8921 Camshire Cir · Warrington, FL 32507

$182,499

3 bd · 2.0 ba · 1,087 sqft · SingleFamily public records · 122 Days on market

Built 2012 3,484 sqft lot $168/sqft · 19% below area Est $226k · 19% 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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.5/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Closing cost negotiable with an acceptable offer! Check out this well-maintained three bedroom, two bath home offering a functional layout and comfortable living spaces. This property provides a practical floor plan designed for everyday living, with ample room to relax, dine, and gather. Ideally located less than 10 minutes from NAS Pensacola, this home is perfectly positioned for military families seeking a quick commute. A neighborhood park sits directly across the street, offering convenient access to outdoor recreation and open green space. Whether you’re relocating to the area or searching for a solid starter home, this property combines comfort, convenience, and location.

Key facts

• Outdoor recreation
• Practical floor plan
• Well maintained

Tags

• WELL MAINTAINED
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACES
• PRACTICAL FLOOR PLAN
• NEIGHBORHOOD PARK
• OUTDOOR RECREATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/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 $173k (5.3% below list).
• Recommended offer: $161k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.3% in Warrington — 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 65/100 on livability (#631 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 (+1.2%/yr); 702 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 122 days — a 12% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask has dropped $17k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $128k; 43% 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; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.31%
• DSCR: 1.15
• GRM: 8.8

CMA / ARV

• ARV (median comp): $226,186
• List price: $182,499
• Delta: -19.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8801 Camshire Cir	0.12mi	3/2.0	1,140 (+5%)	4mo	$208,900	$183	83
2620 Mercado Ave	0.55mi	3/2.0	1,215 (+12%)	12mo	$182,000	$150	45
8901 Mars Dr	0.38mi	3/2.0	1,234 (+14%)	22mo	$250,000	$203	41
8506 Gulf Beach Hwy	0.61mi	2/1.5 (-1)	1,025 (-6%)	22mo	$260,000	$254	37
3842 Weatherstone Cir	0.53mi	3/2.0	1,241 (+14%)	20mo	$245,000	$197	35

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 · 1.22% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.54×
• Total profit: $-23,623
• Equity at exit: $27,211

10-year hold

• IRR: -7.0%
• Equity multiple: 0.59×
• Total profit: $-21,029
• Equity at exit: $15,779

Cash invested: $51,100 (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 32507

• Home prices YoY: -4.6%
• Rents YoY: 1.2%
• Active inventory: 702
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$957
• Tax from tax record: −$192 /mo · $2,301/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $141

Break-even live

Break-even rent $1,550

Max offer price $182,499

Occupancy floor 87%

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: $45,625
• Closing costs: $5,475
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8727 Schooner Ln Pensacola, FL	3.0	2.0	1279	$1,950	$1.52	23d	1	0.38mi
9692 Cobblebrook Dr Pensacola, FL	2.0	1.0	864	$1,300	$1.50	23d	1	0.59mi
8527 San Juan Calzada Pensacola, FL	2.0	1.0	786	$1,150	$1.46	23d	1	0.59mi
2289 Dog Track Rd Unit b Pensacola, FL	2.0	2.0	1070	$1,850	$1.73	13d	1	0.63mi
8584 Alvarado Calzada Pensacola, FL	2.0	2.0	896	$1,200	$1.34	23d	1	0.68mi
9908 Starling Dr Pensacola, FL	3.0	2.0	1354	$2,000	$1.48	23d	1	0.72mi
1076 Antigua Cir Pensacola, FL	3.0	2.0	1074	$1,400	$1.30	21d	1	0.88mi
2018 Marquesas Ln Pensacola, FL	2.0	2.0	1116	$1,400	$1.25	23d	1	0.99mi
9219 Gulf Beach Hwy Pensacola, FL	2.0	2.0	1472	$1,249	$0.85	23d	1	0.99mi
2600 S Blue Angel Pkwy Pensacola, FL	1.0–3.0	1.0–2.0	1178	$2,015	$1.71	13d	18	1.46mi

Listing history 38 events

1. 2026-06-18
   days on market $182,499 Active 122 DOM
2. 2026-06-17
   days on market $182,499 Active 121 DOM
3. 2026-06-16
   days on market $182,499 Active 120 DOM
4. 2026-06-16
   remarks 693-char remark
5. 2026-06-16
   price $182,499 Active 119 DOM
6. 2026-06-15
   days on market $182,500 Active 119 DOM
7. 2026-06-14
   days on market $182,500 Active 117 DOM
8. 2026-06-10
   days on market $182,500 Active 114 DOM
9. 2026-06-09
   days on market $182,500 Active 113 DOM
10. 2026-06-08
    days on market $182,500 Active 112 DOM
11. 2026-06-07
    days on market $182,500 Active 111 DOM
12. 2026-06-03
    days on market $182,500 Active 107 DOM
13. 2026-06-02
    days on market $182,500 Active 106 DOM
14. 2026-06-01
    days on market $182,500 Active 105 DOM
15. 2026-05-31
    days on market $182,500 Active 104 DOM
16. 2026-05-31
    days on market $182,500 Active 103 DOM
17. 2026-05-01
    price $182,500 695-char remark

