1007 Kearny Dr · West Pensacola, FL 32505

$120,000

3 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 159 Days on market

Built 1957 8,624 sqft lot $110/sqft · 24% below area Est $157k · 24% 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.5/10.0
• 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 first time home or investment property in a quiet neighborhood. Bedrooms are spacious, newly painted walls with tile flooring throughout the home. Metal Roof updated 2025. Centrally located to Navy Base, Navy Federal Call Center and much more!!

Key facts

• 8,624 sq ft lot
• Parking
• Built 1957

Tags

• CENTRALLY LOCATED TO NAVY BASE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 7.7% in West Pensacola — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 18 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 40% 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 $830 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $65k; list at $120k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 1.25% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.27%
• DSCR: 1.59
• GRM: 6.7

CMA / ARV

• ARV (median comp): $157,265
• List price: $120,000
• Delta: -23.70%
• 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
1020 E Madison Dr	0.19mi	3/2.0	1,042 (-5%)	6mo	$175,000	$168	79
502 New York Dr	0.21mi	3/2.0	1,046 (-4%)	10mo	$135,000	$129	74
835 S Madison Dr	0.20mi	3/1.0	1,014 (-7%)	6mo	$81,500	$80	69
202 Emerald Ave	0.30mi	3/1.5	1,012 (-7%)	6mo	$137,500	$136	67
603 New York Dr	0.17mi	3/1.0	964 (-12%)	2mo	$125,000	$130	67
104 Georgia Dr	0.34mi	3/1.0	1,042 (-5%)	9mo	$55,000	$53	65
219 Opal Ave	0.28mi	3/1.0	1,012 (-7%)	8mo	$117,500	$116	64
219 Mckinley Dr	0.51mi	3/1.0	1,025 (-6%)	1mo	$160,000	$156	61
6 Georgia Dr	0.39mi	4/2.0 (+1)	1,206 (+10%)	3mo	$157,000	$130	57
27 Cloverland Ct	0.52mi	2/1.0 (-1)	1,056 (-3%)	9mo	$114,900	$109	54
117 Aquamarine Ave	0.43mi	3/1.0	1,243 (+14%)	1mo	$82,500	$66	52
84 S Garfield Dr	0.65mi	3/1.0	948 (-13%)	4mo	$80,000	$84	40

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $7,187
• Equity at exit: $17,892

10-year hold

• IRR: 16.5%
• Equity multiple: 2.47×
• Total profit: $49,378
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$629
• Tax from tax record: −$133 /mo · $1,596/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $372

Break-even live

Break-even rent $1,028

Max offer price $120,000

Occupancy floor 70%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	23d	1	0.19mi
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	23d	1	0.52mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	23d	1	0.82mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	23d	1	0.88mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	21d	1	0.91mi
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	14d	1	1.23mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	23d	1	1.26mi
2301 W Michigan Ave #21 Pensacola, FL	2.0	2.5	1164	$1,325	$1.14	23d	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
1218 N Kirk St Pensacola, FL	2.0	1.0	850	$1,150	$1.35	23d	1	1.31mi
3206 W Lee St Unit A Pensacola, FL	2.0	1.0	800	$1,550	$1.94	14d	1	1.34mi
2355 W Michigan Ave Pensacola, FL	1.0–2.0	1.0–2.0	850	$1,450	$1.71	14d	9	1.36mi
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	23d	1	1.36mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	23d	1	1.37mi
5207 Charbar Dr Unit B Pensacola, FL	2.0	1.0	850	$1,050	$1.24	23d	1	1.41mi
852 Garnet St Pensacola, FL	3.0	1.5	1150	$1,150	$1.00	14d	1	1.42mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	23d	1	1.42mi
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	23d	1	1.44mi

Listing history 26 events

1. 2026-06-18
   days on market $120,000 Active 159 DOM
2. 2026-06-17
   days on market $120,000 Active 158 DOM
3. 2026-06-16
   days on market $120,000 Active 157 DOM
4. 2026-06-15
   days on market $120,000 Active 156 DOM
5. 2026-06-14
   days on market $120,000 Active 154 DOM
6. 2026-06-10
   days on market $120,000 Active 151 DOM
7. 2026-06-09
   days on market $120,000 Active 150 DOM
8. 2026-06-08
   days on market $120,000 Active 149 DOM
9. 2026-06-07
   days on market $120,000 Active 148 DOM
10. 2026-06-03
    days on market $120,000 Active 144 DOM
11. 2026-06-02
    days on market $120,000 Active 143 DOM
12. 2026-06-01
    days on market $120,000 Active 142 DOM
13. 2026-05-31
    days on market $120,000 Active 141 DOM
14. 2026-05-31
    days on market $120,000 Active 140 DOM
15. 2026-04-04
    price $120,000 250-char remark

    Show marketing remark (250 chars)

    Great first time home or investment property in a quiet neighborhood. Bedrooms are spacious, newly painted walls with tile flooring throughout the home. Metal Roof updated 2025. Centrally located to Navy Base, Navy Federal Call Center and much more!!

16. 2026-02-23
    price $99,000 250-char remark

    Show marketing remark (250 chars)

    Great first time home or investment property in a quiet neighborhood. Bedrooms are spacious, newly painted walls with tile flooring throughout the home. Metal Roof updated 2025. Centrally located to Navy Base, Navy Federal Call Center and much more!!

17. 2026-01-10
    listed $125,000 Active 250-char remark

    Show marketing remark (250 chars)

    Great first time home or investment property in a quiet neighborhood. Bedrooms are spacious, newly painted walls with tile flooring throughout the home. Metal Roof updated 2025. Centrally located to Navy Base, Navy Federal Call Center and much more!!

18. 2025-03-27
    soldstatus $65,000
19. 2019-12-29
    historical
20. 2019-12-05
    listed $84,900
21. 2006-04-05
    soldstatus $87,000
22. 2006-03-27
    soldstatus $87,000
23. 2005-12-13
    listed $84,900
24. 2004-03-04
    soldstatus $43,000
25. 2004-02-27
    soldstatus $43,000
26. 2002-12-10
    listed $45,000

ⓘ 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: $1,596 · $133/mo
• Projected year-2 tax: $1,596 · $133/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $17,984
• − Mortgage interest: −$6,722
• − Property taxes: −$1,596
• − Insurance: −$600
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$3,491
• Taxable income: $2,698
• Est. tax owed @ 24.0%: −$647
• After-tax cash flow: $3,812/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

+166.7% since first listed

12 events — show timeline

• 2026-04-04 Price Changed $120,000 PARMLS
• 2026-02-23 Price Changed $99,000 PARMLS
• 2026-01-10 Listed $125,000 PARMLS
• 2025-03-27 Sold (Public Records) $65,000 Public Records
• 2019-12-29 Listing Removed — PARMLS
• 2019-12-05 Listed $84,900 PARMLS
• 2006-04-05 Sold (Public Records) $87,000 Public Records
• 2006-03-27 Sold (MLS) $87,000 PARMLS
• 2005-12-13 Listed $84,900 PARMLS
• 2004-03-04 Sold (Public Records) $43,000 Public Records
• 2004-02-27 Sold (MLS) $43,000 PARMLS
• 2002-12-10 Listed $45,000 PARMLS

Property tax history

+26.8%/yr

Latest (2025): $1,596 · +35.7% YoY. Source: county tax records.