531 Chadwick St · Pensacola, FL 32503

$195,000

4 bd · 2.0 ba · 2,404 sqft · SingleFamily public records · 66 Days on market

Built 1962 0.27 ac lot $81/sqft · 29% below area Est $219k · 11% 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 +22.8/30.0
• ARV discount +12.4/15.0
• DSCR +7.3/10.0
• 1% rule +6.2/10.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This unique property offers a rare opportunity for renovation with strong upside potential. Featuring a split floor plan, the home includes two full-sized kitchens, making it ideal for multi-generational living, rental potential, or a creative redesign. The lower level functions as a private master suite, while the upper level offers three additional bedrooms and a full bathroom. Key updates include a newer roof and gas heater, providing a solid starting point for improvements. The home is currently equipped with window units (no central AC). With the right vision, this property can be transformed into a standout residence or income-producing investment. The sq footage is not including the downstairs multipurpose room with the fire place that can be used as heated and cooled space.

Key facts

• 0.27 acre lot
• Garage
• Built 1962

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.6% in 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 83/100 on livability (#53 in FL, #924 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• 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 (+3.4%/yr); 240 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 37% of the median local income ($71k/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 66 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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

• 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 $183,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1962 — 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. 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: 1.12% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.45%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (median comp): $218,675
• List price: $195,000
• Delta: -10.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
533 Ditmar St	0.11mi	4/3.0	2,321 (-4%)	2mo	$250,000	$108	84
1091 Windchime Way	0.71mi	3/2.0 (-1)	2,496 (+4%)	1mo	$545,000	$218	54
4266 Acacia Dr	0.38mi	3/2.0 (-1)	2,098 (-13%)	15mo	$255,000	$122	44
5053 Crestwood Rd	0.61mi	3/2.0 (-1)	2,130 (-11%)	12mo	$242,000	$114	37
1145 Windchime Way	0.73mi	3/2.0 (-1)	2,600 (+8%)	13mo	$575,000	$221	36
380 Clematis St	0.62mi	4/3.0	2,102 (-13%)	16mo	$319,500	$152	33

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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-9,073
• Equity at exit: $29,075

10-year hold

• IRR: 5.7%
• Equity multiple: 1.43×
• Total profit: $23,734
• Equity at exit: $16,860

Cash invested: $54,600 (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 32503

• Rents YoY: 3.4%
• Active inventory: 240
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,193 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$289 /mo · $3,471/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $339

Break-even live

Break-even rent $1,763

Max offer price $195,000

Occupancy floor 80%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 N 9th Ave Pensacola, FL	3.0	1.5	1713	$2,000	$1.17	23d	1	0.44mi

Listing history 13 events

1. 2026-06-08
   days on market $195,000 Active 66 DOM
2. 2026-06-07
   days on market $195,000 Active 65 DOM
3. 2026-06-03
   days on market $195,000 Active 61 DOM
4. 2026-06-02
   days on market $195,000 Active 60 DOM
5. 2026-06-01
   days on market $195,000 Active 59 DOM
6. 2026-05-31
   days on market $195,000 Active 58 DOM
7. 2026-05-31
   days on market $195,000 Active 57 DOM
8. 2026-05-18
   price $195,000 792-char remark

   Show marketing remark (792 chars)

   This unique property offers a rare opportunity for renovation with strong upside potential. Featuring a split floor plan, the home includes two full-sized kitchens, making it ideal for multi-generational living, rental potential, or a creative redesign. The lower level functions as a private master suite, while the upper level offers three additional bedrooms and a full bathroom. Key updates include a newer roof and gas heater, providing a solid starting point for improvements. The home is currently equipped with window units (no central AC). With the right vision, this property can be transformed into a standout residence or income-producing investment. The sq footage is not including the downstairs multipurpose room with the fire place that can be used as heated and cooled space.

9. 2026-04-03
   listed $199,000 Active 792-char remark

   Show marketing remark (792 chars)

   This unique property offers a rare opportunity for renovation with strong upside potential. Featuring a split floor plan, the home includes two full-sized kitchens, making it ideal for multi-generational living, rental potential, or a creative redesign. The lower level functions as a private master suite, while the upper level offers three additional bedrooms and a full bathroom. Key updates include a newer roof and gas heater, providing a solid starting point for improvements. The home is currently equipped with window units (no central AC). With the right vision, this property can be transformed into a standout residence or income-producing investment. The sq footage is not including the downstairs multipurpose room with the fire place that can be used as heated and cooled space.

10. 2003-02-24
    historical
11. 2002-10-09
    listed $79,900
12. 2001-07-19
    historical
13. 2000-08-19
    listed $89,900

ⓘ 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: $3,471 · $289/mo
• Projected year-2 tax: $3,471 · $289/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $26,313
• − Mortgage interest: −$10,923
• − Property taxes: −$3,471
• − Insurance: −$975
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − Depreciation: −$5,673
• Taxable income: $1,061
• Est. tax owed @ 24.0%: −$255
• After-tax cash flow: $3,815/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 — Pensacola

• Score: 83/100
• State rank: #53
• US rank: #924

Category grades

Amenities A Commute A+ Cost of living A+ Crime B Employment C Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pensacola, FL
• County: Escambia County · 301,722 people
• City population: 237,636
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 33,559
• Household income: $71,411
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 948.0

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 (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Arabic 1% Tagalog/Filipino 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: ▼ -300.02%
• Current HPI: 294.4873
• Rent YoY: ▲ 3.39%
• 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

+116.9% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $195,000 PARMLS
• 2026-04-03 Listed $199,000 PARMLS
• 2003-02-24 Listing Removed — PARMLS
• 2002-10-09 Listed $79,900 PARMLS
• 2001-07-19 Listing Removed — PARMLS
• 2000-08-19 Listed $89,900 PARMLS

Property tax history

+17.0%/yr

Latest (2025): $3,471 · +4.5% YoY. Source: county tax records.