1210 Suburban Dr · West Pensacola, FL 32505

$149,000

3 bd · 2.0 ba · 1,263 sqft · SingleFamily public records · 65 Days on market

Built 1959 8,276 sqft lot $118/sqft · 9% below area Est $169k · 12% under

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Why this score? — see what drove the C+ 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 +23.1/30.0
• ARV discount +12.8/15.0
• DSCR +7.4/10.0
• 1% rule +5.6/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 3-bedroom 2-bath home located in the Marfair area in Pensacola. This has been a great rental. Keep it as a rental or make your own primary residence. The tenants have been here for 10 years. Big lot, on high ground, needs TLC.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.

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 fast (+4.9%/yr); 198 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($45k/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 $4k 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 + 4.9% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 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 $35k; list at $149k implies a 326% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.06% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 7.8

CMA / ARV

• ARV (median comp): $169,033
• List price: $149,000
• Delta: -11.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Aquamarine Ave	0.53mi	3/1.0	1,243 (-2%)	1mo	$82,500	$66	68
1102 Revere Dr	0.32mi	3/1.5	1,396 (+10%)	1mo	$95,000	$68	64
923 S Madison Dr	0.36mi	4/2.0 (+1)	1,368 (+8%)	2mo	$180,000	$132	62
1012 Edison Dr	0.17mi	2/1.5 (-1)	1,391 (+10%)	8mo	$175,000	$126	61
10 Tennessee Dr	0.67mi	3/2.0	1,318 (+4%)	1mo	$260,000	$197	61
832 S Madison Dr	0.41mi	4/1.0 (+1)	1,290 (+2%)	9mo	$131,000	$102	61
1026 Northview Dr	0.19mi	3/1.5	1,422 (+13%)	10mo	$203,000	$143	60
305 N Madison Dr	0.46mi	4/2.0 (+1)	1,373 (+9%)	1mo	$200,000	$146	58
6 Georgia Dr	0.62mi	4/2.0 (+1)	1,206 (-4%)	3mo	$157,000	$130	56
203 Opal Ave	0.42mi	3/1.0	1,412 (+12%)	9mo	$80,000	$57	49
4404 Ellysee Way	0.64mi	3/2.0	1,435 (+14%)	2mo	$239,900	$167	46
4512 Havre Way	0.72mi	3/2.0	1,380 (+9%)	8mo	$72,800	$53	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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.90×
• Total profit: $-3,980
• Equity at exit: $22,216

10-year hold

• IRR: 9.1%
• Equity multiple: 1.76×
• Total profit: $31,777
• Equity at exit: $12,883

Cash invested: $41,720 (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 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 198
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,583 high
• Mortgage (P&I): −$781
• Tax from tax record: −$140 /mo · $1,677/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $268

Break-even live

Break-even rent $1,245

Max offer price $149,000

Occupancy floor 78%

Sensitivity live

Price	-10% $352	-5% $310	+0% $268	+5% $226	+10% $183
Rent	-10% $143	-5% $205	+0% $268	+5% $330	+10% $393
Rate	-1.0pp $343	-0.5pp $306	base $268	+0.5pp $229	+1.0pp $190

