4919 W Jackson St · West Pensacola, FL 32506

$90,000

3 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 14 Days on market

Built 1951 10,454 sqft lot Est $158k · 43% 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
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NICE STARTER HOME ON THE WESTSIDE, PROPERTY ZONE MDR

Key facts

• 0.24 acre lot
• Built 1951
• Listed 14 days

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway; Open parking
• Utilities: Public water; Septic tank; Electric with circuit breakers and copper wiring; Cable available
• Home design: Detached property (resale); One story; Slab foundation; Frame construction; Composition roof; County-maintained road access; Public water
• Construction: Frame construction; Composition roof; Slab foundation; One level
• Exterior features: Back yard fencing; Patio; Yard building

Interior

• Kitchen: Laminate counters; Pantry; Dishwasher; Refrigerator; Gas water heater
• Bedrooms: Primary bedroom on first floor, approximately 15 x 15; Bedroom on first floor, approximately 13 x 12; Second additional bedroom on first floor, approximately 18 x 10
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Chair rail; Insulated doors
• Laundry & utility: Indoor laundry with washer/dryer hookups

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 $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 14.4% 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 (+3.9%/yr); 270 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $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 + 3.9% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $16k; list at $90k implies a 462% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $90,000

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.72% ✓
• Cap rate: 14.44%
• Cash-on-cash: 29.09%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $157,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
258 Omega Ct	0.17mi	3/1.0	1,098 (+0%)	5mo	$127,500	$116	88
128 Beech St	0.12mi	3/1.0	1,140 (+4%)	6mo	$135,000	$118	83
100 Teakwood Cir	0.38mi	3/2.0	1,150 (+5%)	1mo	$155,000	$135	69
249 Willow St	0.30mi	2/2.0 (-1)	1,137 (+4%)	5mo	$184,000	$162	67
4953 Martha Ave	0.50mi	3/2.0	1,120 (+2%)	4mo	$220,000	$196	65
1106 N 50th Ave	0.56mi	3/2.0	1,086 (-1%)	5mo	$190,000	$175	64
307 N 59th Ave	0.69mi	3/1.5	1,108 (+1%)	2mo	$190,000	$171	62
5527 Lynwood Rd	0.45mi	3/1.0	974 (-11%)	3mo	$110,000	$113	58
4957 Elsa Ave	0.59mi	3/1.0	1,000 (-9%)	6mo	$144,000	$144	53
105 Citrus St	0.66mi	3/2.0	1,200 (+10%)	5mo	$170,000	$142	46
15 Janet St	0.42mi	4/1.5 (+1)	1,252 (+14%)	5mo	$86,000	$69	46
122 State St	0.59mi	2/1.0 (-1)	940 (-14%)	7mo	$156,000	$166	38

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: 24.4%
• Equity multiple: 2.02×
• Total profit: $25,678
• Equity at exit: $13,419

10-year hold

• IRR: 32.8%
• Equity multiple: 4.10×
• Total profit: $78,123
• 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 32506

• Home prices YoY: -22.5%
• Rents YoY: 3.9%
• Active inventory: 270
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$472
• Tax from tax record: −$106 /mo · $1,273/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $611

Break-even live

Break-even rent $779

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5501 Mayfair Dr Pensacola, FL	3.0	1.0	912	$1,295	$1.42	23d	1	0.32mi
316 Teakwood Cir Pensacola, FL	2.0	1.5	1024	$1,350	$1.32	14d	1	0.40mi
4600 Twin Oaks Dr Pensacola, FL	1.0–2.0	1.0	838	$1,499	$1.79	14d	29	0.49mi
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	23d	1	0.61mi
190 N Old Corry Field Rd Pensacola, FL	1.0–2.0	1.0–2.0	915	$1,174	$1.28	14d	3	0.79mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	21d	1	1.09mi
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	23d	1	1.40mi
7200 Lillian Hwy Pensacola, FL	2.0	1.0	675	$1,200	$1.78	14d	11	1.45mi
852 Garnet St Pensacola, FL	3.0	1.5	1150	$1,150	$1.00	14d	1	1.49mi

Listing history 3 events

1. 2026-04-30
   status Pending
2. 2026-04-16
   listed $90,000 Active
3. 1996-07-29
   soldstatus $16,000

ⓘ 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: $1,273 · $106/mo
• Projected year-2 tax: $1,273 · $106/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 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: $18,629
• − Mortgage interest: −$5,041
• − Property taxes: −$1,273
• − Insurance: −$450
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$2,618
• Taxable income: $6,265
• Est. tax owed @ 24.0%: −$1,504
• After-tax cash flow: $5,826/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): 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

+462.5% since first listed

3 events — show timeline

• 2026-04-30 Pending — PARMLS
• 2026-04-16 Listed $90,000 PARMLS
• 1996-07-29 Sold (Public Records) $16,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,273 · +18.5% YoY. Source: county tax records.