10 Cloverland Ct · West Pensacola, FL 32505

$189,900

4 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 93 Days on market

Built 1954 6,708 sqft lot $136/sqft · 64% above area Est $129k · 47% over

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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).

• Cash flow +19.6/30.0
• DSCR +6.2/10.0
• 1% rule +4.1/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pending Offer - Backup Offers still welcomed. RENOVATED 4-BEDROOM GEM UNDER $200K! Fall in love with this beautifully updated, move-in-ready home. This residence features FOUR BEDROOMS and TWO updated bathrooms, including a fully RENOVATED PRIMARY BATH. The heart of the home is the updated kitchen, which features sleek GRANITE countertops, a stylish ceramic tile backsplash, and a full suite of BRAND-NEW APPLIANCES. Built with solid cement-block construction for lasting durability and style, the home boasts a bright and airy floor plan with brand-new Luxury Vinyl Plank (LVP) flooring throughout—no carpet here! Upon entry, you’ll find a bonus flex space perfect for a dedicated home office, hobby room, or play area; the indoor laundry area adds extra convenience. The property is located on a cul-de-sac and features a fully fenced front and back yard, offering a private retreat and a blank canvas just waiting for your dream garden or outdoor oasis. With a location in the heart of Pensacola, this home combines modern upgrades with an unbeatable price point. Don't miss your chance to own a piece of the Sunshine State—schedule your showing today!

Key facts

• Brand new appliances
• Updated kitchen
• Granite countertops

Tags

• UPDATED KITCHEN
• FULLY RENOVATED PRIMARY BATH
• GRANITE COUNTERTOPS
• CERAMIC TILE BACKSPLASH
• BRAND NEW APPLIANCES
• BRIGHT AND AIRY FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (8.7% below list).
• Recommended offer: $173k (9.0% 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, 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.
• Zoned schools: Oakcrest Elementary School (math 32% / reading 15%, grade F, #2,061 of 2,144 statewide, top 96%, 491 students, 75% FRL); Warrington Middle School (math 19% / reading 24%, grade F, #553 of 571 statewide, top 97%, 573 students, 87% FRL); Escambia High School (math 19% / reading 29%, grade F, #529 of 667 statewide, top 80%, 1,655 students, 62% FRL) — zoned schools average 75% FRL vs 58% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 42% district-wide (-20 pts) — the specific schools serving this property underperform the Escambia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.9%/yr); 203 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• At $1,734/mo this rent would consume 46% of the median local household income ($45k/yr) (locally 1458% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 93 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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 $75k; list at $190k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $172,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.91% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.96%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (median comp): $129,097
• List price: $189,900
• Delta: 47.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
923 S Madison Dr	0.40mi	4/2.0	1,368 (-2%)	2mo	$180,000	$132	72
203 Opal Ave	0.29mi	3/1.0 (-1)	1,412 (+1%)	9mo	$80,000	$57	71
117 Aquamarine Ave	0.22mi	3/1.0 (-1)	1,243 (-11%)	1mo	$82,500	$66	66
10 Tennessee Dr	0.50mi	3/2.0 (-1)	1,318 (-5%)	1mo	$260,000	$197	58
3807 W Moreno St	0.52mi	4/2.0	1,452 (+4%)	8mo	$210,000	$145	58
832 S Madison Dr	0.57mi	4/1.0	1,290 (-7%)	9mo	$131,000	$102	54
6 Georgia Dr	0.48mi	4/2.0	1,206 (-13%)	3mo	$157,000	$130	49
1026 Northview Dr	0.71mi	3/1.5 (-1)	1,422 (+2%)	10mo	$203,000	$143	48
3403 W Hernandez	0.60mi	3/1.0 (-1)	1,280 (-8%)	9mo	$147,000	$115	46
3400 W Hernandez St	0.60mi	3/2.5 (-1)	1,327 (-5%)	11mo	$225,000	$170	44
1719 Larry Ave	0.68mi	3/1.5 (-1)	1,215 (-13%)	11mo	$190,000	$156	31
3416 W Lee St	0.73mi	3/1.0 (-1)	1,204 (-14%)	12mo	$105,000	$87	29

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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-17,631
• Equity at exit: $28,315

10-year hold

• IRR: 2.8%
• Equity multiple: 1.22×
• Total profit: $11,649
• Equity at exit: $16,419

Cash invested: $53,172 (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 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 203
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,734 high
• Mortgage (P&I): −$996
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $153