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 New York Dr Pensacola, FL	2.0	1.0	1266	$1,185	$0.94	24d	1	0.38mi
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	24d	1	0.60mi
3296 Two Sisters Way Pensacola, FL	4.0	2.5	1856	$1,795	$0.97	24d	1	0.78mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	24d	1	0.81mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	24d	1	0.88mi
3418 Luke St Pensacola, FL	4.0	2.0	1620	$1,800	$1.11	24d	1	0.89mi
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	14d	1	1.01mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	24d	1	1.08mi
2301 W Michigan Ave #21 Pensacola, FL	2.0	2.5	1164	$1,325	$1.14	24d	1	1.08mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	22d	1	1.11mi
918 Fremont Ave Pensacola, FL	3.0	1.0	1756	$1,450	$0.83	14d	1	1.17mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	24d	1	1.19mi
2355 W Michigan Ave Pensacola, FL	1.0–2.0	1.0–2.0	850	$1,450	$1.71	14d	9	1.22mi
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	24d	1	1.22mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	24d	1	1.27mi
2702 Massachusetts Ave Pensacola, FL	1.0–3.0	1.0–2.5	1150	$1,745	$1.52	14d	9	1.28mi
1860 Broyhill Ln Pensacola, FL	3.0	2.0	1561	$1,600	$1.02	24d	1	1.31mi
5180 Burlington Ave Pensacola, FL	3.0	2.0	1184	$1,650	$1.39	24d	1	1.41mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	24d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $149,000 Active 65 DOM
2. 2026-06-17
   days on market $149,000 Active 64 DOM
3. 2026-06-16
   days on market $149,000 Active 63 DOM
4. 2026-06-15
   days on market $149,000 Active 62 DOM
5. 2026-06-14
   days on market $149,000 Active 60 DOM
6. 2026-06-10
   days on market $149,000 Active 57 DOM
7. 2026-06-09
   days on market $149,000 Active 56 DOM
8. 2026-06-08
   days on market $149,000 Active 55 DOM
9. 2026-06-07
   days on market $149,000 Active 54 DOM
10. 2026-06-03
    days on market $149,000 Active 50 DOM
11. 2026-06-02
    days on market $149,000 Active 49 DOM
12. 2026-06-01
    days on market $149,000 Active 48 DOM
13. 2026-05-31
    days on market $149,000 Active 47 DOM
14. 2026-05-31
    days on market $149,000 Active 46 DOM
15. 2026-04-14
    listed $149,000 Active 232-char remark

    Show marketing remark (232 chars)

    Great 3-bedroom 2-bath home located in the Marfair area in Pensacola. This has been a great rental. Keep it as a rental or make your own primary residence. The tenants have been here for 10 years. Big lot, on high ground, needs TLC.

16. 2015-12-16
    soldstatus $35,000 344-char remark

    Show marketing remark (344 chars)

    Cute brick home in the Mayfair subdivision. Home features a large living room with hardwood flooring that leads to a formal dining room and kitchen with a stove and oven. The home also features a one car garage with laundry area. Sliding glass doors in the dining room lead out to a nice sized fenced backyard. Hurry! This home won't last long!

17. 2015-10-13
    listed $36,000 344-char remark

    Show marketing remark (344 chars)

    Cute brick home in the Mayfair subdivision. Home features a large living room with hardwood flooring that leads to a formal dining room and kitchen with a stove and oven. The home also features a one car garage with laundry area. Sliding glass doors in the dining room lead out to a nice sized fenced backyard. Hurry! This home won't last long!

18. 2006-02-24
    soldstatus $96,500
19. 2006-02-15
    soldstatus $96,500
20. 2005-08-25
    listed $99,500

ⓘ 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: $1,677 · $140/mo
• Projected year-2 tax: $1,677 · $140/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: $19,001
• − Mortgage interest: −$8,346
• − Property taxes: −$1,677
• − Insurance: −$745
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$4,335
• Taxable income: $858
• Est. tax owed @ 24.0%: −$206
• After-tax cash flow: $3,007/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): 27,877
• Household income: $44,783
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1458.0

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 0.66)
• Race & ethnicity: Black 48% White 32% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% Vietnamese 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: ▼ -74.10%
• Current HPI: 205.45
• Rent YoY: ▲ 4.92%
• 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

+49.7% since first listed

6 events — show timeline

• 2026-04-14 Listed $149,000 PARMLS
• 2015-12-16 Sold (MLS) $35,000 PARMLS
• 2015-10-13 Listed $36,000 PARMLS
• 2006-02-24 Sold (Public Records) $96,500 Public Records
• 2006-02-15 Sold (MLS) $96,500 PARMLS
• 2005-08-25 Listed $99,500 PARMLS

Property tax history

+8.0%/yr

Latest (2025): $1,677 · +18.8% YoY. Source: county tax records.