5771 Belmont Stakes Rd · Bellview, FL 32526

$290,000

4 bd · 2.0 ba · 1,783 sqft · SingleFamily public records · 74 Days on market

Built 2023 7,200 sqft lot $163/sqft · at area comps Est $306k · 5% under $35/mo HOA · 2% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +9.8/15.0
• Cash flow +9.2/30.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Cali floor plan in the desirable Bridlewood community—offering 4 bedrooms, 2 bathrooms, and a thoughtfully designed layout perfect for comfortable living. As you enter, you’ll find three generously sized guest bedrooms at the front of the home, each featuring ample closet space. The heart of the home opens up to a spacious, open-concept living area where the kitchen seamlessly flows into the dining and living spaces—ideal for both everyday living and entertaining. The kitchen is well-appointed with a large island, stainless steel appliances, and a walk-in pantry providing plenty of storage.Privately situated at the rear of the home, the primary suite offers a relaxing retreat with an ensuite bathroom and a spacious walk-in closet. Durable luxury vinyl plank flooring runs throughout the main living areas, with soft carpeting in the bedrooms for added comfort. Conveniently located near Mobile Highway and Steeplechase Blvd, Bridlewood offers a peaceful setting with winding streets and a quiet atmosphere, while still providing easy access to shopping, dining, and everyday conveniences.

Key facts

• Walk-in closet
• Primary suite
• Large island

Tags

• OPEN-CONCEPT LIVING AREA
• LARGE ISLAND
• WALK-IN PANTRY
• PRIMARY SUITE
• ENSUITE BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (22.2% below list).
• Recommended offer: $226k (22.2% below list) — sets the bar for 1% rule.

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: amenities F, commute F, health & safety 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.
• Zoned schools: Beulah Elementary School (math 53% / reading 57%, grade C, #872 of 2,144 statewide, top 42%, 946 students, 57% FRL); Pine Forest High School (math 20% / reading 32%, grade F, #494 of 667 statewide, top 75%, 1,870 students, 62% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents rising fast (+4.4%/yr); 421 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 36% 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 $9k 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 74 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $225,734 (22.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.23%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $305,924
• List price: $290,000
• Delta: -5.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7344 Single Trce	0.27mi	4/2.0	1,787 (+0%)	2mo	$292,000	$163	85
5952 Smarty Jones Way	0.27mi	4/2.0	1,787 (+0%)	13mo	$300,000	$168	76
7581 Steeplechase Blvd	0.32mi	4/2.0	1,787 (+0%)	11mo	$290,000	$162	76
5799 Blackhorse Cir	0.17mi	3/2.0 (-1)	1,720 (-4%)	12mo	$324,900	$189	71
6177 Native Dancer Way Way	0.65mi	4/2.0	1,787 (+0%)	1mo	$320,000	$179	69
6173 Native Dancer Way	0.64mi	4/2.0	1,787 (+0%)	4mo	$299,900	$168	66
5920 Percheron Dr Lot 7E	0.44mi	4/2.0	1,707 (-4%)	13mo	$300,990	$176	62
7536 Jamesville Rd	0.52mi	3/2.0 (-1)	1,745 (-2%)	8mo	$259,900	$149	61
5908 Percheron Dr Lot 4E	0.46mi	4/2.0	1,667 (-6%)	13mo	$298,490	$179	57
4124 Erika Ct	0.71mi	3/2.0 (-1)	1,891 (+6%)	2mo	$344,900	$182	51
6064 Unbridled Loop	0.54mi	4/2.5	1,992 (+12%)	10mo	$302,000	$152	45
7508 Beulah School Rd	0.65mi	4/2.5	2,039 (+14%)	11mo	$365,000	$179	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: -20.1%
• Equity multiple: 0.29×
• Total profit: $-57,621
• Equity at exit: $43,240

10-year hold

• IRR: -10.3%
• Equity multiple: 0.33×
• Total profit: $-54,166
• Equity at exit: $25,074

Cash invested: $81,200 (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 32526

• Home prices YoY: -28.3%
• Rents YoY: 4.4%
• Active inventory: 421
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,257 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$325 /mo · $3,905/yr
• Insurance: −$121
• HOA: −$35
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-219

