910 N 57th Ave · West Pensacola, FL 32506

$80,000

2 bd · 1.0 ba · 867 sqft · SingleFamily public records · 14 Days on market

Built 1931 0.43 ac lot Est $140k · 43% under

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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 +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quaint 2br 1ba cottage in West Pensacola - hardwood floors - separate dining room - storage building in yard - must see to appreciate! This home would be great for a 1st time homebuyer or investor. Won't last long at this price!

Key facts

• Near schools
• Near dining
• Near shopping

Tags

• 0.43-ACRE LOT
• COMPLETE RENOVATION
• OUTDOOR LIVING SPACE
• NEAR SHOPPING
• NEAR DINING
• NEAR SCHOOLS

Property features AI

Finance

• Other: Lot size approximately 0.43 acres
• HOA & community: No association

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Public sewer; Copper electrical wiring
• Home design: Single-story (one level); Detached property; Resale property
• Construction: Frame construction; Off-grade foundation; Building area approximately 867 square feet
• Exterior features: Shingle and gable roof; Central access lot feature; Paved public road access

Interior

• Kitchen: Eat-in kitchen; No water heater listed
• Bedrooms: Master bedroom on the first floor, approximately 12 x 12 ft; Second bedroom on the first floor, approximately 12 x 12 ft
• Flooring: Hardwood
• Bathrooms: One full bathroom on the first floor (approx. 10 x 6 ft)
• Heating & cooling: Ceiling fan(s) for cooling
• Interior features: Hardwood flooring; Eat-in kitchen
• Laundry & utility: No water heater listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 13.6% vs local median 7.7% in West 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 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); 270 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 23y 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 $28k; list at $80k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1931 — 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. 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: 1.67% ✓
• Cap rate: 13.65%
• Cash-on-cash: 26.27%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $139,587
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5915 Margaretta Blvd	0.23mi	2/1.0	776 (-10%)	2mo	$117,500	$151	70
919 N 58th Ave	0.10mi	2/1.0	965 (+11%)	19mo	$155,000	$161	61
13 Carey Ave	0.69mi	2/1.0	834 (-4%)	9mo	$141,000	$169	54
5527 Lynwood Rd	0.41mi	3/1.0 (+1)	974 (+12%)	3mo	$110,000	$113	53
6 Janet St	0.24mi	3/1.0 (+1)	936 (+8%)	24mo	$183,000	$196	51
3 Bertram St	0.74mi	2/1.0	916 (+6%)	14mo	$65,000	$71	44
1403 N 49th Ave	0.70mi	3/1.0 (+1)	964 (+11%)	15mo	$155,000	$161	32

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: 21.0%
• Equity multiple: 1.87×
• Total profit: $19,444
• Equity at exit: $11,928

10-year hold

• IRR: 29.7%
• Equity multiple: 3.77×
• Total profit: $62,063
• Equity at exit: $6,917

Cash invested: $22,400 (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: 270
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$420
• Tax from tax record: −$112 /mo · $1,343/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $490

Break-even live

Break-even rent $715

Max offer price $80,000

Occupancy floor 58%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 N 57th Ave Pensacola, FL	1.0	1.0	740	$1,195	$1.61	23d	1	0.04mi
5501 Mayfair Dr Pensacola, FL	3.0	1.0	912	$1,295	$1.42	23d	1	0.65mi
1505 N 62nd Ave Pensacola, FL	2.0	1.0	665	$950	$1.43	23d	1	0.66mi
316 Teakwood Cir Pensacola, FL	2.0	1.5	1024	$1,350	$1.32	13d	1	0.79mi
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	23d	1	0.89mi
7200 Lillian Hwy Pensacola, FL	2.0	1.0	675	$1,200	$1.78	13d	11	0.94mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	21d	1	1.03mi
4600 Twin Oaks Dr Pensacola, FL	1.0–2.0	1.0	838	$1,499	$1.79	13d	29	1.05mi
190 N Old Corry Field Rd Pensacola, FL	1.0–2.0	1.0–2.0	915	$1,174	$1.28	13d	3	1.38mi

Listing history 10 events

1. 2026-06-18
   days on market $80,000 Active 14 DOM
2. 2026-06-17
   days on market $80,000 Active 13 DOM
3. 2026-06-16
   days on market $80,000 Active 12 DOM
4. 2026-06-15
   days on market $80,000 Active 11 DOM
5. 2026-06-14
   days on market $80,000 Active 9 DOM
6. 2026-06-10
   days on market $80,000 Active 6 DOM
7. 2026-06-09
   days on market $80,000 Active 5 DOM
8. 2026-06-08
   days on market $80,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $80,000 Active 3 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: $1,343 · $112/mo
• Projected year-2 tax: $1,343 · $112/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 5 d/yr ≥105°F today · 16 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: $16,027
• − Mortgage interest: −$4,481
• − Property taxes: −$1,343
• − Insurance: −$400
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$2,327
• Taxable income: $4,911
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $4,705/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

+220.0% since first listed

18 events — show timeline

• 2026-06-04 Listed $80,000 PARMLS
• 2024-11-19 Listing Removed — PARMLS
• 2024-11-14 Relisted — PARMLS
• 2024-11-01 Listing Removed — PARMLS
• 2024-10-15 Price Changed $39,990 PARMLS
• 2024-10-09 Listed $49,990 PARMLS
• 2010-08-30 Sold (MLS) $28,000 PARMLS
• 2010-07-12 Listing Removed — PARMLS
• 2010-07-12 Listed $29,900 PARMLS
• 2009-11-06 Listed $59,900 PARMLS
• 2008-09-24 Listing Removed — PARMLS
• 2007-09-24 Listed $72,000 PARMLS
• 2006-06-28 Sold (Public Records) $69,900 Public Records
• 2006-03-08 Listed $69,900 PARMLS
• 2004-04-05 Sold (MLS) $40,900 PARMLS
• 2003-11-20 Listed $40,900 PARMLS
• 2003-06-11 Sold (Public Records) $30,000 Public Records
• 1999-03-18 Sold (Public Records) $25,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,343 · +21.3% YoY. Source: county tax records.