7221 Farmers Rd · Bellview, FL 32526

$305,000

3 bd · 3.0 ba · 1,837 sqft · SingleFamily public records · 64 Days on market

Built 2016 8,398 sqft lot $166/sqft · 12% below area Est $347k · 12% under $11/mo HOA

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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).

• ARV discount +13.0/15.0
• Cash flow +8.5/30.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 7221 Farmers Rd in Pensacola! This well-maintained home is in good condition and offers a comfortable layout with plenty of space to enjoy. Situated on a generous lot, the property provides both privacy and room to relax or entertain. Conveniently located near shopping, dining, and everyday amenities, this home is move-in ready and perfect for a variety of buyers. Don’t miss your opportunity to own a solid home in a great location—schedule your showing today to make this your Next Home!

Key facts

• Move-in ready
• Generous lot
• Great location

Tags

• GENEROUS LOT
• COMFORTABLE LAYOUT
• MOVE-IN READY
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-269 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (25.7% below list).
• Recommended offer: $227k (25.7% below list) — sets the bar for 1% rule.

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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% 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 $2k of loan paydown is wiped out by about $9k 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 64 days — a 6% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,642 (25.7% 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 64 days. Have you received any prior offers? Is the seller open to a 26% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.78%
• DSCR: 0.83
• GRM: 11.2

CMA / ARV

• ARV (median comp): $347,150
• List price: $305,000
• Delta: -12.14%
• 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
7305 Farmers Rd	0.12mi	3/2.0	1,868 (+2%)	4mo	$350,000	$187	84
7389 Farmers Rd	0.12mi	3/2.0	1,905 (+4%)	2mo	$325,000	$171	83
7365 Farmers Rd	0.13mi	3/3.0	1,928 (+5%)	5mo	$350,000	$182	82
7812 Jewt Ln	0.06mi	3/3.0	2,100 (+14%)	1mo	$395,000	$188	72
7460 Farmers Rd	0.15mi	3/2.0	2,100 (+14%)	1mo	$355,000	$169	64
7061 Beulah Rd	0.45mi	4/2.0 (+1)	1,878 (+2%)	2mo	$365,000	$194	64
7558 Oak Lake Blvd	0.60mi	4/2.0 (+1)	1,844 (+0%)	3mo	$305,000	$165	60
7563 Hayfield Cir	0.17mi	4/2.0 (+1)	2,068 (+13%)	5mo	$340,000	$164	58
5049 Wheeler Way	0.48mi	4/2.0 (+1)	2,000 (+9%)	6mo	$379,900	$190	48
7555 Oak Lake Blvd	0.61mi	3/2.0	1,979 (+8%)	7mo	$304,900	$154	48
7507 Oak Lake Blvd	0.53mi	3/2.0	1,611 (-12%)	7mo	$289,000	$179	45
7487 Oak Lake Blvd	0.53mi	3/2.0	1,605 (-13%)	8mo	$285,000	$178	44

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: -21.1%
• Equity multiple: 0.26×
• Total profit: $-63,290
• Equity at exit: $45,476

10-year hold

• IRR: -11.7%
• Equity multiple: 0.26×
• Total profit: $-63,312
• Equity at exit: $26,371

Cash invested: $85,400 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,266 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$322 /mo · $3,868/yr
• Insurance: −$127
• HOA: −$11
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-269

Break-even live

Break-even rent $2,607

Max offer price $257,417

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-183	+0% $-269	+5% $-356	+10% $-442
Rent	-10% $-448	-5% $-359	+0% $-269	+5% $-180	+10% $-90
Rate	-1.0pp $-116	-0.5pp $-192	base $-269	+0.5pp $-348	+1.0pp $-429

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7805 Lakeside Oaks Dr Pensacola, FL	4.0	2.0	1830	$2,400	$1.31	24d	1	0.55mi
7416 Oak Lake Blvd Pensacola, FL	3.0	2.0	1979	$2,145	$1.08	22d	1	0.56mi
7540 Oak Lake Blvd Pensacola, FL	4.0	2.5	2000	$2,085	$1.04	14d	1	0.57mi