Break-even live

Break-even rent $2,534

Max offer price $251,359

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-137	+0% $-219	+5% $-301	+10% $-383
Rent	-10% $-397	-5% $-308	+0% $-219	+5% $-130	+10% $-40
Rate	-1.0pp $-73	-0.5pp $-145	base $-219	+0.5pp $-294	+1.0pp $-370

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6550 Paso Fino Dr Pensacola, FL	3.0	2.0	1899	$2,050	$1.08	23d	1	0.36mi
7748 Alydar Loop Pensacola, FL	4.0	2.0	1787	$1,950	$1.09	25d	1	0.47mi
6081 Secretariat Way Pensacola, FL	4.0	2.0	1783	$2,125	$1.19	25d	1	0.53mi
7024 Tepin Ct Pensacola, FL	4.0	2.0	1433	$2,000	$1.40	25d	1	0.54mi
6130 Native Dancer Way Pensacola, FL	4.0	2.0	1787	$2,025	$1.13	25d	1	0.62mi
6161 Native Dancer Way Pensacola, FL	4.0	2.0	1787	$1,895	$1.06	25d	1	0.63mi
8573 Myslak Way Unit The Retreat Bellview, FL	3.0	2.5	1416	$1,880	$1.33	25d	1	1.46mi
8573 Myslak Way Unit The Oasis Bellview, FL	4.0	2.5	1596	$2,144	$1.34	16d	1	1.46mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 20 events

1. 2026-06-21
   days on market $290,000 Active 74 DOM
2. 2026-06-18
   days on market $290,000 Active 71 DOM
3. 2026-06-17
   days on market $290,000 Active 70 DOM
4. 2026-06-16
   days on market $290,000 Active 69 DOM
5. 2026-06-15
   days on market $290,000 Active 68 DOM
6. 2026-06-14
   days on market $290,000 Active 66 DOM
7. 2026-06-10
   days on market $290,000 Active 63 DOM
8. 2026-06-09
   days on market $290,000 Active 62 DOM
9. 2026-06-08
   days on market $290,000 Active 61 DOM
10. 2026-06-07
    pricedays on market $290,000 Active 60 DOM
11. 2026-06-03
    days on market $325,000 Active 56 DOM
12. 2026-06-02
    days on market $325,000 Active 55 DOM
13. 2026-06-01
    days on market $325,000 Active 54 DOM
14. 2026-05-31
    days on market $325,000 Active 53 DOM
15. 2026-05-31
    days on market $325,000 Active 52 DOM
16. 2026-04-08
    listed $325,000 Active 1131-char remark

    Show marketing remark (1131 chars)

    Welcome to the Cali floor plan in the desirable Bridlewood community—offering 4 bedrooms, 2 bathrooms, and a thoughtfully designed layout perfect for comfortable living. As you enter, you’ll find three generously sized guest bedrooms at the front of the home, each featuring ample closet space. The heart of the home opens up to a spacious, open-concept living area where the kitchen seamlessly flows into the dining and living spaces—ideal for both everyday living and entertaining. The kitchen is well-appointed with a large island, stainless steel appliances, and a walk-in pantry providing plenty of storage.Privately situated at the rear of the home, the primary suite offers a relaxing retreat with an ensuite bathroom and a spacious walk-in closet. Durable luxury vinyl plank flooring runs throughout the main living areas, with soft carpeting in the bedrooms for added comfort. Conveniently located near Mobile Highway and Steeplechase Blvd, Bridlewood offers a peaceful setting with winding streets and a quiet atmosphere, while still providing easy access to shopping, dining, and everyday conveniences.

17. 2023-10-27
    soldstatus $305,900 Sold 1071-char remark

    Show marketing remark (1071 chars)

    The Cali is a beautiful 4 bed, 2 bath floorplan located in Bridlewood. As you enter this home, three guest bedrooms are towards the front and are all adorned with sizeable closets. Towards the back of the home, you'll find an open concept kitchen and living room area. The kitchen has an island, a large pantry, and all stainless-steel appliances. Bedroom 1 is located just off the living area and has a gorgeous bathroom with a spacious walk-in closet. Interior features also include LVP flooring throughout the home with carpet in the bedrooms. This home comes standard with a Smart Home Technology package which includes a KwikSet keyless entry, Skybell doorbell, automated front porch lighting, an Echo Dot device and a Quolsys touch panel which can be used to control your lighting, thermostat, front door and more. Located off Mobile Highway and Steeplechase Blvd; this central location keeps you close to all of the things important to you. This serene communities winding streets and quiet atmosphere is perfect for those who seek a retreat at the end of the day.

