1076 Candlewood Cir · Ferry Pass, FL 32514

$5,000

3 bd · 2.0 ba · 1,633 sqft · SingleFamily public records · 7 Days on market

Built 1968

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.4/30.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends June 19, 2026 at 12:00 PM EST. Explore this charming 3-bedroom, 2-bath residence set in a peaceful and well-located Pensacola community. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa.

Key facts

• 2 garage spots
• Listed 7 days

Property features AI

Exterior

• Parking: 2-car garage
• Home design: Residential property
• Exterior features: Lot approximately 0.28 acres; Zoned MDR (Medium Density Residential)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Single-story layout

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $300,472 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-656 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).

Location & tenants

• Location reads 65/100 on livability (#664 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D, 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 flat; 221 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% of the median local income ($67k/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 $2k of loan paydown is wiped out by about $9k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 90.1% of price.
• 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 $5,000

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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.60% ✗
• Cap rate: 3.67%
• Cash-on-cash: -9.35%
• DSCR: 0.58
• GRM: 13.9

CMA / ARV

• ARV (on-the-fly): $300,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
652 Mozingo Ln	0.49mi	3/2.0	1,626 (-0%)	6mo	$293,000	$180	72
1001 Stillbrook Rd	0.30mi	3/2.0	1,808 (+11%)	1mo	$339,000	$188	67
754 Mozingo Ln	0.51mi	3/2.0	1,660 (+2%)	7mo	$354,000	$213	67
1032 Peakview Dr	0.46mi	3/2.0	1,584 (-3%)	8mo	$280,500	$177	67
8715 Norstum Dr	0.57mi	3/2.0	1,566 (-4%)	5mo	$270,000	$172	62
9542 Hummingbird Blvd	0.64mi	4/2.0 (+1)	1,680 (+3%)	2mo	$339,000	$202	59
10045 Foxrun Rd	0.55mi	3/2.0	1,492 (-9%)	4mo	$275,000	$184	56
9011 Westside Dr	0.68mi	3/2.0	1,501 (-8%)	4mo	$285,000	$190	52
721 Candlestick Pl	0.70mi	3/2.0	1,500 (-8%)	4mo	$245,000	$163	50
1405 Aries Dr	0.71mi	3/2.0	1,488 (-9%)	7mo	$294,000	$198	47
8825 Airway Dr	0.74mi	4/2.0 (+1)	1,721 (+5%)	8mo	$290,000	$169	45
9640 Hummingbird Blvd	0.68mi	3/2.0	1,810 (+11%)	7mo	$316,900	$175	44

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 · 0.76% rent growth · sell at horizon

5-year hold

• IRR: -35.4%
• Equity multiple: -0.12×
• Total profit: $-94,386
• Equity at exit: $44,801

10-year hold

• IRR: -64.2%
• Equity multiple: -0.80×
• Total profit: $-151,406
• Equity at exit: $25,979

Cash invested: $84,132 (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 32514

• Home prices YoY: -31.2%
• Rents YoY: 0.8%
• Active inventory: 221
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$1,576
• Tax est. 1.5%: −$376 /mo · $4,507/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-656

Break-even live

Break-even rent $2,628

Max offer price $205,599

Occupancy floor —

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: $75,118
• Closing costs: $9,014
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
758 Mozingo Ln Pensacola, FL	3.0	2.0	1700	$1,850	$1.09	13d	1	0.54mi
1335 Foxborough Dr Unit 1329, 1331, 1333, 1335 Pensacola, FL	2.0	1.5	1098	$1,350	$1.23	23d	1	0.64mi
9091 Airway Dr Pensacola, FL	2.0	2.0	1524	$1,675	$1.10	13d	6	0.70mi
8742 Meadow Flower Ln Pensacola, FL	3.0	2.5	1553	$1,950	$1.26	13d	1	0.72mi
8706 Meadow Flower Ln Pensacola, FL	3.0	2.5	1537	$1,800	$1.17	23d	1	0.74mi
9976 Fairway Villas Ln Pensacola, FL	3.0	2.0	1660	$1,900	$1.14	21d	1	0.77mi
9095 Airway Dr Pensacola, FL	1.0–3.0	1.0–2.0	1542	$1,809	$1.17	13d	19	0.84mi
8651 Airway Dr Pensacola, FL	2.0	2.0	1170	$1,682	$1.44	21d	15	0.89mi
1232 Greystone Ln Pensacola, FL	3.0	2.0	1628	$2,100	$1.29	23d	1	0.90mi
8881 Bellawood Cir Pensacola, FL	3.0	2.0	1685	$2,100	$1.25	23d	1	0.96mi
9100 Baldridge Rd Pensacola, FL	1.0–3.0	1.0–2.0	1086	$1,966	$1.81	13d	13	1.12mi
1878 E Nine Mile Rd Pensacola, FL	1.0–3.0	1.0–2.0	887	$1,495	$1.68	23d	8	1.18mi
8440 Chisholm Rd Unit B Pensacola, FL	3.0	2.0	1112	$1,525	$1.37	23d	1	1.27mi
9004 Governors Place Ct Pensacola, FL	2.0	2.5	1250	$1,450	$1.16	13d	1	1.42mi
1600 Governors Dr Pensacola, FL	1.0–3.0	1.0–2.0	1010	$1,991	$1.97	13d	25	1.47mi
2025 Cambridge Cir Pensacola, FL	3.0	2.0	1374	$1,600	$1.16	23d	1	1.48mi
1613 Governors Dr Pensacola, FL	2.0	2.0	1275	$1,600	$1.25	23d	1	1.48mi
1500 E Johnson Ave #128 Pensacola, FL	2.0	2.0	1078	$1,275	$1.18	23d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $5,000 Active 7 DOM
2. 2026-06-17
   days on market $5,000 Active 6 DOM
3. 2026-06-16
   days on market $5,000 Active 5 DOM
4. 2026-06-15
   days on market $5,000 Active 4 DOM
5. 2026-06-14
   remarks 288-char remark
6. 2026-06-14
   listed $5,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥106°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: $21,582
• − Mortgage interest: −$16,831
• − Property taxes: −$4,507
• − Insurance: −$1,502
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$8,741
• Taxable loss: −$13,452
• Est. tax savings @ 24.0%: +$3,229
• After-tax cash flow: $-4,639/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 — Ferry Pass

• Score: 65/100
• State rank: #664
• US rank: #13543

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: Ferry Pass, FL
• County: Escambia County · 301,722 people
• City population: 43,072
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 42,447
• Household income: $66,644
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1962.0

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 0.55)
• Race & ethnicity: White 63% Black 22% Two or more races 9% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 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: ▼ -120.99%
• Current HPI: 266.7408
• Rent YoY: ▲ 0.76%
• 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

-86.5% since first listed

4 events — show timeline

• 2026-06-11 Listed $5,000 NFMLS
• 1975-01-01 Sold (Public Records) $40,500 Public Records
• 1973-01-01 Sold (Public Records) $33,000 Public Records
• 1969-01-01 Sold (Public Records) $37,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,057 · +19.2% YoY. Source: county tax records.