5329 Dover Ave · Bellview, FL 32506

$150,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 45 Days on market

Built 1980 5,462 sqft lot $112/sqft · 16% below area Est $179k · 16% 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 +24.8/30.0
• ARV discount +14.7/15.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 3-bedroom, 2-bath home offering over 1,300 square feet of comfortable living space with a functional split-bedroom floor plan. The home features a spacious great room, dedicated dining area, and a well-equipped kitchen with a gas stove and new refrigerator—perfect for everyday living. The primary bathroom has shower only, and the home also offers the convenience of an inside laundry area. Step outside to enjoy a nicely sized, fully fenced yard complete with a storage building and covered parking. Recent updates provide added value and peace of mind, including a new roof (2025), central heating and air system approximately 3 years old with new ductwork, new rear steps,

Key facts

• Spacious great room
• Gas stove
• New refrigerator

Tags

• SPLIT-BEDROOM FLOOR PLAN
• SPACIOUS GREAT ROOM
• DEDICATED DINING AREA
• WELL-EQUIPPED KITCHEN
• GAS STOVE
• NEW REFRIGERATOR

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Carport at front entrance (1 covered space, 1 total parking space)
• Utilities: Public water; Public sewer; Copper wiring; Cable available; Paved, county-maintained road access
• Home design: Mobile/manufactured home; One level; Resale condition
• Construction: Steel construction; Off-grade foundation; Metal roof; Insulated walls and insulation
• Exterior features: Full backyard fencing; Deck; Yard building

Interior

• Kitchen: Refrigerator included
• Bedrooms: Primary bedroom on the first floor (approx. 14.4' x 13.1'); Second bedroom on the first floor (approx. 11.5' x 11'); Third bedroom on the first floor (approx. 11' x 9.2')
• Flooring: Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate flooring; Living/dining combo
• Laundry & utility: Washer/dryer hookups inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 (+3.9%/yr); 270 active listings in the ZIP; 22 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 33% of the median local income ($62k/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.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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: 1.14% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $178,736
• List price: $150,000
• Delta: -16.08%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5816 Chicago Ave	0.27mi	3/2.0	1,512 (+12%)	23mo	$85,000	$56	48

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,633
• Equity at exit: $22,365

10-year hold

• IRR: 9.0%
• Equity multiple: 1.71×
• Total profit: $29,953
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,713 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $317

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 77%

Sensitivity live

Price	-10% $420	-5% $369	+0% $317	+5% $265	+10% $213
Rent	-10% $181	-5% $249	+0% $317	+5% $384	+10% $452
Rate	-1.0pp $392	-0.5pp $355	base $317	+0.5pp $278	+1.0pp $238

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1860 Broyhill Ln Pensacola, FL	3.0	2.0	1561	$1,600	$1.02	24d	1	0.33mi
2702 Massachusetts Ave Pensacola, FL	1.0–3.0	1.0–2.5	1150	$1,745	$1.52	14d	9	0.47mi
5877 Tryton Cir Pensacola, FL	4.0	2.0	1419	$1,825	$1.29	24d	1	0.69mi
2355 W Michigan Ave Pensacola, FL	1.0–2.0	1.0–2.0	850	$1,450	$1.71	14d	9	0.72mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	24d	1	0.78mi
3296 Two Sisters Way Pensacola, FL	4.0	2.5	1856	$1,795	$0.97	24d	1	0.85mi
6322 Louisville Ave Pensacola, FL	3.0	2.0	1001	$2,147	$2.14	24d	1	0.86mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	24d	1	0.90mi
6077 Royal Port Ct Pensacola, FL	3.0	2.5	1542	$1,775	$1.15	24d	1	0.96mi
6081 Royal Port Ct Pensacola, FL	3.0	2.5	1428	$1,850	$1.30	24d	1	0.96mi
3230 Palmdale Ave Pensacola, FL	3.0	2.0	1300	$1,500	$1.15	24d	1	1.03mi
6379 Mers Ln Pensacola, FL	3.0	2.5	1811	$1,900	$1.05	22d	1	1.04mi
6225 Mobile Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1036	$2,595	$2.50	14d	15	1.05mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	24d	1	1.10mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	24d	1	1.12mi
2301 W Michigan Ave #21 Pensacola, FL	2.0	2.5	1164	$1,325	$1.14	24d	1	1.18mi
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	24d	1	1.21mi
2143 Yardley Cir Pensacola, FL	3.0	2.0	1725	$2,300	$1.33	14d	1	1.22mi
3219 Fresno Ave Pensacola, FL	3.0	2.0	1192	$1,375	$1.15	24d	1	1.32mi
7135 Pearson Rd Unit 7 Pensacola, FL	2.0	2.0	902	$1,125	$1.25	24d	1	1.34mi
7318 Hayward Ave Unit P30 P30 Pensacola, FL	2.0	2.0	1000	$1,200	$1.20	24d	1	1.41mi
4930 Laceiba Dr Pensacola, FL	3.0	1.5	1020	$1,300	$1.27	22d	1	1.44mi

Listing history 15 events

1. 2026-06-18
   days on market $150,000 Active 45 DOM
2. 2026-06-17
   days on market $150,000 Active 44 DOM
3. 2026-06-16
   days on market $150,000 Active 43 DOM
4. 2026-06-15
   days on market $150,000 Active 42 DOM
5. 2026-06-14
   days on market $150,000 Active 40 DOM
6. 2026-06-10
   days on market $150,000 Active 37 DOM
7. 2026-06-09
   days on market $150,000 Active 36 DOM
8. 2026-06-08
   days on market $150,000 Active 35 DOM
9. 2026-06-07
   days on market $150,000 Active 34 DOM
10. 2026-06-03
    days on market $150,000 Active 30 DOM
11. 2026-06-02
    days on market $150,000 Active 29 DOM
12. 2026-06-01
    days on market $150,000 Active 28 DOM
13. 2026-05-31
    days on market $150,000 Active 27 DOM
14. 2026-05-31
    days on market $150,000 Active 26 DOM
15. 2026-05-04
    listed $150,000 Active 833-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 22 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: $20,557
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$4,364
• Taxable income: $1,502
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $3,440/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

• Census place: Bellview, FL
• County: Escambia County · 301,722 people
• City population: 1,170
• 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

1 event — show timeline

• 2026-05-04 Listed $150,000 PARMLS

Property tax history

+9.8%/yr

Latest (2025): $227 · +80.9% YoY. Source: county tax records.