,795 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.62% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.06%
• DSCR: 2.29
• GRM: 5.1

CMA / ARV

• ARV (median comp): $239,403
• List price: $123,500
• Delta: -48.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7104 W Jackson St	0.05mi	3/2.0 (-1)	1,648 (-10%)	1mo	$233,000	$141	71
305 S 73rd Ave	0.61mi	4/2.0	1,834 (0%)	4mo	$269,000	$147	64
6811 W Jackson St	0.23mi	3/2.0 (-1)	1,948 (+6%)	9mo	$90,000	$46	62
7007 Penton St	0.44mi	3/2.5 (-1)	1,871 (+2%)	4mo	$285,000	$152	62
67 N 69th Ave	0.34mi	4/2.0	1,622 (-12%)	2mo	$264,000	$163	58
7871 Hestia Pl	0.69mi	4/2.0	1,815 (-1%)	5mo	$265,000	$146	58
5 S 73rd Ave	0.45mi	3/2.0 (-1)	1,705 (-7%)	8mo	$124,500	$73	52
540 N 68th St	0.36mi	3/2.0 (-1)	1,580 (-14%)	2mo	$180,000	$114	50
316 Shetland Ct	0.66mi	3/2.0 (-1)	1,723 (-6%)	5mo	$279,000	$162	46
330 S 73rd Ave	0.74mi	3/2.0 (-1)	1,706 (-7%)	8mo	$196,000	$115	39
202 Campbellton Ln	0.64mi	3/2.0 (-1)	1,601 (-13%)	9mo	$260,000	$162	32
7077 Weatherwood Dr	0.73mi	3/2.0 (-1)	1,621 (-12%)	8mo	$225,000	$139	31

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: 24.3%
• Equity multiple: 2.01×
• Total profit: $35,012
• Equity at exit: $18,414

10-year hold

• IRR: 32.6%
• Equity multiple: 4.07×
• Total profit: $106,218
• Equity at exit: $10,678

Cash invested: $34,580 (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: 267
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$648
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $837

Break-even live

Break-even rent $940

Max offer price $123,500

Occupancy floor 53%

Sensitivity live

Price	-10% $907	-5% $872	+0% $837	+5% $802	+10% $768
Rent	-10% $679	-5% $758	+0% $837	+5% $916	+10% $995
Rate	-1.0pp $900	-0.5pp $869	base $837	+0.5pp $805	+1.0pp $773

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: $30,875
• Closing costs: $3,705
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 S 69th Ave Pensacola, FL	4.0	3.0	2039	$1,925	$0.94	25d	1	0.64mi
6700 Lake Charlene Dr Pensacola, FL	4.0	2.5	1823	$2,100	$1.15	25d	1	0.70mi
542 S 72nd Ave Unit C Pensacola, FL	3.0	2.0	1300	$1,400	$1.08	25d	1	1.04mi
7071 Lake Joanne Dr Unit 2C Pensacola, FL	3.0	2.0	1300	$1,400	$1.08	15d	1	1.09mi
7071 Lake Joanne Dr Unit 2A Pensacola, FL	3.0	2.0	1300	$1,400	$1.08	25d	1	1.09mi
5705 Admiral Doyle Rd Pensacola, FL	4.0	3.0	1988	$2,200	$1.11	25d	1	1.14mi
8770 Kennedy Dr Pensacola, FL	4.0	3.0	2134	$2,400	$1.12	25d	1	1.36mi

Listing history 17 events

1. 2026-06-21
   days on market $123,500 Active 45 DOM
2. 2026-06-18
   days on market $123,500 Active 42 DOM
3. 2026-06-17
   days on market $123,500 Active 41 DOM
4. 2026-06-16
   days on market $123,500 Active 40 DOM
5. 2026-06-15
   days on market $123,500 Active 39 DOM
6. 2026-06-14
   days on market $123,500 Active 37 DOM
7. 2026-06-10
   days on market $123,500 Active 34 DOM
8. 2026-06-09
   days on market $123,500 Active 33 DOM
9. 2026-06-08
   days on market $123,500 Active 32 DOM
10. 2026-06-07
    days on market $123,500 Active 31 DOM
11. 2026-06-03
    days on market $123,500 Active 27 DOM
12. 2026-06-02
    days on market $123,500 Active 26 DOM
13. 2026-06-01
    days on market $123,500 Active 25 DOM
14. 2026-05-31
    days on market $123,500 Active 24 DOM
15. 2026-05-31
    days on market $123,500 Active 23 DOM
16. 2026-05-16
    price $123,500 1182-char remark
17. 2026-05-07
    listed $137,500 Active 1182-char remark

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$499/yr (+$42/mo · 94.9%)

ⓘ 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 4/10 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: $24,006
• − Mortgage interest: −$6,918
• − Property taxes: −$526
• − Insurance: −$618
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$3,593
• Taxable income: $8,511
• Est. tax owed @ 24.0%: −$2,043
• After-tax cash flow: $8,007/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 — Myrtle Grove

• Score: 64/100
• State rank: #701
• US rank: #14805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Myrtle Grove, FL
• County: Escambia County · 301,722 people
• City population: 1,170
• 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

-10.2% since first listed

2 events — show timeline

• 2026-05-16 Price Changed $123,500 PARMLS
• 2026-05-07 Listed $137,500 PARMLS

Property tax history

+13.1%/yr

Latest (2025): $526 · +36.6% YoY. Source: county tax records.