7143 Clearwood Rd · Bellview, FL 32526

$287,500

3 bd · 3.0 ba · 1,579 sqft · SingleFamily public records · 1 Days on market

Built 2003 0.27 ac lot Est $325k · 12% under

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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 +12.7/30.0
• ARV discount +12.7/15.0
• DSCR +3.8/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MANY LARGE HOMESITES AVAILABLE IN A NEW PHASE** OF WOODSIDE ESTATES II

Key facts

• Spacious living area
• Updated kitchen
• Peaceful setting

Tags

• UPDATED KITCHEN
• SPACIOUS LIVING AREA
• LUSH LANDSCAPING
• PRIVATE PARK
• PEACEFUL SETTING

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; Two covered parking spaces; Front entrance access to garage
• Utilities: Public water; Septic tank sewer; Copper electrical wiring
• Home design: Single-family home (not attached); One story; Resale property; Homesteaded; Ridge vent for ventilation
• Construction: Frame construction; Shingle roof; Slab foundation; Built area approximately 1,579 square feet
• Exterior features: Covered patio/porch; Irrigation sprinkler system; Rain gutters; Full backyard fencing; Yard building (outbuilding); Paved, county-maintained road access

Interior

• Kitchen: Updated kitchen with laminate counters; New cabinets and new stainless steel appliances; Built-in microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Master bedroom on the first floor; Additional bedrooms on the first floor
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: Two full bathrooms; Shower recently updated (6–10 years ago)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans for cooling
• Interior features: Ceiling fans; Impact resistant windows
• Laundry & utility: Washer and dryer included; Laundry located inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $-32 ($-379/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (26.2% below list).
• Recommended offer: $212k (26.2% below list) — sets the bar for 1% rule.

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: Beulah Elementary School (math 53% / reading 57%, grade C, #872 of 2,144 statewide, top 42%, 946 students, 57% 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).
• Market conditions: Rents rising fast (+4.4%/yr); 421 active listings in the ZIP; 5 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).
• This rent runs 34% of the median local income ($75k/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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y 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 $22k; list at $288k implies a 1178% 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,138 (26.2% 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. 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. 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: 0.74% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $325,274
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7088 Woodside Dr	0.16mi	4/2.0 (+1)	1,783 (+13%)	21mo	$328,000	$184	45
7504 Beulah School Rd	0.75mi	3/2.0	1,642 (+4%)	24mo	$339,000	$206	35

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: -15.8%
• Equity multiple: 0.43×
• Total profit: $-45,665
• Equity at exit: $42,867

10-year hold

• IRR: -5.4%
• Equity multiple: 0.63×
• Total profit: $-29,939
• Equity at exit: $24,858

Cash invested: $80,500 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,121 high
• Mortgage (P&I): −$1,508
• Tax from tax record: −$80 /mo · $960/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-32

Break-even live

Break-even rent $2,161

Max offer price $281,920

Occupancy floor 96%

Sensitivity live

Price	-10% $131	-5% $50	+0% $-32	+5% $-113	+10% $-194
Rent	-10% $-199	-5% $-115	+0% $-32	+5% $52	+10% $136
Rate	-1.0pp $113	-0.5pp $42	base $-32	+0.5pp $-106	+1.0pp $-182

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: $71,875
• Closing costs: $8,625
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6550 Paso Fino Dr Pensacola, FL	3.0	2.0	1899	$2,050	$1.08	22d	1	0.91mi
6081 Secretariat Way Pensacola, FL	4.0	2.0	1783	$2,125	$1.19	25d	1	1.30mi
7748 Alydar Loop Pensacola, FL	4.0	2.0	1787	$1,950	$1.09	25d	1	1.33mi
7024 Tepin Ct Pensacola, FL	4.0	2.0	1433	$2,000	$1.40	25d	1	1.45mi
6161 Native Dancer Way Pensacola, FL	4.0	2.0	1787	$1,895	$1.06	25d	1	1.47mi

Listing history 5 events

1. 2026-05-15
   status Pending
2. 2026-05-14
   listed $287,500 Active
3. 2001-06-04
   soldstatus $22,500
4. 2001-05-31
   soldstatus $22,500 70-char remark

   Show marketing remark (70 chars)

   MANY LARGE HOMESITES AVAILABLE IN A NEW PHASE** OF WOODSIDE ESTATES II

5. 2001-04-25
   listed $22,500 70-char remark

   Show marketing remark (70 chars)

   MANY LARGE HOMESITES AVAILABLE IN A NEW PHASE** OF WOODSIDE ESTATES II

ⓘ 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: $960 · $80/mo
• Projected year-2 tax: $2,386 · $199/mo
• Expected delta: +$1,426/yr (+$119/mo · 148.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°F today · 18 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: $25,457
• − Mortgage interest: −$16,104
• − Property taxes: −$960
• − Insurance: −$1,438
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$8,364
• Taxable loss: −$5,482
• Est. tax savings @ 24.0%: +$1,316
• After-tax cash flow: $937/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

• 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

+1177.8% since first listed

5 events — show timeline

• 2026-05-15 Pending — PARMLS
• 2026-05-14 Listed $287,500 PARMLS
• 2001-06-04 Sold (Public Records) $22,500 Public Records
• 2001-05-31 Sold (MLS) $22,500 PARMLS
• 2001-04-25 Listed $22,500 PARMLS

Property tax history

-1.0%/yr

Latest (2025): $960 · +25.9% YoY. Source: county tax records.