622 Edwards St · Warrington, FL 32507

$150,000

3 bd · 1.0 ba · 760 sqft · SingleFamily public records · 14 Days on market

Built 1962 5,227 sqft lot Est $195k · 23% 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 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

Calling All Investors!!!! First Time Home Buyers!!!! Any One Downsizing??? This attractive house has tons of potential!! Current owner has completed a lot of house improvements already!!! Just needs some tlc to get this home back to its former glory! Just finished roof update!!! Improved front flower beds. New siding installed, New Exterior Doors. Inside of home needs to be remodeled. Home owner is currently just starting interior renovations and is going room by room and completing as they can: work still needed to be completed: (Some small drywall repair, kitchen, updating bathroom fixtures, floor needs updated, windows & fresh paint). Dining room is almost completely finished.

Key facts

• Roof update
• New siding
• New exterior doors

Tags

• ROOF UPDATE
• IMPROVED FRONT FLOWER BEDS
• NEW SIDING
• NEW EXTERIOR DOORS
• PLUMBING RECENTLY UPGRADED

Property features AI

Exterior

• Home design: House; Living area approximately 760
• Exterior features: Lot approximately 5,227 sq ft

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $206 ($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 $142k (5.0% below list).
• Recommended offer: $142k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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; 15 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 $4k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $142,433 (5.0% below list)

Questions for the listing agent

1. Built in 1962 — 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 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?
4. 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.
5. 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.
6. 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: 7.94%
• Cash-on-cash: 5.89%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $194,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 E Carver Dr	0.32mi	2/1.0 (-1)	678 (-11%)	2mo	$55,000	$81	60
611 W Sunset Ave	0.45mi	2/1.0 (-1)	768 (+1%)	18mo	$220,000	$286	57
91 Leyte Dr	0.35mi	2/2.0 (-1)	690 (-9%)	6mo	$149,000	$216	54
220 Oak Ave	0.38mi	2/1.0 (-1)	800 (+5%)	20mo	$205,000	$256	52
609 W Sunset Ave	0.46mi	2/2.0 (-1)	753 (-1%)	21mo	$245,000	$325	51
504 W Sunset Ave	0.60mi	2/1.0 (-1)	780 (+3%)	17mo	$235,000	$301	48
43 Druid Dr	0.61mi	3/1.0	864 (+14%)	2mo	$70,500	$82	47
107 Leyte Dr	0.40mi	3/1.5	837 (+10%)	21mo	$145,000	$173	44
120 Brandon Ave	0.70mi	3/1.0	806 (+6%)	18mo	$179,000	$222	43
1025 Lownde Ave	0.42mi	2/1.0 (-1)	858 (+13%)	18mo	$160,000	$186	38
507 NW Syrcle Dr	0.63mi	4/1.5 (+1)	840 (+10%)	18mo	$229,000	$273	31
315 Chattman St	0.60mi	3/2.0	866 (+14%)	21mo	$355,000	$410	27

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-13,729
• Equity at exit: $22,365

10-year hold

• IRR: -2.0%
• Equity multiple: 0.88×
• Total profit: $-5,171
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$787
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $206

Break-even live

Break-even rent $1,163

Max offer price $150,000

Occupancy floor 81%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1036 Hawthorn Dr Unit B Pensacola, FL	2.0	1.0	650	$800	$1.23	23d	1	0.11mi
45 W Carver Dr Pensacola, FL	3.0	1.0	940	$1,325	$1.41	23d	1	0.27mi
26 N Lincoln Rd Unit B Pensacola, FL	2.0	1.0	759	$1,050	$1.38	13d	1	0.32mi
7 Mindoro Cir Pensacola, FL	3.0	1.0	924	$1,395	$1.51	23d	1	0.39mi
315 Flannan Rd Pensacola, FL	3.0	1.0	836	$1,745	$2.09	13d	1	0.56mi
718 Mills Ave Unit A Pensacola, FL	2.0	1.0	728	$1,200	$1.65	23d	1	0.61mi
99 S 3rd St Unit 3 Pensacola, FL	2.0	1.5	900	$1,259	$1.40	23d	1	0.72mi
102 SE Kalash Rd Pensacola, FL	4.0	2.0	1029	$1,800	$1.75	23d	1	0.73mi
2 E Sunset Ave Unit 3 Pensacola, FL	2.0	1.0	806	$1,350	$1.67	23d	1	0.75mi
1120 S Old Corry Field Rd Pensacola, FL	3.0	1.0	1000	$1,295	$1.29	23d	1	0.86mi
1007 Winton Ave Unit B Pensacola, FL	2.0	1.0	810	$1,295	$1.60	23d	1	0.95mi
405 E Palmetto Ave Pensacola, FL	2.0	1.0	900	$1,800	$2.00	23d	1	0.97mi
346 Quigley Rd Pensacola, FL	3.0	2.0	1021	$1,500	$1.47	23d	1	1.15mi
316 Teakwood Cir Pensacola, FL	2.0	1.5	1024	$1,350	$1.32	13d	1	1.49mi
4600 Twin Oaks Dr Pensacola, FL	1.0–2.0	1.0	838	$1,499	$1.79	13d	29	1.50mi

Listing history 10 events

1. 2026-06-18
   days on market $150,000 Active 14 DOM
2. 2026-06-17
   days on market $150,000 Active 13 DOM
3. 2026-06-16
   days on market $150,000 Active 12 DOM
4. 2026-06-15
   days on market $150,000 Active 11 DOM
5. 2026-06-14
   days on market $150,000 Active 9 DOM
6. 2026-06-10
   days on market $150,000 Active 6 DOM
7. 2026-06-09
   days on market $150,000 Active 5 DOM
8. 2026-06-08
   days on market $150,000 Active 4 DOM
9. 2026-06-07
   remarks 695-char remark
10. 2026-06-07
    listed $150,000 Active 3 DOM

ⓘ 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: $838 · $70/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$407/yr (+$34/mo · 48.5%)

ⓘ 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 · 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: $17,092
• − Mortgage interest: −$8,402
• − Property taxes: −$838
• − Insurance: −$750
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$4,364
• Taxable income: $3
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $2,474/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

1 event — show timeline

• 2026-06-04 Listed $150,000 ForSaleByOwner.com

Property tax history

+6.4%/yr

Latest (2025): $838 · +19.9% YoY. Source: county tax records.