6001 Royal Port Ct · Bellview, FL 32526

$205,985

3 bd · 2.5 ba · 1,428 sqft · Townhouse public records · 58 Days on market

Built 2018 1,986 sqft lot $144/sqft · 6% above area Est $211k · at est. $233/mo HOA · 12% of rent

---

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).

• Cash flow +9.7/30.0
• ARV discount +8.5/15.0
• 1% rule +4.2/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3-bedroom, 2.5-bath townhome, With its spacious open floor plan, this home offers a bright and inviting atmosphere, ideal for everyday living and entertaining. The main level features a large living room with plenty of natural light, leading into a modern kitchen equipped with stainless steel appliances, granite countertops, and ample storage space. Enjoy meals in the adjacent dining area, or step out onto the private fenced in patio for a relaxing outdoor experience. Additional highlights include a 1-car garage, ample storage, and a low-maintenance yard. This townhome is perfectly located close to top-rated schools, parks, shopping, and dining options, with easy access to major highways and public transportation. Whether you're a growing family or a young professional, this home offers the ideal balance of comfort, convenience, and community. Schedule your personal tour today!

Key facts

• Open floor plan
• Private fenced patio
• Low maintenance yard

Tags

• OPEN FLOOR PLAN
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• PRIVATE FENCED PATIO
• LOW MAINTENANCE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $206k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (8.2% below list).
• Recommended offer: $182k (11.8% below list) — sets the bar for cash-flow.

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: 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 fast (+4.4%/yr); 417 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 30% 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 $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 58 days — a 3% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask is 10886% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,754 (11.8% 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 58 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 9.1

CMA / ARV

• ARV (median comp): $210,781
• List price: $205,985
• Delta: -2.28%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6008 Royal Port Ct	0.03mi	3/2.5	1,428 (0%)	6mo	$195,000	$137	93
6021 Royal Port Ct	0.02mi	3/2.5	1,542 (+8%)	21mo	$212,000	$137	68
6009 Royal Port Ct	0.01mi	3/2.5	1,542 (+8%)	22mo	$219,000	$142	68
6041 Royal Port Ct	0.04mi	3/2.5	1,542 (+8%)	22mo	$210,000	$136	67
6073 Royal Port Ct	0.08mi	3/2.5	1,542 (+8%)	23mo	$215,000	$139	64

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: -19.1%
• Equity multiple: 0.32×
• Total profit: $-39,221
• Equity at exit: $30,713

10-year hold

• IRR: -8.6%
• Equity multiple: 0.42×
• Total profit: $-33,202
• Equity at exit: $17,810

Cash invested: $57,676 (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: 417
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$1,080
• Tax from tax record: −$231 /mo · $2,775/yr
• Insurance: −$86
• HOA: −$233
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-137

Break-even live

Break-even rent $2,064

Max offer price $181,754

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-79	+0% $-137	+5% $-195	+10% $-254
Rent	-10% $-286	-5% $-212	+0% $-137	+5% $-63	+10% $12
Rate	-1.0pp $-33	-0.5pp $-85	base $-137	+0.5pp $-191	+1.0pp $-245

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: $51,496
• Closing costs: $6,180
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6077 Royal Port Ct Pensacola, FL	3.0	2.5	1542	$1,775	$1.15	24d	1	0.11mi
6081 Royal Port Ct Pensacola, FL	3.0	2.5	1428	$1,850	$1.30	24d	1	0.12mi
6225 Mobile Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1036	$2,595	$2.50	14d	15	0.37mi
6379 Mers Ln Pensacola, FL	3.0	2.5	1811	$1,900	$1.05	22d	1	0.51mi
6322 Louisville Ave Pensacola, FL	3.0	2.0	1001	$2,147	$2.14	24d	1	0.72mi
5217 Saufley Field Rd Pensacola, FL	4.0	2.5	1817	$1,895	$1.04	24d	1	0.76mi
5184 Regalo Dr Pensacola, FL	3.0	2.0	1504	$1,900	$1.26	24d	1	0.79mi
4930 Laceiba Dr Pensacola, FL	3.0	1.5	1020	$1,300	$1.27	22d	1	0.93mi
3230 Palmdale Ave Pensacola, FL	3.0	2.0	1300	$1,500	$1.15	24d	1	1.08mi
5519 Lexlee Blvd Pensacola, FL	3.0	2.5	1543	$1,850	$1.20	24d	1	1.14mi
5172 Zachary Blvd Pensacola, FL	3.0	2.0	1803	$1,900	$1.05	24d	1	1.19mi
3219 Fresno Ave Pensacola, FL	3.0	2.0	1192	$1,375	$1.15	24d	1	1.19mi
5404 N Blue Angel Pkwy Pensacola, FL	3.0	1.0	1120	$1,275	$1.14	24d	1	1.24mi
1860 Broyhill Ln Pensacola, FL	3.0	2.0	1561	$1,600	$1.02	24d	1	1.24mi
7318 Hayward Ave Unit P30 P30 Pensacola, FL	2.0	2.0	1000	$1,200	$1.20	24d	1	1.24mi
5877 Tryton Cir Pensacola, FL	4.0	2.0	1419	$1,825	$1.29	24d	1	1.26mi
2702 Massachusetts Ave Pensacola, FL	1.0–3.0	1.0–2.5	1150	$1,745	$1.52	14d	9	1.32mi
7135 Pearson Rd Unit 7 Pensacola, FL	2.0	2.0	902	$1,125	$1.25	24d	1	1.44mi
3001 Flintlock Dr Pensacola, FL	3.0	2.0	1750	$1,895	$1.08	14d	1	1.44mi