    Show marketing remark (695 chars)

    Closing cost negotiable with an acceptable offer! Check out this well-maintained three bedroom, two bath home offering a functional layout and comfortable living spaces. This property provides a practical floor plan designed for everyday living, with ample room to relax, dine, and gather. Ideally located less than 10 minutes from NAS Pensacola, this home is perfectly positioned for military families seeking a quick commute. A neighborhood park sits directly across the street, offering convenient access to outdoor recreation and open green space. Whether you’re relocating to the area or searching for a solid starter home, this property combines comfort, convenience, and location.

18. 2026-03-20
    price $185,000 695-char remark

    Show marketing remark (695 chars)

    Closing cost negotiable with an acceptable offer! Check out this well-maintained three bedroom, two bath home offering a functional layout and comfortable living spaces. This property provides a practical floor plan designed for everyday living, with ample room to relax, dine, and gather. Ideally located less than 10 minutes from NAS Pensacola, this home is perfectly positioned for military families seeking a quick commute. A neighborhood park sits directly across the street, offering convenient access to outdoor recreation and open green space. Whether you’re relocating to the area or searching for a solid starter home, this property combines comfort, convenience, and location.

19. 2026-03-17
    status Active 695-char remark

    Show marketing remark (695 chars)

    Closing cost negotiable with an acceptable offer! Check out this well-maintained three bedroom, two bath home offering a functional layout and comfortable living spaces. This property provides a practical floor plan designed for everyday living, with ample room to relax, dine, and gather. Ideally located less than 10 minutes from NAS Pensacola, this home is perfectly positioned for military families seeking a quick commute. A neighborhood park sits directly across the street, offering convenient access to outdoor recreation and open green space. Whether you’re relocating to the area or searching for a solid starter home, this property combines comfort, convenience, and location.

20. 2026-03-17
    historical Contingent 695-char remark

    Show marketing remark (695 chars)

    Closing cost negotiable with an acceptable offer! Check out this well-maintained three bedroom, two bath home offering a functional layout and comfortable living spaces. This property provides a practical floor plan designed for everyday living, with ample room to relax, dine, and gather. Ideally located less than 10 minutes from NAS Pensacola, this home is perfectly positioned for military families seeking a quick commute. A neighborhood park sits directly across the street, offering convenient access to outdoor recreation and open green space. Whether you’re relocating to the area or searching for a solid starter home, this property combines comfort, convenience, and location.

21. 2026-02-20
    price $194,990 695-char remark

    Show marketing remark (695 chars)

    Closing cost negotiable with an acceptable offer! Check out this well-maintained three bedroom, two bath home offering a functional layout and comfortable living spaces. This property provides a practical floor plan designed for everyday living, with ample room to relax, dine, and gather. Ideally located less than 10 minutes from NAS Pensacola, this home is perfectly positioned for military families seeking a quick commute. A neighborhood park sits directly across the street, offering convenient access to outdoor recreation and open green space. Whether you’re relocating to the area or searching for a solid starter home, this property combines comfort, convenience, and location.

22. 2026-02-16
    listed $199,000 Active 695-char remark

    Show marketing remark (695 chars)

    Closing cost negotiable with an acceptable offer! Check out this well-maintained three bedroom, two bath home offering a functional layout and comfortable living spaces. This property provides a practical floor plan designed for everyday living, with ample room to relax, dine, and gather. Ideally located less than 10 minutes from NAS Pensacola, this home is perfectly positioned for military families seeking a quick commute. A neighborhood park sits directly across the street, offering convenient access to outdoor recreation and open green space. Whether you’re relocating to the area or searching for a solid starter home, this property combines comfort, convenience, and location.

