317 E Lee St · Pensacola, FL 32503

$225,000

2 bd · 1.0 ba · 1,042 sqft · SingleFamily public records · 72 Days on market

Built 1918 3,541 sqft lot $216/sqft · 15% below area Est $265k · 15% under

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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 +14.4/15.0
• Cash flow +10.6/30.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• DSCR +3.1/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-located 2 bedroom, 2 bathroom home offering 1,042 square feet of comfortable, easy living. Inside, the home features a bright, neutral interior with updated finishes, including stainless steel appliances in the kitchen, warm wood cabinetry, and a layout that flows naturally between the main living spaces. The living and dining areas feel open and inviting, with plenty of natural light, while the bedrooms are well-sized with good storage. Both bathrooms have been updated with clean, modern touches, giving the home a fresh, move-in ready feel. Additional features include a dedicated laundry area, ample closet space, and a practical layout that works well for everyday living or rental use. Situated within walking distance to Hollice T. Williams Park and the Cecil T. Hunter Public Pool- currently undergoing a multimillion-dollar renovation - you’ll have convenient access to outdoor space and a growing community amenity. The surrounding area continues to see new construction and redevelopment, adding to the overall appeal of the location. Schedule your private showing today!

Key facts

• Warm wood cabinetry
• Ample closet space
• 3,541 sq ft lot

Tags

• STAINLESS STEEL APPLIANCES
• WARM WOOD CABINETRY
• DEDICATED LAUNDRY AREA
• AMPLE CLOSET SPACE
• ACCESS TO OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (22.3% below list).
• Recommended offer: $175k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Zoned schools: Global Learning Academy (math 11% / reading 19%, grade F, #2,132 of 2,144 statewide, top 100%, 470 students, 90% FRL); J. H. Workman Middle School (math 20% / reading 27%, grade F, #536 of 571 statewide, top 95%, 705 students, 72% FRL); Pensacola High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 1,229 students, 55% FRL).
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 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 (+3.4%/yr); 240 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2k of loan paydown is wiped out by about $7k 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 72 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $100k; list at $225k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• 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 $174,831 (22.3% 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 72 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.13%
• DSCR: 0.91
• GRM: 10.7

CMA / ARV

• ARV (median comp): $265,407
• List price: $225,000
• Delta: -15.22%
• 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
410 E Desoto	0.25mi	2/1.0	900 (-14%)	2mo	$140,000	$156	64
1206 N 7th Ave	0.24mi	2/2.0	900 (-14%)	4mo	$234,000	$260	59
815 N 8th Ave	0.42mi	2/2.0	1,150 (+10%)	2mo	$389,000	$338	58
505 N Alcaniz St	0.57mi	2/1.5	1,056 (+1%)	17mo	$394,500	$374	55
408 N Hayne St	0.62mi	3/1.0 (+1)	1,067 (+2%)	12mo	$100,000	$94	52
215 E Hernandez St	0.40mi	3/2.0 (+1)	1,120 (+8%)	13mo	$220,000	$196	49
2412 N 7th Ave	0.75mi	3/2.0 (+1)	1,084 (+4%)	4mo	$210,000	$194	46
2345 N 8th Ave	0.70mi	3/2.0 (+1)	1,120 (+8%)	2mo	$234,000	$209	44
506 E Jordan St	0.51mi	2/1.0	902 (-13%)	15mo	$90,000	$100	42
2013 N 11th Ave	0.64mi	3/1.0 (+1)	1,158 (+11%)	7mo	$290,000	$250	41
110 E Jordan St	0.52mi	3/2.0 (+1)	1,196 (+15%)	2mo	$238,000	$199	41
1119 N Devilliers St	0.73mi	2/2.0	1,119 (+7%)	14mo	$330,000	$295	38

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: -19.4%
• Equity multiple: 0.32×
• Total profit: $-42,889
• Equity at exit: $33,548

10-year hold

• IRR: -11.4%
• Equity multiple: 0.31×
• Total profit: $-43,697
• Equity at exit: $19,454

Cash invested: $63,000 (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 32503

• Rents YoY: 3.4%
• Active inventory: 240
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$219 /mo · $2,629/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-112

Break-even live

Break-even rent $1,890

Max offer price $205,290

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-48	+0% $-112	+5% $-175	+10% $-239
Rent	-10% $-250	-5% $-181	+0% $-112	+5% $-43	+10% $27
Rate	-1.0pp $2	-0.5pp $-54	base $-112	+0.5pp $-170	+1.0pp $-229