18. 2023-09-25
    status Pending 1071-char remark

    Show marketing remark (1071 chars)

    The Cali is a beautiful 4 bed, 2 bath floorplan located in Bridlewood. As you enter this home, three guest bedrooms are towards the front and are all adorned with sizeable closets. Towards the back of the home, you'll find an open concept kitchen and living room area. The kitchen has an island, a large pantry, and all stainless-steel appliances. Bedroom 1 is located just off the living area and has a gorgeous bathroom with a spacious walk-in closet. Interior features also include LVP flooring throughout the home with carpet in the bedrooms. This home comes standard with a Smart Home Technology package which includes a KwikSet keyless entry, Skybell doorbell, automated front porch lighting, an Echo Dot device and a Quolsys touch panel which can be used to control your lighting, thermostat, front door and more. Located off Mobile Highway and Steeplechase Blvd; this central location keeps you close to all of the things important to you. This serene communities winding streets and quiet atmosphere is perfect for those who seek a retreat at the end of the day.

19. 2023-08-28
    price $315,900 1071-char remark

    Show marketing remark (1071 chars)

    The Cali is a beautiful 4 bed, 2 bath floorplan located in Bridlewood. As you enter this home, three guest bedrooms are towards the front and are all adorned with sizeable closets. Towards the back of the home, you'll find an open concept kitchen and living room area. The kitchen has an island, a large pantry, and all stainless-steel appliances. Bedroom 1 is located just off the living area and has a gorgeous bathroom with a spacious walk-in closet. Interior features also include LVP flooring throughout the home with carpet in the bedrooms. This home comes standard with a Smart Home Technology package which includes a KwikSet keyless entry, Skybell doorbell, automated front porch lighting, an Echo Dot device and a Quolsys touch panel which can be used to control your lighting, thermostat, front door and more. Located off Mobile Highway and Steeplechase Blvd; this central location keeps you close to all of the things important to you. This serene communities winding streets and quiet atmosphere is perfect for those who seek a retreat at the end of the day.

20. 2023-08-09
    listed $314,900 Active 1071-char remark

    Show marketing remark (1071 chars)

    The Cali is a beautiful 4 bed, 2 bath floorplan located in Bridlewood. As you enter this home, three guest bedrooms are towards the front and are all adorned with sizeable closets. Towards the back of the home, you'll find an open concept kitchen and living room area. The kitchen has an island, a large pantry, and all stainless-steel appliances. Bedroom 1 is located just off the living area and has a gorgeous bathroom with a spacious walk-in closet. Interior features also include LVP flooring throughout the home with carpet in the bedrooms. This home comes standard with a Smart Home Technology package which includes a KwikSet keyless entry, Skybell doorbell, automated front porch lighting, an Echo Dot device and a Quolsys touch panel which can be used to control your lighting, thermostat, front door and more. Located off Mobile Highway and Steeplechase Blvd; this central location keeps you close to all of the things important to you. This serene communities winding streets and quiet atmosphere is perfect for those who seek a retreat at the end of the day.

ⓘ 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: $3,905 · $325/mo
• Projected year-2 tax: $3,905 · $325/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,088
• − Mortgage interest: −$16,245
• − Property taxes: −$3,905
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − HOA: −$420
• − Depreciation: −$8,436
• Taxable loss: −$7,702
• Est. tax savings @ 24.0%: +$1,848
• After-tax cash flow: $-776/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

+3.2% since first listed

5 events — show timeline

• 2026-04-08 Listed $325,000 PARMLS
• 2023-10-27 Sold (MLS) $305,900 PARMLS
• 2023-09-25 Pending — PARMLS
• 2023-08-28 Price Changed $315,900 PARMLS
• 2023-08-09 Listed $314,900 PARMLS