2401 N 17th Ave · Pensacola, FL 32503

$198,000

3 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 27 Days on market

Built 1933 Est $385k · 49% 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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.5/10.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the Heart of East Hill, this Craftsman style home is on a double corner lot with a 29& apos; X 20& apos; storage building, which can be renovated to a Mother in law suite or Air BNB. This Historic home as two fireplaces, Travertine Kitchen and Bathroom floors, Heart Pine wood floors throughout. Thick crown molding. Walls are in a Spanish lace not down as well as the ceilings with attention to detail. Exterior has a tranquil patio area very large with room for outdoor kitchen to be added. There is an extra room to convert to a second Full bath to complete the master suite with fire place.

Key facts

• Double corner lot
• Tranquil patio area
• Storage building

Tags

• DOUBLE CORNER LOT
• STORAGE BUILDING
• TRANQUIL PATIO AREA
• OUTDOOR KITCHEN
• EXTRA ROOM

Property features AI

Finance

• Other: No additional financial or community amenities provided
• Financial info: Financial details not provided
• HOA & community: HOA/community details not provided

Exterior

• Parking: Parking details not provided
• Security: Security features not provided
• Utilities: Utilities details not provided
• Home design: Built in 1933
• Construction: 1,304 living area (measurement provided)
• Exterior features: Located in the Southeast Pensacola neighborhood

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms included (count not provided)
• Flooring: Flooring details not provided
• Bathrooms: Bathrooms included (count not provided)
• Heating & cooling: Heating and cooling details not provided
• Interior features: Original 1933 construction details remain
• Laundry & utility: Laundry/utility details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).
• Recommended offer: $195k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 13 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).
• This rent runs 38% of the median local income ($71k/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

• It's been on market 27 days — a 2% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $150k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,030 (1.5% below list)

Questions for the listing agent

1. Built in 1933 — 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. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.71%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $384,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1861 E Hatton St	0.19mi	3/1.0	1,170 (-10%)	6mo	$345,000	$295	69
1720 E Leonard St	0.34mi	3/2.0	1,389 (+6%)	2mo	$459,000	$330	68
1905 E Scott St	0.22mi	4/2.5 (+1)	1,387 (+6%)	4mo	$417,000	$301	64
2373 Escambia Ave	0.36mi	3/2.0	1,411 (+8%)	2mo	$482,500	$342	64
1109 E Hatton St	0.50mi	3/2.0	1,250 (-4%)	7mo	$339,000	$271	60
1806 E Mallory St	0.48mi	2/1.0 (-1)	1,372 (+5%)	8mo	$308,000	$224	57
1911 E Mallory St	0.54mi	3/2.0	1,410 (+8%)	4mo	$447,000	$317	54
1007 E Hayes St	0.70mi	3/2.0	1,247 (-4%)	3mo	$210,000	$168	53
1300 E Fisher St	0.43mi	2/2.0 (-1)	1,438 (+10%)	2mo	$295,000	$205	52
1118 E Fisher St	0.54mi	3/2.0	1,447 (+11%)	3mo	$430,000	$297	50
2013 N 11th Ave	0.62mi	3/1.0	1,158 (-11%)	7mo	$290,000	$250	47
3090 N 15th Ave	0.46mi	4/2.0 (+1)	1,482 (+14%)	3mo	$300,000	$202	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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-5,509
• Equity at exit: $29,522

10-year hold

• IRR: 7.5%
• Equity multiple: 1.58×
• Total profit: $32,114
• Equity at exit: $17,119

Cash invested: $55,440 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,274 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$273 /mo · $3,278/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $402

Break-even live

Break-even rent $1,765

Max offer price $198,000

Occupancy floor 77%

Sensitivity live

Price	-10% $514	-5% $458	+0% $402	+5% $346	+10% $290
Rent	-10% $223	-5% $313	+0% $402	+5% $492	+10% $582
Rate	-1.0pp $502	-0.5pp $453	base $402	+0.5pp $351	+1.0pp $299