Break-even live

Break-even rent $1,540

Max offer price $189,900

Occupancy floor 86%

Sensitivity live

Price	-10% $261	-5% $207	+0% $153	+5% $100	+10% $46
Rent	-10% $16	-5% $85	+0% $153	+5% $222	+10% $290
Rate	-1.0pp $249	-0.5pp $202	base $153	+0.5pp $104	+1.0pp $54

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3418 Luke St Pensacola, FL	4.0	2.0	1620	$1,800	$1.11	25d	1	0.63mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	25d	1	0.64mi
852 Garnet St Pensacola, FL	3.0	1.5	1150	$1,150	$1.00	15d	1	0.87mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	23d	1	0.94mi
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	25d	1	0.97mi
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	25d	1	1.11mi
2802 W Gonzalez St Pensacola, FL	3.0	2.0	1824	$1,600	$0.88	25d	1	1.15mi
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	25d	1	1.21mi
3296 Two Sisters Way Pensacola, FL	4.0	2.5	1856	$1,795	$0.97	25d	1	1.32mi
2108 W Bobe St Pensacola, FL	4.0	2.0	1752	$2,100	$1.20	25d	1	1.36mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	25d	1	1.39mi

Listing history 31 events

1. 2026-06-21
   days on market $189,900 Active 93 DOM
2. 2026-06-18
   days on market $189,900 Active 90 DOM
3. 2026-06-17
   days on market $189,900 Active 89 DOM
4. 2026-06-16
   days on market $189,900 Active 88 DOM
5. 2026-06-15
   days on market $189,900 Active 87 DOM
6. 2026-06-14
   days on market $189,900 Active 85 DOM
7. 2026-06-10
   days on market $189,900 Active 82 DOM
8. 2026-06-09
   days on market $189,900 Active 81 DOM
9. 2026-06-08
   days on market $189,900 Active 80 DOM
10. 2026-06-07
    days on market $189,900 Active 79 DOM
11. 2026-06-03
    days on market $189,900 Active 75 DOM
12. 2026-06-02
    pricedays on market $189,900 Active 74 DOM
13. 2026-06-01
    days on market $193,500 Active 73 DOM
14. 2026-05-31
    days on market $193,500 Active 72 DOM
15. 2026-05-31
    statusdays on market $193,500 Active 71 DOM
16. 2026-05-18
    status Pending 1176-char remark

    Show marketing remark (1176 chars)

    Pending Offer - Backup Offers still welcomed. RENOVATED 4-BEDROOM GEM UNDER $200K! Fall in love with this beautifully updated, move-in-ready home. This residence features FOUR BEDROOMS and TWO updated bathrooms, including a fully RENOVATED PRIMARY BATH. The heart of the home is the updated kitchen, which features sleek GRANITE countertops, a stylish ceramic tile backsplash, and a full suite of BRAND-NEW APPLIANCES. Built with solid cement-block construction for lasting durability and style, the home boasts a bright and airy floor plan with brand-new Luxury Vinyl Plank (LVP) flooring throughout—no carpet here! Upon entry, you’ll find a bonus flex space perfect for a dedicated home office, hobby room, or play area; the indoor laundry area adds extra convenience. The property is located on a cul-de-sac and features a fully fenced front and back yard, offering a private retreat and a blank canvas just waiting for your dream garden or outdoor oasis. With a location in the heart of Pensacola, this home combines modern upgrades with an unbeatable price point. Don't miss your chance to own a piece of the Sunshine State—schedule your showing today!

17. 2026-05-11
    price $193,500 1176-char remark

    Show marketing remark (1176 chars)

    Pending Offer - Backup Offers still welcomed. RENOVATED 4-BEDROOM GEM UNDER $200K! Fall in love with this beautifully updated, move-in-ready home. This residence features FOUR BEDROOMS and TWO updated bathrooms, including a fully RENOVATED PRIMARY BATH. The heart of the home is the updated kitchen, which features sleek GRANITE countertops, a stylish ceramic tile backsplash, and a full suite of BRAND-NEW APPLIANCES. Built with solid cement-block construction for lasting durability and style, the home boasts a bright and airy floor plan with brand-new Luxury Vinyl Plank (LVP) flooring throughout—no carpet here! Upon entry, you’ll find a bonus flex space perfect for a dedicated home office, hobby room, or play area; the indoor laundry area adds extra convenience. The property is located on a cul-de-sac and features a fully fenced front and back yard, offering a private retreat and a blank canvas just waiting for your dream garden or outdoor oasis. With a location in the heart of Pensacola, this home combines modern upgrades with an unbeatable price point. Don't miss your chance to own a piece of the Sunshine State—schedule your showing today!