HOA detail

• Monthly dues: $233 · $2,796/yr

Listing history 32 events

1. 2026-06-18
   days on market $205,985 Active 58 DOM
2. 2026-06-17
   days on market $205,985 Active 57 DOM
3. 2026-06-16
   pricedays on market $205,985 Active 56 DOM
4. 2026-06-15
   days on market $209,985 Active 55 DOM
5. 2026-06-14
   days on market $209,985 Active 53 DOM
6. 2026-06-10
   days on market $209,985 Active 50 DOM
7. 2026-06-09
   days on market $209,985 Active 49 DOM
8. 2026-06-08
   days on market $209,985 Active 48 DOM
9. 2026-06-07
   days on market $209,985 Active 47 DOM
10. 2026-06-03
    days on market $209,985 Active 43 DOM
11. 2026-06-02
    days on market $209,985 Active 42 DOM
12. 2026-06-01
    days on market $209,985 Active 41 DOM
13. 2026-05-31
    days on market $209,985 Active 40 DOM
14. 2026-05-31
    days on market $209,985 Active 39 DOM
15. 2026-04-23
    listed $1,875
16. 2026-04-22
    historical $1,875
17. 2026-04-21
    price $1,875

    Show marketing remark (931 chars)

    Welcome to this beautifully maintained 3-bedroom, 2.5-bath townhome, With its spacious open floor plan, this home offers a bright and inviting atmosphere, ideal for everyday living and entertaining. The main level features a large living room with plenty of natural light, leading into a modern kitchen equipped with stainless steel appliances, granite countertops, and ample storage space. Enjoy meals in the adjacent dining area, or step out onto the private fenced in patio for a relaxing outdoor experience. Additional highlights include a 1-car garage, ample storage, and a low-maintenance yard. This townhome is perfectly located close to top-rated schools, parks, shopping, and dining options, with easy access to major highways and public transportation. Whether you're a growing family or a young professional, this home offers the ideal balance of comfort, convenience, and community. Schedule your personal tour today!

18. 2026-04-21
    listed $209,990 Active 931-char remark

    Show marketing remark (931 chars)

    Welcome to this beautifully maintained 3-bedroom, 2.5-bath townhome, With its spacious open floor plan, this home offers a bright and inviting atmosphere, ideal for everyday living and entertaining. The main level features a large living room with plenty of natural light, leading into a modern kitchen equipped with stainless steel appliances, granite countertops, and ample storage space. Enjoy meals in the adjacent dining area, or step out onto the private fenced in patio for a relaxing outdoor experience. Additional highlights include a 1-car garage, ample storage, and a low-maintenance yard. This townhome is perfectly located close to top-rated schools, parks, shopping, and dining options, with easy access to major highways and public transportation. Whether you're a growing family or a young professional, this home offers the ideal balance of comfort, convenience, and community. Schedule your personal tour today!

19. 2026-03-19
    listed $2,000
20. 2026-03-19
    historical $2,000
21. 2026-03-02
    listed $2,000
22. 2025-05-18
    historical $2,000
23. 2025-05-08
    price $2,000
24. 2025-04-16
    price $2,250
25. 2025-03-29
    listed $2,300
26. 2021-08-17
    soldstatus $205,000
27. 2021-08-16
    status Pending 788-char remark

    Show marketing remark (788 chars)

    Beautiful townhome that was used as the model home for the Saufley Field Townhome development. This property is an end unit so neighbors are only on one side of you. The location makes it quick and easy to get downtown or head to the beaches while also being only a short distance to the main campus of Navy Federal Credit Union. As you walk in you'll notice the beautiful wood-look flooring throughout the first floor. The recessed lighting keep the gorgeous kitchen well lit to show off it's cabinetry and stainless steel appliances. A half bathroom is on the first floor and all three bedroom and two full bathrooms are upstairs. This home is is only two years old so all major components will ensure you get the best insurance rates. Schedule your showing today to view this property!