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1106 Doctor Martin Luther King Junior Dr Unit A Pensacola, FL	2.0	1.0	762	$1,295	$1.70	16d	1	0.20mi
1011 Doctor M.L.K. Jr Dr Unit B Pensacola, FL	2.0	1.0	877	$1,200	$1.37	25d	1	0.25mi
801 E Gonzalez St Pensacola, FL	3.0	2.0	1200	$2,200	$1.83	16d	1	0.36mi
2008 N 8th Ave Pensacola, FL	3.0	2.0	1058	$1,250	$1.18	16d	1	0.51mi
307 E La Rua St Pensacola, FL	2.0	1.0	826	$1,575	$1.91	23d	1	0.62mi
422 N Davis Hwy Pensacola, FL	2.0	1.5	941	$2,100	$2.23	25d	1	0.63mi
511 E La Rua St Pensacola, FL	3.0	1.0	1128	$1,475	$1.31	16d	1	0.64mi
504 N Spring St Unit B Pensacola, FL	3.0	1.5	1485	$1,995	$1.34	25d	1	0.74mi
407 W Jordan St Unit NA Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	25d	1	0.76mi
2115 N 12th Ave Pensacola, FL	2.0	1.5	950	$1,800	$1.89	16d	1	0.77mi
1215 N C St Pensacola, FL	3.0	1.0	1203	$1,775	$1.48	16d	1	0.85mi
1414 E Mallory St Pensacola, FL	3.0	2.0	1323	$3,400	$2.57	25d	1	0.87mi
721 W Jordan St Pensacola, FL	3.0	2.0	1030	$1,895	$1.84	25d	1	0.88mi
1010 N D St Pensacola, FL	2.0	2.0	1196	$1,850	$1.55	25d	1	0.94mi
615 N A St Pensacola, FL	3.0	2.0	1122	$1,900	$1.69	16d	1	0.96mi
218 Junction Ave Pensacola, FL	2.0	2.5	1295	$2,400	$1.85	25d	1	1.01mi
220 W Chase St Pensacola, FL	2.0	1.0	648	$1,241	$1.92	25d	1	1.02mi
811 N D St Pensacola, FL	2.0	2.0	1035	$1,395	$1.35	25d	1	1.04mi
814 N E St Pensacola, FL	3.0	2.0	1440	$1,695	$1.18	25d	1	1.06mi
1704 E Lee St Pensacola, FL	3.0	2.0	1226	$2,295	$1.87	25d	1	1.08mi
101 E Romana St Pensacola, FL	3.0	1.0–2.0	987	$2,288	$2.32	16d	20	1.13mi
418 N C St Pensacola, FL	3.0	2.0	1017	$2,775	$2.73	16d	1	1.13mi
410 N C St Unit 1367374P Pensacola, FL	3.0	2.0	1291	$3,313	$2.57	16d	1	1.14mi
3131 N 10th Ave Pensacola, FL	3.0	1.5	1085	$1,700	$1.57	25d	1	1.20mi
1720 E La Rua St Unit A Pensacola, FL	2.0	1.0	800	$1,550	$1.94	25d	1	1.26mi
510 N G St Pensacola, FL	2.0	1.0	704	$850	$1.21	25d	1	1.29mi

Listing history 24 events

1. 2026-06-21
   days on market $225,000 Active 72 DOM
2. 2026-06-18
   days on market $225,000 Active 69 DOM
3. 2026-06-17
   days on market $225,000 Active 68 DOM
4. 2026-06-16
   days on market $225,000 Active 67 DOM
5. 2026-06-15
   days on market $225,000 Active 66 DOM
6. 2026-06-14
   days on market $225,000 Active 64 DOM
7. 2026-06-10
   days on market $225,000 Active 61 DOM
8. 2026-06-09
   days on market $225,000 Active 60 DOM
9. 2026-06-08
   days on market $225,000 Active 59 DOM
10. 2026-06-07
    days on market $225,000 Active 58 DOM
11. 2026-06-03
    days on market $225,000 Active 54 DOM
12. 2026-06-02
    days on market $225,000 Active 53 DOM
13. 2026-06-01
    days on market $225,000 Active 52 DOM
14. 2026-05-31
    days on market $225,000 Active 51 DOM
15. 2026-05-31
    days on market $225,000 Active 50 DOM
16. 2026-04-10
    listed $225,000 Active 1101-char remark

    Show marketing remark (1101 chars)

    Well-located 2 bedroom, 2 bathroom home offering 1,042 square feet of comfortable, easy living. Inside, the home features a bright, neutral interior with updated finishes, including stainless steel appliances in the kitchen, warm wood cabinetry, and a layout that flows naturally between the main living spaces. The living and dining areas feel open and inviting, with plenty of natural light, while the bedrooms are well-sized with good storage. Both bathrooms have been updated with clean, modern touches, giving the home a fresh, move-in ready feel. Additional features include a dedicated laundry area, ample closet space, and a practical layout that works well for everyday living or rental use. Situated within walking distance to Hollice T. Williams Park and the Cecil T. Hunter Public Pool- currently undergoing a multimillion-dollar renovation - you’ll have convenient access to outdoor space and a growing community amenity. The surrounding area continues to see new construction and redevelopment, adding to the overall appeal of the location. Schedule your private showing today!

17. 2025-12-30
    historical
18. 2025-06-29
    listed $276,000 Active
19. 2024-09-10
    soldstatus $99,900
20. 2024-09-05
    status Pending
21. 2024-09-04
    soldstatus $99,900 Sold
22. 2024-07-25
    historical Contingent
23. 2024-07-22
    listed $99,900 Active
24. 2006-01-12
    soldstatus $37,000

ⓘ 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: $2,629 · $219/mo
• Projected year-2 tax: $2,629 · $219/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 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,980
• − Mortgage interest: −$12,603
• − Property taxes: −$2,629
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$6,545
• Taxable loss: −$5,280
• Est. tax savings @ 24.0%: +$1,267
• After-tax cash flow: $-72/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

+508.1% since first listed

9 events — show timeline

• 2026-04-10 Listed $225,000 PARMLS
• 2025-12-30 Listing Removed — PARMLS
• 2025-06-29 Listed $276,000 PARMLS
• 2024-09-10 Sold (Public Records) $99,900 Public Records
• 2024-09-05 Pending — PARMLS
• 2024-09-04 Sold (MLS) $99,900 PARMLS
• 2024-07-25 Contingent — PARMLS
• 2024-07-22 Listed $99,900 PARMLS
• 2006-01-12 Sold (Public Records) $37,000 Public Records

Property tax history

+13.7%/yr

Latest (2025): $2,629 · +99.5% YoY. Source: county tax records.