4664 Geneva Dr · Bellview, FL 32526

$175,000

3 bd · 2.0 ba · 1,007 sqft · SingleFamily public records · 174 Days on market

Built 1971 9,365 sqft lot $174/sqft · 7% below area Est $203k · 14% 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 +21.2/30.0
• ARV discount +13.7/15.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 1-bath brick home located in the sought-after Avondale neighborhood of Pensacola. Featuring fresh interior paint and brand-new countertops, this move-in ready property offers a clean, modern feel while maintaining classic appeal. The home boasts durable tile flooring throughout, making upkeep a breeze. The spacious backyard is a blank slate—ready for your vision, whether that’s a garden, outdoor entertainment space, or play area. With its central location, you’ll have convenient access to shopping, dining, schools, and all that Pensacola has to offer. This versatile property offers endless potential: an ideal starter home, a comfortable downsizing option, or a smart addition to an investment portfolio. Schedule your tour today and make it yours!

Key facts

• Spacious backyard
• Central location
• Brick home

Tags

• BRICK HOME
• FRESH INTERIOR PAINT
• BRAND-NEW COUNTERTOPS
• DURABLE TILE FLOORING
• SPACIOUS BACKYARD
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 5.2% in Bellview — 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 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; 15 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 174 days — a 12% lower offer ($154k) 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.
• Current owner paid $55k; list at $175k implies a 218% gain — meaningful room to come down on a strong offer.

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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (median comp): $203,131
• List price: $175,000
• Delta: -16.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4680 Lanett Dr	0.08mi	3/1.5	1,092 (+8%)	10mo	$187,500	$172	72
5705 Ventura Ln	0.35mi	3/2.0	1,043 (+4%)	12mo	$215,000	$206	67
5861 Avondale Rd	0.12mi	3/1.0	1,092 (+8%)	11mo	$165,000	$151	67
4827 Sierra Dr	0.49mi	3/1.0	1,040 (+3%)	4mo	$145,000	$139	64
5903 Louisville Ave	0.52mi	3/1.0	1,048 (+4%)	1mo	$195,000	$186	64
5771 Hermosa Cir	0.32mi	3/1.5	1,120 (+11%)	11mo	$215,000	$192	55
4881 La Ceiba Dr	0.66mi	3/1.5	972 (-4%)	8mo	$118,500	$122	54
5684 Ventura Ln	0.38mi	3/1.5	1,150 (+14%)	3mo	$199,900	$174	54
4845 Sierra Dr	0.58mi	3/1.0	989 (-2%)	16mo	$156,000	$158	52
4675 Oakland Dr	0.39mi	3/1.0	864 (-14%)	8mo	$155,000	$179	48
5669 Wickford Ln	0.39mi	3/1.0	1,152 (+14%)	14mo	$153,000	$133	43
6017 Montgomery Ave	0.69mi	2/1.0 (-1)	880 (-13%)	9mo	$108,000	$123	30

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-9,651
• Equity at exit: $26,093

10-year hold

• IRR: 6.0%
• Equity multiple: 1.47×
• Total profit: $23,098
• Equity at exit: $15,131

Cash invested: $49,000 (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 32526

• Home prices YoY: -28.3%
• Rents YoY: 4.4%
• Active inventory: 417
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,756 high
• Mortgage (P&I): −$918
• Tax from tax record: −$142 /mo · $1,709/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $254

Break-even live

Break-even rent $1,434

Max offer price $175,000

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6081 Royal Port Ct Pensacola, FL	3.0	2.5	1428	$1,850	$1.30	23d	1	0.46mi
6225 Mobile Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1036	$2,595	$2.50	14d	15	0.70mi
3230 Palmdale Ave Pensacola, FL	3.0	2.0	1300	$1,500	$1.15	23d	1	0.73mi
4930 Laceiba Dr Pensacola, FL	3.0	1.5	1020	$1,300	$1.27	21d	1	0.74mi
5472 Dover Ave Pensacola, FL	3.0	2.0	840	$1,300	$1.55	23d	1	0.80mi
3219 Fresno Ave Pensacola, FL	3.0	2.0	1192	$1,375	$1.15	23d	1	0.88mi
6322 Louisville Ave Pensacola, FL	3.0	2.0	1001	$2,147	$2.14	23d	1	0.92mi
7318 Hayward Ave Unit P30 P30 Pensacola, FL	2.0	2.0	1000	$1,200	$1.20	23d	1	0.94mi
5207 Charbar Dr Unit B Pensacola, FL	2.0	1.0	850	$1,050	$1.24	23d	1	0.95mi
2702 Massachusetts Ave Pensacola, FL	1.0–3.0	1.0–2.5	1150	$1,745	$1.52	14d	9	1.08mi
7135 Pearson Rd Unit 7 Pensacola, FL	2.0	2.0	902	$1,125	$1.25	23d	1	1.10mi
5404 N Blue Angel Pkwy Pensacola, FL	3.0	1.0	1120	$1,275	$1.14	23d	1	1.21mi
5877 Tryton Cir Pensacola, FL	4.0	2.0	1419	$1,825	$1.29	23d	1	1.28mi
2355 W Michigan Ave Pensacola, FL	1.0–2.0	1.0–2.0	850	$1,450	$1.71	14d	9	1.46mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	23d	1	1.47mi

