530 Springdale Cir · Pensacola, FL 32503

$219,000

3 bd · 2.0 ba · 1,464 sqft · SingleFamily public records · 2 Days on market

Built 1957 0.50 ac lot Est $220k · at est.

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Why this score? — see what drove the D 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 +12.6/30.0
• ARV discount +7.6/15.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into this prime Pensacola opportunity! This modern block home sits on an oversized 1/2-acre lot within the city limits — a hard-to-find combination of space and convenience. Enjoy the brand-new deck overlooking the large fenced backyard, perfect for entertaining, pets, or relaxing evenings outdoors. Inside, you’ll find a beautifully updated interior featuring new kitchen cabinets, matching appliances, updated bathrooms, LED lighting, fresh paint, and stylish new flooring throughout. Major system updates include a new HVAC installed in 2026 and a metal roof giving added peace of mind for years to come. Move-in ready with modern finishes and plenty of outdoor space — th

Key facts

• Matching appliances
• Updated interior
• New kitchen cabinets

Tags

• OVERSIZED LOT
• NEW DECK
• FENCED BACKYARD
• UPDATED INTERIOR
• NEW KITCHEN CABINETS
• MATCHING APPLIANCES

Property features AI

Finance

• Other: Property is not new construction
• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Security: Smoke detector(s)
• Utilities: Public sewer; Public water; Copper wiring; Cable available; Publicly maintained road
• Home design: One-story block construction; Off-grade foundation; Metal roof; Detached (not attached to another property); Resale property; Lot dimensions approximately 100 x 112 x 100 x 109 x 177
• Construction: Block construction; Metal roof; Off-grade foundation; Built as a single-level home
• Exterior features: Back yard fencing; Deck; Paved road access; Central access lot feature; Public water

Interior

• Kitchen: Updated kitchen (within 1 year) with new appliances and LED lighting; Built-in microwave; Dishwasher; Refrigerator; ENERGY STAR qualified dishwasher; ENERGY STAR qualified refrigerator; ENERGY STAR qualified appliances; Electric water heater
• Bedrooms: Master bedroom on first floor, approximately 12 x 15; Additional bedroom on first floor, approximately 13 x 11
• Bathrooms: Two full bathrooms; Updated baths with new fixtures and lighting (updated within 1 year)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Baseboards; Ceiling fan(s); Bonus room; Some blinds
• Laundry & utility: Indoor laundry with washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-26 ($-313/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (19.3% below list).
• Recommended offer: $177k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); 240 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $219k implies a 630% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $176,745 (19.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1957 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $219,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4907 Springhill Dr	0.17mi	4/2.0 (+1)	1,450 (-1%)	2mo	$234,900	$162	84
778 Ash Dr	0.33mi	3/2.0	1,450 (-1%)	5mo	$208,000	$143	78
812 Ash Dr	0.37mi	3/2.0	1,480 (+1%)	8mo	$167,000	$113	74
4929 Springhill Dr	0.15mi	2/2.0 (-1)	1,352 (-8%)	6mo	$105,000	$78	70
607 Chadwick St	0.35mi	4/2.0 (+1)	1,336 (-9%)	8mo	$215,000	$161	57
241 Datura St	0.59mi	3/2.0	1,568 (+7%)	6mo	$285,000	$182	56
725 Gentian Dr	0.46mi	3/2.0	1,639 (+12%)	4mo	$100,000	$61	55
381 Euclid St	0.51mi	3/2.0	1,592 (+9%)	9mo	$265,000	$166	54
704 Woodland Dr	0.65mi	3/2.0	1,357 (-7%)	5mo	$160,000	$118	53
773 Alpine Dr	0.68mi	3/1.0	1,400 (-4%)	7mo	$210,500	$150	51
715 Woodland Dr	0.65mi	4/2.0 (+1)	1,622 (+11%)	6mo	$205,000	$126	42
175 Mango St	0.70mi	3/1.0	1,300 (-11%)	6mo	$224,500	$173	40

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-36,481
• Equity at exit: $32,654

10-year hold

• IRR: -8.0%
• Equity multiple: 0.49×
• Total profit: $-31,144
• Equity at exit: $18,935

Cash invested: $61,320 (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: 240
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,767 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$183 /mo · $2,192/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-26

Break-even live

Break-even rent $1,800

Max offer price $214,395

Occupancy floor 96%

Sensitivity live

Price	-10% $98	-5% $36	+0% $-26	+5% $-88	+10% $-150
Rent	-10% $-166	-5% $-96	+0% $-26	+5% $44	+10% $114
Rate	-1.0pp $84	-0.5pp $30	base $-26	+0.5pp $-83	+1.0pp $-141

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
538 Royce St Unit 1A Pensacola, FL	2.0	1.0	1000	$1,425	$1.43	24d	1	0.37mi
4400 N 9th Ave Pensacola, FL	3.0	1.5	1713	$2,000	$1.17	24d	1	0.39mi
531 Ditmar St Unit B Pensacola, FL	2.0	1.0	1094	$1,450	$1.33	24d	1	0.49mi
700 College Blvd Pensacola, FL	1.0–2.0	1.0–2.0	850	$1,381	$1.62	14d	9	1.15mi
711 Underwood Ave Pensacola, FL	3.0	1.0–2.5	950	$1,718	$1.81	14d	25	1.17mi
6115 N Davis Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1112	$1,825	$1.64	14d	10	1.44mi

Listing history 3 events

1. 2026-06-15
   statusdays on market $219,000 Pending 2 DOM
2. 2026-06-14
   remarks 681-char remark
3. 2026-06-14
   listed $219,000 Active 1 DOM

ⓘ 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: $2,192 · $183/mo
• Projected year-2 tax: $2,192 · $183/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,209
• − Mortgage interest: −$12,267
• − Property taxes: −$2,192
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$6,371
• Taxable loss: −$4,109
• Est. tax savings @ 24.0%: +$986
• After-tax cash flow: $673/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

+508.3% since first listed

5 events — show timeline

• 2026-06-12 Listed $219,000 PARMLS
• 1991-04-01 Sold (Public Records) $30,000 Public Records
• 1990-03-01 Sold (Public Records) $36,500 Public Records
• 1983-11-01 Sold (Public Records) $38,300 Public Records
• 1981-05-01 Sold (Public Records) $36,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,192 · +9.3% YoY. Source: county tax records.