700 46th Ave · West Pensacola, FL 32506

$144,900

3 bd · 2.0 ba · 1,196 sqft · SingleFamily public records · 17 Days on market

Built 2006 0.30 ac lot Est $170k · 15% 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 +24.5/30.0
• ARV discount +14.1/15.0
• DSCR +7.9/10.0
• 1% rule +5.4/10.0
• 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

Opportunity knocks at 700 N 46th Ave! This 3-bedroom, 2-bath home offers 1,196 sq ft and is ready for a full renovation. Whether you?re looking for your next flip, rental, or long-term hold, this property has the potential to be transformed into a strong investment in the Pensacola market. The home features a functional layout, a 15-year-old roof, and plenty of upside for the right buyer willing to bring it back to life. Priced with the needed renovation in mind, this is a great chance to add value and create equity. Conveniently located near shopping, schools, military bases, and major roadways. Bring your contractor, your vision, and your offer!

Key facts

• Near schools
• 15 year old roof
• Near shopping

Tags

• FULL RENOVATION
• 15 YEAR OLD ROOF
• FUNCTIONAL LAYOUT
• NEAR SHOPPING
• NEAR SCHOOLS
• NEAR MILITARY BASES

Property features AI

Finance

• Other: Road maintenance not provided by owner (No road maintenance)
• Financial info: No investor or income/expense details provided
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage (1 covered garage space, total 1 parking space)
• Security: No specific security features listed
• Utilities: Public sewer; Electric service with circuit breakers
• Home design: Single-story (one level); Resale property; Not attached to another property; Homestead exempt
• Construction: Brick and frame construction; Slab foundation; Built on a 0.3-acre lot; Total building area about 1,196 square feet
• Exterior features: Shingle roof; Paved road access; Public water

Interior

• Kitchen: No kitchen feature details provided
• Bedrooms: Master bedroom on the first floor (approx. 12 x 12); Two additional first-floor bedrooms (each approx. 10 x 10)
• Flooring: Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Cooling provided by wall/window units; Ceiling fans; Geothermal heat pump (open loop system)
• Interior features: Carpet flooring
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.

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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• It's been on market 17 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

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 $142,726 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.04% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.81%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $169,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Citrus St	0.53mi	3/2.0	1,200 (+0%)	5mo	$170,000	$142	71
4953 Martha Ave	0.47mi	3/2.0	1,120 (-6%)	4mo	$220,000	$196	64
35 Randolph Dr	0.68mi	4/2.0 (+1)	1,182 (-1%)	2mo	$167,900	$142	60
249 Willow St	0.52mi	2/2.0 (-1)	1,137 (-5%)	5mo	$184,000	$162	59
258 Omega Ct	0.45mi	3/1.0	1,098 (-8%)	5mo	$127,500	$116	57
1106 N 50th Ave	0.57mi	3/2.0	1,086 (-9%)	5mo	$190,000	$175	54
522 S Edgewood Cir	0.48mi	3/1.0	1,355 (+13%)	1mo	$208,500	$154	50
5236 W Jackson St	0.51mi	3/1.5	1,358 (+14%)	3mo	$122,000	$90	50
132 Elm St	0.46mi	2/1.0 (-1)	1,336 (+12%)	3mo	$170,000	$127	48
4130 W Jackson St	0.54mi	3/2.0	1,028 (-14%)	5mo	$140,000	$136	48
15 Janet St	0.74mi	4/1.5 (+1)	1,252 (+5%)	5mo	$86,000	$69	46
22 Gloucester Ave	0.70mi	4/1.0 (+1)	1,041 (-13%)	1mo	$125,000	$120	36

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,246
• Equity at exit: $21,605

10-year hold

• IRR: 8.4%
• Equity multiple: 1.66×
• Total profit: $26,881
• Equity at exit: $12,528

Cash invested: $40,572 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$760
• Tax from tax record: −$77 /mo · $926/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $298

Break-even live

Break-even rent $1,136

Max offer price $144,900

Occupancy floor 75%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	23d	1	0.32mi
4600 Twin Oaks Dr Pensacola, FL	1.0–2.0	1.0	838	$1,499	$1.79	14d	29	0.57mi
190 N Old Corry Field Rd Pensacola, FL	1.0–2.0	1.0–2.0	915	$1,174	$1.28	14d	3	0.67mi
5501 Mayfair Dr Pensacola, FL	3.0	1.0	912	$1,295	$1.42	23d	1	0.68mi
316 Teakwood Cir Pensacola, FL	2.0	1.5	1024	$1,350	$1.32	14d	1	0.71mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	21d	1	0.92mi
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	23d	1	1.05mi
852 Garnet St Pensacola, FL	3.0	1.5	1150	$1,150	$1.00	14d	1	1.10mi
1218 N Kirk St Pensacola, FL	2.0	1.0	850	$1,150	$1.35	23d	1	1.26mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	23d	1	1.32mi

Listing history 12 events

1. 2026-06-18
   days on market $144,900 Active 17 DOM
2. 2026-06-17
   days on market $144,900 Active 16 DOM
3. 2026-06-16
   days on market $144,900 Active 15 DOM
4. 2026-06-15
   days on market $144,900 Active 14 DOM
5. 2026-06-14
   days on market $144,900 Active 12 DOM
6. 2026-06-10
   days on market $144,900 Active 9 DOM
7. 2026-06-09
   days on market $144,900 Active 8 DOM
8. 2026-06-08
   days on market $144,900 Active 7 DOM
9. 2026-06-07
   days on market $144,900 Active 6 DOM
10. 2026-06-03
    days on market $144,900 Active 2 DOM
11. 2026-06-02
    remarks 656-char remark
12. 2026-06-02
    listed $144,900 Active 1 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: $926 · $77/mo
• Projected year-2 tax: $1,203 · $100/mo
• Expected delta: +$276/yr (+$23/mo · 29.8%)

ⓘ 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 · 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: $18,156
• − Mortgage interest: −$8,117
• − Property taxes: −$926
• − Insurance: −$724
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$4,215
• Taxable income: $1,268
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $3,270/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

+5.8% since first listed

3 events — show timeline

• 2026-06-01 Listed $144,900 PARMLS
• 2006-04-05 Sold (Public Records) $137,000 Public Records
• 2006-04-05 Sold (Public Records) $137,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $926 · +21.2% YoY. Source: county tax records.