Listing history 16 events

1. 2026-06-07
   pricestatusdays on marketlisting id $175,000 Pending 174 DOM
2. 2026-06-03
   days on market $169,900 Active 173 DOM
3. 2026-06-02
   days on market $169,900 Active 172 DOM
4. 2026-06-01
   days on market $169,900 Active 171 DOM
5. 2026-05-31
   days on market $169,900 Active 170 DOM
6. 2026-05-31
   days on market $169,900 Active 169 DOM
7. 2026-02-22
   price $169,900 809-char remark

   Show marketing remark (863 chars)

   Welcome to this charming 3-bedroom, 1-bath brick home located in the sought-after Avondale neighborhood of Pensacola. Featuring fresh interior paint and brand-new countertops, this move-in ready property offers a clean, modern feel while maintaining classic appeal. The home boasts durable tile flooring throughout, making upkeep a breeze. The spacious backyard is a blank slate—ready for your vision, whether that’s a garden, outdoor entertainment space, or play area. With its central location, you’ll have convenient access to shopping, dining, schools, and all that Pensacola has to offer. This versatile property offers endless potential: an ideal starter home, a comfortable downsizing option, or a smart addition to an investment portfolio. Schedule your tour today and make it yours! Buyer to verify all information during due diligence.

8. 2026-02-22
   price $169,900 863-char remark

   Show marketing remark (863 chars)

   Welcome to this charming 3-bedroom, 1-bath brick home located in the sought-after Avondale neighborhood of Pensacola. Featuring fresh interior paint and brand-new countertops, this move-in ready property offers a clean, modern feel while maintaining classic appeal. The home boasts durable tile flooring throughout, making upkeep a breeze. The spacious backyard is a blank slate—ready for your vision, whether that’s a garden, outdoor entertainment space, or play area. With its central location, you’ll have convenient access to shopping, dining, schools, and all that Pensacola has to offer. This versatile property offers endless potential: an ideal starter home, a comfortable downsizing option, or a smart addition to an investment portfolio. Schedule your tour today and make it yours! Buyer to verify all information during due diligence.

9. 2025-12-12
   listed $175,000 Active 809-char remark

   Show marketing remark (863 chars)

   Welcome to this charming 3-bedroom, 1-bath brick home located in the sought-after Avondale neighborhood of Pensacola. Featuring fresh interior paint and brand-new countertops, this move-in ready property offers a clean, modern feel while maintaining classic appeal. The home boasts durable tile flooring throughout, making upkeep a breeze. The spacious backyard is a blank slate—ready for your vision, whether that’s a garden, outdoor entertainment space, or play area. With its central location, you’ll have convenient access to shopping, dining, schools, and all that Pensacola has to offer. This versatile property offers endless potential: an ideal starter home, a comfortable downsizing option, or a smart addition to an investment portfolio. Schedule your tour today and make it yours! Buyer to verify all information during due diligence.

10. 2025-12-12
    listed $175,000 Active 863-char remark

    Show marketing remark (863 chars)

    Welcome to this charming 3-bedroom, 1-bath brick home located in the sought-after Avondale neighborhood of Pensacola. Featuring fresh interior paint and brand-new countertops, this move-in ready property offers a clean, modern feel while maintaining classic appeal. The home boasts durable tile flooring throughout, making upkeep a breeze. The spacious backyard is a blank slate—ready for your vision, whether that’s a garden, outdoor entertainment space, or play area. With its central location, you’ll have convenient access to shopping, dining, schools, and all that Pensacola has to offer. This versatile property offers endless potential: an ideal starter home, a comfortable downsizing option, or a smart addition to an investment portfolio. Schedule your tour today and make it yours! Buyer to verify all information during due diligence.

11. 2000-07-18
    soldstatus $55,000
12. 2000-07-13
    soldstatus $55,000
13. 2000-05-31
    listed $58,500
14. 1994-03-17
    soldstatus $15,000
15. 1994-03-01
    soldstatus $15,000
16. 1986-04-01
    soldstatus $39,600

ⓘ 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: $1,709 · $142/mo
• Projected year-2 tax: $1,709 · $142/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: $21,070
• − Mortgage interest: −$9,803
• − Property taxes: −$1,709
• − Insurance: −$875
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$5,091
• Taxable income: $222
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $2,996/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

+329.0% since first listed

10 events — show timeline

• 2026-02-22 Price Changed $169,900 PARMLS
• 2026-02-22 Price Changed $169,900 BCAR
• 2025-12-12 Listed $175,000 BCAR
• 2025-12-12 Listed $175,000 PARMLS
• 2000-07-18 Sold (Public Records) $55,000 Public Records
• 2000-07-13 Sold (MLS) $55,000 PARMLS
• 2000-05-31 Listed $58,500 PARMLS
• 1994-03-17 Sold (Public Records) $15,000 Public Records
• 1994-03-01 Sold (Public Records) $15,000 Public Records
• 1986-04-01 Sold (Public Records) $39,600 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,709 · +16.3% YoY. Source: county tax records.