HOA detail

• Monthly dues: $11 · $132/yr

Listing history 23 events

1. 2026-06-18
   price $305,000 Active 64 DOM
2. 2026-06-18
   days on market $320,000 Active 64 DOM
3. 2026-06-17
   days on market $320,000 Active 63 DOM
4. 2026-06-16
   days on market $320,000 Active 62 DOM
5. 2026-06-15
   days on market $320,000 Active 61 DOM
6. 2026-06-14
   days on market $320,000 Active 59 DOM
7. 2026-06-10
   days on market $320,000 Active 56 DOM
8. 2026-06-09
   days on market $320,000 Active 55 DOM
9. 2026-06-08
   days on market $320,000 Active 54 DOM
10. 2026-06-07
    days on market $320,000 Active 53 DOM
11. 2026-06-03
    days on market $320,000 Active 49 DOM
12. 2026-06-02
    days on market $320,000 Active 48 DOM
13. 2026-06-01
    days on market $320,000 Active 47 DOM
14. 2026-05-31
    days on market $320,000 Active 46 DOM
15. 2026-05-31
    days on market $320,000 Active 45 DOM
16. 2026-04-15
    listed $334,950 Active 514-char remark

    Show marketing remark (514 chars)

    Welcome to 7221 Farmers Rd in Pensacola! This well-maintained home is in good condition and offers a comfortable layout with plenty of space to enjoy. Situated on a generous lot, the property provides both privacy and room to relax or entertain. Conveniently located near shopping, dining, and everyday amenities, this home is move-in ready and perfect for a variety of buyers. Don’t miss your opportunity to own a solid home in a great location—schedule your showing today to make this your Next Home!

17. 2021-03-25
    soldstatus $269,900
18. 2021-03-19
    soldstatus $269,900 Sold 309-char remark

    Show marketing remark (309 chars)

    Stunning and well cared for Beulah home. Conveniently located to Navy Federal. Home is equiped with a Rainsoft Water Softner system. There is a bathroom for every bedroom. Home has high ceilings, granite counter tops, very large master bathroom, covered patio, fenced in backyard, large closets, large pantry.

19. 2021-01-20
    historical 309-char remark

    Show marketing remark (309 chars)

    Stunning and well cared for Beulah home. Conveniently located to Navy Federal. Home is equiped with a Rainsoft Water Softner system. There is a bathroom for every bedroom. Home has high ceilings, granite counter tops, very large master bathroom, covered patio, fenced in backyard, large closets, large pantry.

20. 2020-12-17
    listed $269,900 309-char remark

    Show marketing remark (309 chars)

    Stunning and well cared for Beulah home. Conveniently located to Navy Federal. Home is equiped with a Rainsoft Water Softner system. There is a bathroom for every bedroom. Home has high ceilings, granite counter tops, very large master bathroom, covered patio, fenced in backyard, large closets, large pantry.

21. 2014-11-13
    historical
22. 2014-06-26
    listed $196,900
23. 2014-05-22
    soldstatus $54,000

ⓘ 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: $3,868 · $322/mo
• Projected year-2 tax: $3,868 · $322/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 · 24 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: $27,197
• − Mortgage interest: −$17,085
• − Property taxes: −$3,868
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,176
• − Management: −$2,176
• − HOA: −$132
• − Depreciation: −$8,873
• Taxable loss: −$8,636
• Est. tax savings @ 24.0%: +$2,073
• After-tax cash flow: $-1,160/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

• 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

+520.3% since first listed

8 events — show timeline

• 2026-04-15 Listed $334,950 PARMLS
• 2021-03-25 Sold (Public Records) $269,900 Public Records
• 2021-03-19 Sold (MLS) $269,900 PARMLS
• 2021-01-20 Listing Removed — PARMLS
• 2020-12-17 Listed $269,900 PARMLS
• 2014-11-13 Listing Removed — PARMLS
• 2014-06-26 Listed $196,900 PARMLS
• 2014-05-22 Sold (Public Records) $54,000 Public Records

Property tax history

+23.2%/yr

Latest (2025): $3,868 · +6.2% YoY. Source: county tax records.