23. 2026-02-11
    historical $1,450
24. 2026-02-06
    listed $1,450
25. 2026-02-05
    historical $1,450
26. 2026-01-31
    listed $1,450
27. 2025-09-23
    historical $1,450
28. 2025-09-12
    price $1,450
29. 2025-08-07
    price $1,595
30. 2025-07-17
    price $1,695
31. 2025-06-04
    listed $1,750
32. 2024-08-01
    historical $1,650
33. 2024-06-29
    listed $1,650
34. 2021-04-16
    soldstatus $127,500 Sold 501-char remark

    Show marketing remark (501 chars)

    PERFECT FOR 1ST TIME HOME BUYERS! QUALIFIES FOR CONVENTIONAL, VA, AND FHA FINANCING!! Move-in ready 3 bedroom - 2 bath home! This is an Energy Star qualified home with Anderson Silverline impact resistant windows and WaterSense faucets. Home also has a low maintenance exterior, covered front porch, Owen Corning 30 year architectural shingles, laminate flooring in kitchen and bathrooms, new carpet in living and bedrooms, exterior storage room, and inside-laundry. Don't miss out on this great home!

35. 2021-04-14
    status Pending 501-char remark

    Show marketing remark (501 chars)

    PERFECT FOR 1ST TIME HOME BUYERS! QUALIFIES FOR CONVENTIONAL, VA, AND FHA FINANCING!! Move-in ready 3 bedroom - 2 bath home! This is an Energy Star qualified home with Anderson Silverline impact resistant windows and WaterSense faucets. Home also has a low maintenance exterior, covered front porch, Owen Corning 30 year architectural shingles, laminate flooring in kitchen and bathrooms, new carpet in living and bedrooms, exterior storage room, and inside-laundry. Don't miss out on this great home!

36. 2021-03-19
    listed Contingent 501-char remark

    Show marketing remark (501 chars)

    PERFECT FOR 1ST TIME HOME BUYERS! QUALIFIES FOR CONVENTIONAL, VA, AND FHA FINANCING!! Move-in ready 3 bedroom - 2 bath home! This is an Energy Star qualified home with Anderson Silverline impact resistant windows and WaterSense faucets. Home also has a low maintenance exterior, covered front porch, Owen Corning 30 year architectural shingles, laminate flooring in kitchen and bathrooms, new carpet in living and bedrooms, exterior storage room, and inside-laundry. Don't miss out on this great home!

37. 2021-02-24
    listed $124,900 501-char remark

    Show marketing remark (501 chars)

    PERFECT FOR 1ST TIME HOME BUYERS! QUALIFIES FOR CONVENTIONAL, VA, AND FHA FINANCING!! Move-in ready 3 bedroom - 2 bath home! This is an Energy Star qualified home with Anderson Silverline impact resistant windows and WaterSense faucets. Home also has a low maintenance exterior, covered front porch, Owen Corning 30 year architectural shingles, laminate flooring in kitchen and bathrooms, new carpet in living and bedrooms, exterior storage room, and inside-laundry. Don't miss out on this great home!

38. 2019-01-17
    soldstatus $70,100

ⓘ 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: $2,301 · $192/mo
• Projected year-2 tax: $2,301 · $192/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $20,748
• − Mortgage interest: −$10,223
• − Property taxes: −$2,301
• − Insurance: −$912
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$5,309
• Taxable loss: −$1,316
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $2,009/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 — Warrington

• Score: 65/100
• State rank: #631
• US rank: #12396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrington, FL
• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 32,226
• Household income: $73,540
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1175.0

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 (73%)
• Race & ethnicity: White 73% Black 10% Two or more races 10% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -26.23%
• Current HPI: 548.03
• Rent YoY: ▲ 1.22%
• 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

+160.3% since first listed

22 events — show timeline

• 2026-05-01 Price Changed $182,500 PARMLS
• 2026-03-20 Price Changed $185,000 PARMLS
• 2026-03-17 Relisted — PARMLS
• 2026-03-17 Contingent — PARMLS
• 2026-02-20 Price Changed $194,990 PARMLS
• 2026-02-16 Listed $199,000 PARMLS
• 2026-02-11 Rental Removed $1,450 RENTALBEAST
• 2026-02-06 Listed for Rent $1,450 RENTALBEAST
• 2026-02-05 Rental Removed $1,450 PARMLS
• 2026-01-31 Listed for Rent $1,450 PARMLS
• 2025-09-23 Rental Removed $1,450 PARMLS
• 2025-09-12 Price Changed $1,450 PARMLS
• 2025-08-07 Price Changed $1,595 PARMLS
• 2025-07-17 Price Changed $1,695 PARMLS
• 2025-06-04 Listed for Rent $1,750 PARMLS
• 2024-08-01 Rental Removed $1,650 PARMLS
• 2024-06-29 Listed for Rent $1,650 PARMLS
• 2021-04-16 Sold (MLS) $127,500 PARMLS
• 2021-04-14 Pending — PARMLS
• 2021-03-19 Listed — PARMLS
• 2021-02-24 Listed $124,900 PARMLS
• 2019-01-17 Sold (Public Records) $70,100 Public Records

Property tax history

+13.3%/yr

Latest (2025): $2,301 · +123.4% YoY. Source: county tax records.