13 Marine Dr · Warrington, FL 32507

$199,999

6 bd · 1.0 ba · 1,060 sqft · Other public records · 90 Days on market

Built 1948 $189/sqft · 16% above area Est $176k · 14% over

---

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 +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +5.9/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Duplex opportunity featuring two units on one property. The main/front unit offers 2 bedrooms and 1 bathroom with charming character throughout. The second unit is 1/1 with kitchen attached to the two-car garage, providing 420 sq ft of additional living space—ideal for rental income, guests, or multi-generational living. Schedule your showing today to explore the potential this property offers. Call to book your showing today!

Key facts

• 2 garage spots
• Built 1948
• Listed 90 days

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 1 comparable units currently listed for rent nearby; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($74k/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 $6k 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 90 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.09% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.14%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

• ARV (median comp): $175,665
• List price: $199,999
• Delta: 13.85%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.22% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.79×
• Total profit: $-12,032
• Equity at exit: $29,821

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $5,526
• Equity at exit: $17,292

Cash invested: $56,000 (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 32507

• Home prices YoY: -4.6%
• Rents YoY: 1.2%
• Active inventory: 702
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,182 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$212 /mo · $2,541/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $380

Break-even live

Break-even rent $1,701

Max offer price $199,999

Occupancy floor 78%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Milton Rd Pensacola, FL	6.0	2.0	1108	$1,375	$1.24	23d	1	0.39mi

Listing history 21 events

1. 2026-06-18
   days on market $199,999 Active 90 DOM
2. 2026-06-17
   days on market $199,999 Active 89 DOM
3. 2026-06-16
   days on market $199,999 Active 88 DOM
4. 2026-06-15
   days on market $199,999 Active 87 DOM
5. 2026-06-14
   pricedays on market $199,999 Active 85 DOM
6. 2026-06-10
   days on market $209,999 Active 82 DOM
7. 2026-06-09
   days on market $209,999 Active 81 DOM
8. 2026-06-08
   days on market $209,999 Active 80 DOM
9. 2026-06-07
   days on market $209,999 Active 79 DOM
10. 2026-06-03
    days on market $209,999 Active 75 DOM
11. 2026-06-02
    days on market $209,999 Active 74 DOM
12. 2026-06-01
    days on market $209,999 Active 73 DOM
13. 2026-05-31
    days on market $209,999 Active 72 DOM
14. 2026-05-31
    days on market $209,999 Active 71 DOM
15. 2026-05-08
    price $209,999 436-char remark

    Show marketing remark (436 chars)

    Duplex opportunity featuring two units on one property. The main/front unit offers 2 bedrooms and 1 bathroom with charming character throughout. The second unit is 1/1 with kitchen attached to the two-car garage, providing 420 sq ft of additional living space—ideal for rental income, guests, or multi-generational living. Schedule your showing today to explore the potential this property offers. Call to book your showing today!

16. 2026-03-20
    listed $210,000 Active 436-char remark

    Show marketing remark (436 chars)

    Duplex opportunity featuring two units on one property. The main/front unit offers 2 bedrooms and 1 bathroom with charming character throughout. The second unit is 1/1 with kitchen attached to the two-car garage, providing 420 sq ft of additional living space—ideal for rental income, guests, or multi-generational living. Schedule your showing today to explore the potential this property offers. Call to book your showing today!

17. 2017-01-30
    soldstatus $927,000
18. 2006-11-06
    soldstatus $95,900
19. 2006-10-27
    soldstatus $95,900 538-char remark

    Show marketing remark (538 chars)

    2 FOR THE PRICE OF ONE! HOUSE HAS HARDWOOD FLOORS IN LIVING AND DINING AREA, 2ND BEDROOM HAS 2 CLOSETS, MASTER BEDROOM HAS ADJOINING OFFICE. THE KITCHEN HAS STOVE AND DISWASHER AND VINYL FLOORING, HOME ALSO HAS A LAUNDRY ROOM. PLUS!!! OVERSIZED GARAGE WITH 2 LARGE WORK BENCHES AND APPARTMENT IN BACK OF GARAGE HAS LIVING AREA, FULL BATH AND KITCHEN. CLOSE TO NAS (GOOD RENTAL) HAS A LITTLE YARD AREA IN BACK OF APPARTMENT. GREAT INVESTMENT OR HOME WITH RENTAL TO HELP WITH PAYMENTS. GLOBE HAME WARRANTY AVAILABLE!!! SEE THIS ONE SOON!!!

20. 2006-08-03
    listed $110,000 538-char remark

    Show marketing remark (538 chars)

    2 FOR THE PRICE OF ONE! HOUSE HAS HARDWOOD FLOORS IN LIVING AND DINING AREA, 2ND BEDROOM HAS 2 CLOSETS, MASTER BEDROOM HAS ADJOINING OFFICE. THE KITCHEN HAS STOVE AND DISWASHER AND VINYL FLOORING, HOME ALSO HAS A LAUNDRY ROOM. PLUS!!! OVERSIZED GARAGE WITH 2 LARGE WORK BENCHES AND APPARTMENT IN BACK OF GARAGE HAS LIVING AREA, FULL BATH AND KITCHEN. CLOSE TO NAS (GOOD RENTAL) HAS A LITTLE YARD AREA IN BACK OF APPARTMENT. GREAT INVESTMENT OR HOME WITH RENTAL TO HELP WITH PAYMENTS. GLOBE HAME WARRANTY AVAILABLE!!! SEE THIS ONE SOON!!!

21. 1974-01-01
    soldstatus $19,000

ⓘ 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: $2,541 · $212/mo
• Projected year-2 tax: $2,541 · $212/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 3/10 Moderate
• 🌡 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: $26,187
• − Mortgage interest: −$11,203
• − Property taxes: −$2,541
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − Depreciation: −$5,818
• Taxable income: $1,435
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $4,217/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

+1005.3% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $209,999 PARMLS
• 2026-03-20 Listed $210,000 PARMLS
• 2017-01-30 Sold (Public Records) $927,000 Public Records
• 2006-11-06 Sold (Public Records) $95,900 Public Records
• 2006-10-27 Sold (MLS) $95,900 PARMLS
• 2006-08-03 Listed $110,000 PARMLS
• 1974-01-01 Sold (Public Records) $19,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $2,541 · +18.9% YoY. Source: county tax records.