18. 2026-03-09
    listed $194,500 Active 1176-char remark

    Show marketing remark (1176 chars)

    Pending Offer - Backup Offers still welcomed. RENOVATED 4-BEDROOM GEM UNDER $200K! Fall in love with this beautifully updated, move-in-ready home. This residence features FOUR BEDROOMS and TWO updated bathrooms, including a fully RENOVATED PRIMARY BATH. The heart of the home is the updated kitchen, which features sleek GRANITE countertops, a stylish ceramic tile backsplash, and a full suite of BRAND-NEW APPLIANCES. Built with solid cement-block construction for lasting durability and style, the home boasts a bright and airy floor plan with brand-new Luxury Vinyl Plank (LVP) flooring throughout—no carpet here! Upon entry, you’ll find a bonus flex space perfect for a dedicated home office, hobby room, or play area; the indoor laundry area adds extra convenience. The property is located on a cul-de-sac and features a fully fenced front and back yard, offering a private retreat and a blank canvas just waiting for your dream garden or outdoor oasis. With a location in the heart of Pensacola, this home combines modern upgrades with an unbeatable price point. Don't miss your chance to own a piece of the Sunshine State—schedule your showing today!

19. 2025-11-24
    soldstatus $75,000
20. 2024-08-25
    historical $1,200
21. 2024-08-23
    listed $1,200
22. 2024-08-21
    historical $1,200
23. 2024-07-09
    listed $1,200
24. 2024-06-23
    historical $1,200
25. 2024-06-22
    listed $1,200
26. 2024-06-19
    historical $1,200
27. 2024-06-06
    listed $1,200
28. 2024-06-04
    historical $1,200
29. 2024-05-28
    listed $1,200
30. 2017-08-10
    soldstatus $39,900 400-char remark

    Show marketing remark (400 chars)

    INVESTOR SPECIAL! Many new water lines already installed, tankless gas hot water heater, updates being made to HVAC, and fresh paint in most rooms. Sturdy, cinder-block home with 3 beds, 2 full baths, extra storage, sun porch, storage building and covered parking. Roll up your sleeves and put the finishing touches on this very affordable property. Motivated seller! Buyer to verify all information.

31. 2017-07-12
    listed $39,900 400-char remark

    Show marketing remark (400 chars)

    INVESTOR SPECIAL! Many new water lines already installed, tankless gas hot water heater, updates being made to HVAC, and fresh paint in most rooms. Sturdy, cinder-block home with 3 beds, 2 full baths, extra storage, sun porch, storage building and covered parking. Roll up your sleeves and put the finishing touches on this very affordable property. Motivated seller! Buyer to verify all information.

ⓘ 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: $899 · $75/mo
• Projected year-2 tax: $1,576 · $131/mo
• Expected delta: +$677/yr (+$56/mo · 75.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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: $20,804
• − Mortgage interest: −$10,637
• − Property taxes: −$899
• − Insurance: −$1,747
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$5,524
• Taxable loss: −$1,332
• Est. tax savings @ 24.0%: +$320
• After-tax cash flow: $2,159/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): 27,877
• Household income: $44,783
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1458.0

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 0.66)
• Race & ethnicity: Black 48% White 32% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% Vietnamese 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: ▼ -74.10%
• Current HPI: 205.45
• Rent YoY: ▲ 4.92%
• 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

+385.0% since first listed

16 events — show timeline

• 2026-05-18 Pending — PARMLS
• 2026-05-11 Price Changed $193,500 PARMLS
• 2026-03-09 Listed $194,500 PARMLS
• 2025-11-24 Sold (Public Records) $75,000 Public Records
• 2024-08-25 Rental Removed $1,200 BUILDIUM
• 2024-08-23 Listed for Rent $1,200 BUILDIUM
• 2024-08-21 Rental Removed $1,200 PARMLS
• 2024-07-09 Listed for Rent $1,200 PARMLS
• 2024-06-23 Rental Removed $1,200 BUILDIUM
• 2024-06-22 Listed for Rent $1,200 BUILDIUM
• 2024-06-19 Rental Removed $1,200 PARMLS
• 2024-06-06 Listed for Rent $1,200 PARMLS
• 2024-06-04 Rental Removed $1,200 PARMLS
• 2024-05-28 Listed for Rent $1,200 PARMLS
• 2017-08-10 Sold (MLS) $39,900 PARMLS
• 2017-07-12 Listed $39,900 PARMLS

Property tax history

+16.6%/yr

Latest (2025): $899 · +15.3% YoY. Source: county tax records.