6630 Helms Rd · Bellview, FL 32526

$230,000

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 50 Days on market

Built 1982 1,210 sqft lot $170/sqft · 22% below area Est $296k · 22% 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.4/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You don't wait to wait on this one! This home is a three bedroom, two bathroom with over 1300 square feet! Just minutes away from Navy Federal and Beulah Elementary! Located in the Beulah community it has quick access to I-10 and convenient to all of Pensacola. The location is peaceful with woods both in front of and behind the home. This home features a new roof installed in 2018, engineered wood floors, and a updates throughout. The kitchen has been updated to feature stainless steel appliances, tile flooring, tiler backsplash, wainscoting, and a breakfast nook. All ceilings fans have been replaced. The AC/heater has also been replaced. Out back you'll notice great back porch for entertaining, a spacious fenced yard, and plenty of storage with a workshop and shed excellent for parking a vehicle or boat.. The home's color palette make it a perfect move-in ready home for you!

Key facts

• Ranch style home
• Storage shed
• Fenced in back yard

Tags

• RANCH STYLE HOME
• CLOSE TO NAVY FEDERAL CAMPUS
• SCREENED IN BACK PORCH
• STORAGE SHED
• METAL CARPORT
• FENCED IN BACK YARD

Property features AI

Finance

• Other: Located on a county-maintained road
• Financial info: Not specified
• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Security: Not specified
• Utilities: Public water; Septic tank sewer; Circuit breaker electrical service; Copper wiring
• Home design: Resale property; Single-family (not attached); One story; Homestead exempt
• Construction: Brick construction; Slab foundation; Built as a one-level home
• Exterior features: Shingle roof; Central access lot

Interior

• Kitchen: Electric water heater
• Bedrooms: Master bedroom on first floor (approx. 10.3' x 10.9'); Second bedroom on first floor (approx. 11.5' x 9'); Third bedroom on first floor (approx. 9.7' x 10.9')
• Flooring: Brick flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bonus room
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/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 $215k (6.5% below list).
• Recommended offer: $215k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 5.2% in Bellview — 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 67/100 on livability (#561 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, amenities F, commute 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 (+4.4%/yr); 417 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $7k 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 50 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 5 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 $175k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,089 (6.5% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

• ARV (median comp): $295,782
• List price: $230,000
• Delta: -22.24%
• 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
7320 Single Trce	0.52mi	3/2.0	1,384 (+2%)	8mo	$253,000	$183	65
6494 Paso Fino Dr	0.43mi	3/2.0	1,474 (+9%)	4mo	$267,500	$181	62
6068 Secretariat Way	0.71mi	3/2.0	1,272 (-6%)	5mo	$255,000	$200	53
5912 Percheron Dr Lot 5E	0.51mi	3/2.0	1,474 (+9%)	14mo	$279,990	$190	50
5913 Percheron Dr Lot 11D	0.51mi	3/2.0	1,474 (+9%)	16mo	$280,990	$191	48
6105 Secretariat Way	0.65mi	4/2.0 (+1)	1,433 (+6%)	8mo	$277,500	$194	48
5925 Percheron Dr Lot 8D	0.53mi	3/2.0	1,474 (+9%)	17mo	$280,990	$191	46
6730 Paso Fino Dr Lot 10F	0.48mi	3/2.0	1,474 (+9%)	20mo	$269,990	$183	46
6708 Paso Fino Dr Lot 16F	0.52mi	3/2.0	1,474 (+9%)	18mo	$279,490	$190	46
6773 Paso Fino Dr Lot 23D	0.50mi	3/2.0	1,474 (+9%)	20mo	$272,990	$185	45
6072 Secretariat Way	0.71mi	4/2.0 (+1)	1,433 (+6%)	13mo	$295,000	$206	41
5753 Blackhorse Cir	0.58mi	3/2.0	1,541 (+14%)	19mo	$297,000	$193	34

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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-15,965
• Equity at exit: $34,294

10-year hold

• IRR: 4.5%
• Equity multiple: 1.35×
• Total profit: $22,472
• Equity at exit: $19,886

Cash invested: $64,400 (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 32526

• Home prices YoY: -28.3%
• Rents YoY: 4.4%
• Active inventory: 417
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,151 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $287

Break-even live

Break-even rent $1,788

Max offer price $230,000

Occupancy floor 82%

Sensitivity live

Price	-10% $417	-5% $352	+0% $287	+5% $222	+10% $157
Rent	-10% $117	-5% $202	+0% $287	+5% $372	+10% $457
Rate	-1.0pp $403	-0.5pp $345	base $287	+0.5pp $227	+1.0pp $167

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6081 Secretariat Way Pensacola, FL	4.0	2.0	1783	$2,125	$1.19	24d	1	0.69mi
7748 Alydar Loop Pensacola, FL	4.0	2.0	1787	$1,950	$1.09	24d	1	0.77mi
6161 Native Dancer Way Pensacola, FL	4.0	2.0	1787	$1,895	$1.06	24d	1	0.84mi
7024 Tepin Ct Pensacola, FL	4.0	2.0	1433	$2,000	$1.40	24d	1	0.89mi
6130 Native Dancer Way Pensacola, FL	4.0	2.0	1787	$2,025	$1.13	24d	1	0.92mi
7805 Lakeside Oaks Dr Pensacola, FL	4.0	2.0	1830	$2,400	$1.31	24d	1	1.08mi

