10 Pleasant Ave · West Pensacola, FL 32505

$90,000

3 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 45 Days on market

Built 1958 9,212 sqft lot $66/sqft · 49% below area Est $177k · 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

NICE WORKSHOP AND COVERED PATIO, VINYL SOFFIT

Key facts

• Covered patio
• Vinyl soffit
• Workshop

Tags

• WORKSHOP
• COVERED PATIO
• VINYL SOFFIT

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: One covered parking space; Carport
• Security: Security system
• Utilities: Public water; Septic tank sewer; Electric with circuit breakers and copper wiring; Cable available
• Home design: Single-story block construction; One-level entry
• Construction: Built with block construction; Slab foundation; Composition roof; Green features include insulation, insulated walls, and ridge vent
• Exterior features: Covered porch; Covered patio; Back yard with chain link fencing; County-maintained road access; Central access to the lot

Interior

• Kitchen: Pantry; Refrigerator; Gas water heater
• Bedrooms: Master bedroom on the first floor, approximately 12 x 12; Second bedroom on the first floor, approximately 11 x 11; Third bedroom on the first floor, approximately 11 x 11
• Flooring: Tile; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans for additional cooling
• Interior features: Insulated doors; Double-pane windows; Storage; Ceiling fans
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 7.7% in West 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 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; 16 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 43% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $38k; list at $90k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $87,300 (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. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.78% ✓
• Cap rate: 14.57%
• Cash-on-cash: 29.57%
• DSCR: 2.32
• GRM: 4.7

CMA / ARV

• ARV (median comp): $177,096
• List price: $90,000
• Delta: -49.18%
• 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
2906 W Moreno St	0.31mi	3/2.0	1,314 (-3%)	8mo	$113,500	$86	70
1905 N S St	0.35mi	3/1.5	1,247 (-8%)	1mo	$95,000	$76	67
78 Hunter Ave	0.17mi	3/2.0	1,188 (-13%)	1mo	$135,000	$114	66
2705 W Brainerd St	0.62mi	3/2.0	1,384 (+2%)	1mo	$225,000	$163	63
2312 W Lakeview Ave	0.46mi	3/2.0	1,425 (+5%)	7mo	$239,000	$168	61
2910 W Lee St	0.44mi	3/2.0	1,272 (-6%)	7mo	$199,990	$157	59
3258 Peagler Plaza Rd	0.72mi	3/2.0	1,310 (-4%)	5mo	$164,000	$125	52
1918 W Maxwell St	0.72mi	4/2.0 (+1)	1,299 (-4%)	8mo	$152,000	$117	43
3807 W Moreno St	0.65mi	4/2.0 (+1)	1,452 (+7%)	8mo	$210,000	$145	43
1009 N U St	0.71mi	4/2.0 (+1)	1,485 (+9%)	7mo	$172,872	$116	37
3907 W Blount St	0.73mi	3/1.0	1,160 (-15%)	7mo	$150,000	$129	35
1100 N T St	0.70mi	4/2.0 (+1)	1,520 (+12%)	8mo	$95,000	$63	32

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: 26.3%
• Equity multiple: 2.12×
• Total profit: $28,156
• Equity at exit: $13,419

10-year hold

• IRR: 35.1%
• Equity multiple: 4.53×
• Total profit: $89,057
• Equity at exit: $7,782

Cash invested: $25,200 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,602 high
• Mortgage (P&I): −$472
• Tax from tax record: −$135 /mo · $1,623/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $621

Break-even live

Break-even rent $816

Max offer price $90,000

Occupancy floor 56%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3418 Luke St Pensacola, FL	4.0	2.0	1620	$1,800	$1.11	23d	1	0.48mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	23d	1	0.58mi
2802 W Gonzalez St Pensacola, FL	3.0	2.0	1824	$1,600	$0.88	23d	1	0.61mi
2108 W Bobe St Pensacola, FL	4.0	2.0	1752	$2,100	$1.20	23d	1	0.62mi
2303 W Brainerd St Pensacola, FL	2.0	1.0	955	$1,100	$1.15	23d	1	0.72mi
852 Garnet St Pensacola, FL	3.0	1.5	1150	$1,150	$1.00	13d	1	0.88mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	23d	1	1.08mi
707 New York Dr Pensacola, FL	2.0	1.0	1266	$1,185	$0.94	23d	1	1.09mi
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	23d	1	1.20mi
1717 W Cervantes St Pensacola, FL	2.0	2.0	974	$1,169	$1.20	13d	3	1.21mi
315 N Pace Blvd Unit b Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	23d	1	1.28mi
315 N Pace Blvd Unit A Pensacola, FL	3.0	2.0	1342	$1,850	$1.38	23d	1	1.28mi
309 N Pace Blvd Unit B Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	23d	1	1.30mi
1804 W Belmont St Unit A Pensacola, FL	3.0	1.0	925	$995	$1.08	21d	1	1.34mi
721 W Jordan St Pensacola, FL	3.0	2.0	1030	$1,895	$1.84	23d	1	1.41mi
239 N K St Pensacola, FL	3.0	2.0	1392	$1,950	$1.40	23d	1	1.48mi

Listing history 11 events

1. 2026-06-18
   days on market $90,000 Active 45 DOM
2. 2026-06-17
   statusdays on market $90,000 Active 44 DOM
3. 2026-06-07
   statusdays on market $90,000 Pending 43 DOM
4. 2026-06-03
   days on market $90,000 Active 41 DOM
5. 2026-06-02
   days on market $90,000 Active 40 DOM
6. 2026-06-01
   days on market $90,000 Active 39 DOM
7. 2026-05-31
   days on market $90,000 Active 38 DOM
8. 2026-05-31
   days on market $90,000 Active 37 DOM
9. 2026-04-23
   listed $90,000 Active 45-char remark
10. 1992-08-01
    soldstatus $38,100
11. 1992-04-01
    soldstatus $36,400

ⓘ 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: $1,623 · $135/mo
• Projected year-2 tax: $1,623 · $135/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 5/10 Major FEMA zone X (unshaded) · 50% 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: $19,225
• − Mortgage interest: −$5,041
• − Property taxes: −$1,623
• − Insurance: −$450
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$2,618
• Taxable income: $6,416
• Est. tax owed @ 24.0%: −$1,540
• After-tax cash flow: $5,911/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

+147.3% since first listed

5 events — show timeline

• 2026-06-16 Relisted — PARMLS
• 2026-06-05 Pending — PARMLS
• 2026-04-23 Listed $90,000 PARMLS
• 1992-08-01 Sold (Public Records) $38,100 Public Records
• 1992-04-01 Sold (Public Records) $36,400 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,623 · +15.1% YoY. Source: county tax records.