4910 Birch Ave · West Pensacola, FL 32506

$185,000

3 bd · 1.0 ba · 1,311 sqft · SingleFamily public records · 5 Days on market

Built 1955 9,496 sqft lot Est $186k · 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 +14.5/30.0
• ARV discount +7.8/15.0
• DSCR +4.4/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, renovated 3 bedroom/1 bathroom home with a detached shed in the large backyard. New interior and exterior paint, all new fixtures, doors, kitchen and bathroom. The remodeled kitchen has all new cabinets, new granite countertops with an island, brand new stainless-steel appliances, new sink and new backsplash. The bathroom has a new vanity, toilet, and retiled combo tub/shower. Gas furnace and everything else is electric. NEW 2023 ROOF, NEW water heater, NEW 2023 HVAC! Better schedule that showing now! Furniture not included.

Key facts

• Spacious backyard
• Stylish backsplash
• Granite countertops

Tags

• SPACIOUS BACKYARD
• DETACHED SHED
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• STYLISH BACKSPLASH
• UPDATED VANITY

Property features AI

Finance

• Other: No road maintenance responsibility
• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Utilities: Circuit breaker electrical service; Public sewer
• Home design: Single-story block construction; Resale property; Not attached to another property; No listed green energy features; One level
• Construction: Block construction; Slab foundation; Built with a shingle roof
• Exterior features: Back yard fencing; Shingle roof; Central access to lot

Interior

• Kitchen: Electric water heater
• Bedrooms: Two bedrooms on the first level (approx. 12' x 12' and 12' x 10')
• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vinyl flooring; Kitchen and dining combined

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $40 ($483/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (13.5% below list).
• Recommended offer: $160k (13.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#629 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D, schools F, 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 rising (+3.9%/yr); 267 active listings in the ZIP; 9 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 31% 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 $1k of loan paydown is wiped out by about $6k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $160,052 (13.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $186,162
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
522 S Edgewood Cir	0.29mi	3/1.0	1,355 (+3%)	1mo	$208,500	$154	80
5236 W Jackson St	0.22mi	3/1.5	1,358 (+4%)	3mo	$122,000	$90	80
132 Elm St	0.39mi	2/1.0 (-1)	1,336 (+2%)	3mo	$170,000	$127	71
15 Janet St	0.41mi	4/1.5 (+1)	1,252 (-4%)	5mo	$86,000	$69	62
4606 Yorkshire Ave	0.33mi	3/2.0	1,484 (+13%)	3mo	$245,000	$165	56
5535 Mayfair Cir	0.62mi	3/1.0	1,421 (+8%)	1mo	$165,000	$116	56
4953 Martha Ave	0.33mi	3/2.0	1,120 (-15%)	4mo	$220,000	$196	53
4915 Tulip Dr	0.73mi	3/2.0	1,229 (-6%)	1mo	$186,500	$152	51
100 Teakwood Cir	0.55mi	3/2.0	1,150 (-12%)	1mo	$155,000	$135	49
105 Citrus St	0.72mi	3/2.0	1,200 (-8%)	5mo	$170,000	$142	44
249 Willow St	0.45mi	2/2.0 (-1)	1,137 (-13%)	5mo	$184,000	$162	44
1416 N 48th Ave	0.74mi	3/2.0	1,123 (-14%)	1mo	$159,000	$142	36

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-26,043
• Equity at exit: $27,584

10-year hold

• IRR: -3.8%
• Equity multiple: 0.74×
• Total profit: $-13,650
• Equity at exit: $15,995

Cash invested: $51,800 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$970
• Tax from tax record: −$177 /mo · $2,123/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $40

Break-even live

Break-even rent $1,550

Max offer price $185,000

Occupancy floor 92%

Sensitivity live

Price	-10% $145	-5% $93	+0% $40	+5% $-12	+10% $-64
Rent	-10% $-86	-5% $-23	+0% $40	+5% $103	+10% $167
Rate	-1.0pp $133	-0.5pp $87	base $40	+0.5pp $-8	+1.0pp $-56

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5501 Mayfair Dr Pensacola, FL	3.0	1.0	912	$1,295	$1.42	24d	1	0.46mi
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	24d	1	0.47mi
316 Teakwood Cir Pensacola, FL	2.0	1.5	1024	$1,350	$1.32	15d	1	0.55mi
4600 Twin Oaks Dr Pensacola, FL	1.0–2.0	1.0	838	$1,499	$1.79	15d	29	0.59mi
190 N Old Corry Field Rd Pensacola, FL	1.0–2.0	1.0–2.0	915	$1,174	$1.28	15d	3	0.84mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	22d	1	0.94mi
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	24d	1	1.34mi
852 Garnet St Pensacola, FL	3.0	1.5	1150	$1,150	$1.00	15d	1	1.40mi
6700 Lake Charlene Dr Pensacola, FL	4.0	2.5	1823	$2,100	$1.15	24d	1	1.40mi

Listing history 4 events

1. 2026-06-21
   days on market $185,000 Active 5 DOM
2. 2026-06-18
   days on market $185,000 Active 2 DOM
3. 2026-06-17
   remarks 624-char remark
4. 2026-06-17
   listed $185,000 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: $2,123 · $177/mo
• Projected year-2 tax: $2,123 · $177/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $19,206
• − Mortgage interest: −$10,363
• − Property taxes: −$2,123
• − Insurance: −$925
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$5,382
• Taxable loss: −$2,659
• Est. tax savings @ 24.0%: +$638
• After-tax cash flow: $1,121/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 — West Pensacola

• Score: 66/100
• State rank: #629
• US rank: #12275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Pensacola, FL
• County: Escambia County · 301,722 people
• 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

+811.3% since first listed

10 events — show timeline

• 2026-06-16 Listed $185,000 PARMLS
• 2023-10-31 Sold (MLS) $169,990 PARMLS
• 2023-10-02 Contingent — PARMLS
• 2023-09-13 Listed $169,990 PARMLS
• 2023-01-11 Sold (Public Records) $55,000 Public Records
• 2016-07-20 Sold (MLS) $22,000 PARMLS
• 2016-06-12 Listed $24,750 PARMLS
• 1993-07-02 Sold (Public Records) $42,900 Public Records
• 1985-12-01 Sold (Public Records) $33,600 Public Records
• 1908-01-01 Sold (Public Records) $20,300 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,123 · +11.1% YoY. Source: county tax records.