28. 2021-08-13
    soldstatus $205,000 Sold 788-char remark

    Show marketing remark (788 chars)

    Beautiful townhome that was used as the model home for the Saufley Field Townhome development. This property is an end unit so neighbors are only on one side of you. The location makes it quick and easy to get downtown or head to the beaches while also being only a short distance to the main campus of Navy Federal Credit Union. As you walk in you'll notice the beautiful wood-look flooring throughout the first floor. The recessed lighting keep the gorgeous kitchen well lit to show off it's cabinetry and stainless steel appliances. A half bathroom is on the first floor and all three bedroom and two full bathrooms are upstairs. This home is is only two years old so all major components will ensure you get the best insurance rates. Schedule your showing today to view this property!

29. 2021-07-08
    historical Contingent 788-char remark

    Show marketing remark (788 chars)

    Beautiful townhome that was used as the model home for the Saufley Field Townhome development. This property is an end unit so neighbors are only on one side of you. The location makes it quick and easy to get downtown or head to the beaches while also being only a short distance to the main campus of Navy Federal Credit Union. As you walk in you'll notice the beautiful wood-look flooring throughout the first floor. The recessed lighting keep the gorgeous kitchen well lit to show off it's cabinetry and stainless steel appliances. A half bathroom is on the first floor and all three bedroom and two full bathrooms are upstairs. This home is is only two years old so all major components will ensure you get the best insurance rates. Schedule your showing today to view this property!

30. 2021-07-02
    listed $204,900 Active 788-char remark

    Show marketing remark (788 chars)

    Beautiful townhome that was used as the model home for the Saufley Field Townhome development. This property is an end unit so neighbors are only on one side of you. The location makes it quick and easy to get downtown or head to the beaches while also being only a short distance to the main campus of Navy Federal Credit Union. As you walk in you'll notice the beautiful wood-look flooring throughout the first floor. The recessed lighting keep the gorgeous kitchen well lit to show off it's cabinetry and stainless steel appliances. A half bathroom is on the first floor and all three bedroom and two full bathrooms are upstairs. This home is is only two years old so all major components will ensure you get the best insurance rates. Schedule your showing today to view this property!

31. 2019-07-31
    soldstatus $165,000
32. 2019-06-27
    listed $169,650

ⓘ 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: $2,775 · $231/mo
• Projected year-2 tax: $2,775 · $231/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 · 23 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: $22,680
• − Mortgage interest: −$11,538
• − Property taxes: −$2,775
• − Insurance: −$1,030
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − HOA: −$2,796
• − Depreciation: −$5,992
• Taxable loss: −$5,080
• Est. tax savings @ 24.0%: +$1,219
• After-tax cash flow: $-427/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

• Census place: Bellview, FL
• 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

-98.9% since first listed

18 events — show timeline

• 2026-04-23 Listed for Rent $1,875 APPFOLIO
• 2026-04-22 Rental Removed $1,875 PARMLS
• 2026-04-21 Price Changed $1,875 PARMLS
• 2026-04-21 Listed $209,990 PARMLS
• 2026-03-19 Listed for Rent $2,000 PARMLS
• 2026-03-19 Rental Removed $2,000 APPFOLIO
• 2026-03-02 Listed for Rent $2,000 APPFOLIO
• 2025-05-18 Rental Removed $2,000 APPFOLIO
• 2025-05-08 Price Changed $2,000 APPFOLIO
• 2025-04-16 Price Changed $2,250 APPFOLIO
• 2025-03-29 Listed for Rent $2,300 APPFOLIO
• 2021-08-17 Sold (Public Records) $205,000 Public Records
• 2021-08-16 Pending — PARMLS
• 2021-08-13 Sold (MLS) $205,000 PARMLS
• 2021-07-08 Contingent — PARMLS
• 2021-07-02 Listed $204,900 PARMLS
• 2019-07-31 Sold (MLS) $165,000 PARMLS
• 2019-06-27 Listed $169,650 PARMLS

Property tax history

+33.0%/yr

Latest (2025): $2,775 · +28.5% YoY. Source: county tax records.