Listing history 25 events

1. 2026-06-18
   days on market $230,000 Active 50 DOM
2. 2026-06-17
   days on market $230,000 Active 49 DOM
3. 2026-06-16
   days on market $230,000 Active 48 DOM
4. 2026-06-15
   days on market $230,000 Active 47 DOM
5. 2026-06-14
   days on market $230,000 Active 45 DOM
6. 2026-06-10
   days on market $230,000 Active 42 DOM
7. 2026-06-09
   days on market $230,000 Active 41 DOM
8. 2026-06-08
   days on market $230,000 Active 40 DOM
9. 2026-06-07
   days on market $230,000 Active 39 DOM
10. 2026-06-03
    days on market $230,000 Active 35 DOM
11. 2026-06-02
    days on market $230,000 Active 34 DOM
12. 2026-06-01
    days on market $230,000 Active 33 DOM
13. 2026-05-31
    days on market $230,000 Active 32 DOM
14. 2026-05-31
    days on market $230,000 Active 31 DOM
15. 2026-04-29
    listed $230,000 Active 617-char remark
16. 2026-02-01
    historical
17. 2026-01-14
    price $220,000
18. 2025-11-18
    listed $230,000 Active
19. 2020-09-30
    soldstatus $175,000

    Show marketing remark (889 chars)

    You don't wait to wait on this one! This home is a three bedroom, two bathroom with over 1300 square feet! Just minutes away from Navy Federal and Beulah Elementary! Located in the Beulah community it has quick access to I-10 and convenient to all of Pensacola. The location is peaceful with woods both in front of and behind the home. This home features a new roof installed in 2018, engineered wood floors, and a updates throughout. The kitchen has been updated to feature stainless steel appliances, tile flooring, tiler backsplash, wainscoting, and a breakfast nook. All ceilings fans have been replaced. The AC/heater has also been replaced. Out back you'll notice great back porch for entertaining, a spacious fenced yard, and plenty of storage with a workshop and shed excellent for parking a vehicle or boat.. The home's color palette make it a perfect move-in ready home for you!

20. 2020-02-21
    listed $179,900

    Show marketing remark (889 chars)

    You don't wait to wait on this one! This home is a three bedroom, two bathroom with over 1300 square feet! Just minutes away from Navy Federal and Beulah Elementary! Located in the Beulah community it has quick access to I-10 and convenient to all of Pensacola. The location is peaceful with woods both in front of and behind the home. This home features a new roof installed in 2018, engineered wood floors, and a updates throughout. The kitchen has been updated to feature stainless steel appliances, tile flooring, tiler backsplash, wainscoting, and a breakfast nook. All ceilings fans have been replaced. The AC/heater has also been replaced. Out back you'll notice great back porch for entertaining, a spacious fenced yard, and plenty of storage with a workshop and shed excellent for parking a vehicle or boat.. The home's color palette make it a perfect move-in ready home for you!

21. 2007-02-21
    soldstatus $115,000
22. 2007-02-16
    soldstatus $115,000
23. 2006-12-08
    listed $120,000
24. 2003-03-18
    soldstatus $54,900
25. 2002-11-14
    listed $54,900

ⓘ 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: $1,325 · $110/mo
• Projected year-2 tax: $1,909 · $159/mo
• Expected delta: +$584/yr (+$49/mo · 44.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°F today · 19 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: $25,811
• − Mortgage interest: −$12,884
• − Property taxes: −$1,325
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − Depreciation: −$6,691
• Taxable loss: −$369
• Est. tax savings @ 24.0%: +$89
• After-tax cash flow: $3,530/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 — Bellview

• Score: 67/100
• State rank: #561
• US rank: #10731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 44,680
• Household income: $75,098
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 1166.0

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 (66%)
• Race & ethnicity: White 66% Black 19% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Tagalog/Filipino 1% 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: ▼ -99.68%
• Current HPI: 252.6406
• Rent YoY: ▲ 4.42%
• 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

+318.9% since first listed

11 events — show timeline

• 2026-04-29 Listed $230,000 PARMLS
• 2026-02-01 Listing Removed — PARMLS
• 2026-01-14 Price Changed $220,000 PARMLS
• 2025-11-18 Listed $230,000 PARMLS
• 2020-09-30 Sold (MLS) $175,000 PARMLS
• 2020-02-21 Listed $179,900 PARMLS
• 2007-02-21 Sold (Public Records) $115,000 Public Records
• 2007-02-16 Sold (MLS) $115,000 PARMLS
• 2006-12-08 Listed $120,000 PARMLS
• 2003-03-18 Sold (MLS) $54,900 PARMLS
• 2002-11-14 Listed $54,900 PARMLS

Property tax history

+10.2%/yr

Latest (2025): $1,325 · +16.4% YoY. Source: county tax records.