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1121 E Maxwell St Pensacola, FL	3.0	2.5	1716	$3,550	$2.07	24d	1	0.47mi
2115 N 12th Ave Pensacola, FL	2.0	1.5	950	$1,800	$1.89	14d	1	0.47mi
1414 E Mallory St Pensacola, FL	3.0	2.0	1323	$3,400	$2.57	24d	1	0.48mi
3014 Magnolia Ave Pensacola, FL	3.0	2.0	1650	$2,750	$1.67	24d	1	0.51mi
1704 E Lee St Pensacola, FL	3.0	2.0	1226	$2,295	$1.87	24d	1	0.64mi
2008 N 8th Ave Pensacola, FL	3.0	2.0	1058	$1,250	$1.18	14d	1	0.77mi
3131 N 10th Ave Pensacola, FL	3.0	1.5	1085	$1,700	$1.57	24d	1	0.79mi
801 E Gonzalez St Pensacola, FL	3.0	2.0	1200	$2,200	$1.83	14d	1	1.15mi
300 Bayou Blvd Pensacola, FL	2.0–4.0	1.0–1.5	968	$1,698	$1.75	14d	2	1.31mi
1011 Doctor M.L.K. Jr Dr Unit B Pensacola, FL	2.0	1.0	877	$1,200	$1.37	24d	1	1.35mi
2299 Scenic Hwy Pensacola, FL	2.0	2.0	1109	$1,588	$1.43	21d	3	1.42mi
2299 Scenic Hwy Pensacola, FL	2.0	2.0	1109	$1,775	$1.60	14d	2	1.42mi
2201 Scenic Hwy Unit J7 Pensacola, FL	2.0	2.0	1000	$1,750	$1.75	24d	1	1.48mi

Listing history 32 events

1. 2026-06-18
   days on market $198,000 Active 27 DOM
2. 2026-06-17
   days on market $198,000 Active 26 DOM
3. 2026-06-16
   days on market $198,000 Active 25 DOM
4. 2026-06-15
   days on market $198,000 Active 24 DOM
5. 2026-06-14
   days on market $198,000 Active 22 DOM
6. 2026-06-10
   days on market $198,000 Active 19 DOM
7. 2026-06-09
   days on market $198,000 Active 18 DOM
8. 2026-06-08
   days on market $198,000 Active 17 DOM
9. 2026-06-07
   days on market $198,000 Active 16 DOM
10. 2026-06-03
    days on market $198,000 Active 12 DOM
11. 2026-06-02
    days on market $198,000 Active 11 DOM
12. 2026-06-01
    days on market $198,000 Active 10 DOM
13. 2026-05-31
    days on market $198,000 Active 9 DOM
14. 2026-05-23
    listed $198,000 Active
15. 2026-04-23
    historical
16. 2026-04-20
    price $260,000
17. 2026-04-10
    listed $285,000 Active
18. 2025-01-11
    historical
19. 2025-01-08
    price $345,000
20. 2024-05-23
    price $379,000
21. 2024-04-07
    price $369,000
22. 2024-01-12
    price $385,000
23. 2023-10-25
    listed $365,000 Active
24. 2021-06-11
    historical
25. 2021-01-14
    listed $375,000 Active
26. 2006-02-01
    soldstatus $150,000
27. 2006-02-01
    soldstatus $150,000
28. 2006-01-27
    soldstatus $150,000
29. 2005-12-14
    listed $159,900
30. 2004-12-17
    soldstatus $80,000
31. 1993-08-10
    soldstatus $44,500
32. 1983-06-01
    soldstatus $29,100

ⓘ 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: $3,278 · $273/mo
• Projected year-2 tax: $3,278 · $273/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 · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,287
• − Mortgage interest: −$11,091
• − Property taxes: −$3,278
• − Insurance: −$990
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − Depreciation: −$5,760
• Taxable income: $1,802
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $4,396/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

+580.4% since first listed

19 events — show timeline

• 2026-05-23 Listed $198,000 FSBO.com
• 2026-04-23 Listing Removed — PARMLS
• 2026-04-20 Price Changed $260,000 PARMLS
• 2026-04-10 Listed $285,000 PARMLS
• 2025-01-11 Listing Removed — PARMLS
• 2025-01-08 Price Changed $345,000 PARMLS
• 2024-05-23 Price Changed $379,000 PARMLS
• 2024-04-07 Price Changed $369,000 PARMLS
• 2024-01-12 Price Changed $385,000 PARMLS
• 2023-10-25 Listed $365,000 PARMLS
• 2021-06-11 Listing Removed — PARMLS
• 2021-01-14 Listed $375,000 PARMLS
• 2006-02-01 Sold (Public Records) $150,000 Public Records
• 2006-02-01 Sold (Public Records) $150,000 Public Records
• 2006-01-27 Sold (MLS) $150,000 PARMLS
• 2005-12-14 Listed $159,900 PARMLS
• 2004-12-17 Sold (Public Records) $80,000 Public Records
• 1993-08-10 Sold (Public Records) $44,500 Public Records
• 1983-06-01 Sold (Public Records) $29,100 Public Records

Property tax history

+16.6%/yr

Latest (2025): $3,278 · +14.9% YoY. Source: county tax records.