105 Webb Ln · West Pensacola, FL 32505

$68,000

2 bd · 1.0 ba · 1,168 sqft · SingleFamily public records · 37 Days on market

Built 1951

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fix-up special - 1168 sqft 3/2 block home tucked into a wooded lot. Needs a new roof and updates throughout. The home has never had HVAC.

Key facts

• Fully gutted
• Private lot
• Permitted roof

Tags

• NEW ROOF
• PRIVATE LOT
• CONCRETE BLOCK HOME
• FULLY GUTTED
• MAJOR UPDATES
• PERMITTED ROOF

Property features AI

Exterior

• Home design: Built in 1951
• Construction: Living area approximately 1,168
• Exterior features: Located in the South Pensacola subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.3% vs local median 7.7% in West 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 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, schools F, amenities 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 (+4.9%/yr); 198 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 37% of the median local income ($45k/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 $470 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $24k; list at $68k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $65,960 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.04% ✓
• Cap rate: 18.30%
• Cash-on-cash: 42.87%
• DSCR: 2.91
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $150,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3907 W Blount St	0.43mi	3/1.0 (+1)	1,160 (-1%)	7mo	$150,000	$129	68
3703 W Theresa St	0.61mi	3/1.0 (+1)	1,137 (-3%)	2mo	$52,100	$46	60
4519 Martha Ave	0.65mi	3/1.0 (+1)	1,176 (+1%)	8mo	$187,000	$159	57
27 Cloverland Ct	0.49mi	2/1.0	1,056 (-10%)	9mo	$114,900	$109	54
117 Aquamarine Ave	0.70mi	3/1.0 (+1)	1,243 (+6%)	1mo	$82,500	$66	51
1416 N 48th Ave	0.75mi	3/2.0 (+1)	1,123 (-4%)	1mo	$159,000	$142	49
1308 N 48th Ave	0.75mi	3/1.0 (+1)	1,111 (-5%)	11mo	$110,000	$99	43
10 Tennessee Dr	0.59mi	3/2.0 (+1)	1,318 (+13%)	1mo	$260,000	$197	41
104 Georgia Dr	0.65mi	3/1.0 (+1)	1,042 (-11%)	9mo	$55,000	$53	40
4130 W Jackson St	0.68mi	3/2.0 (+1)	1,028 (-12%)	5mo	$140,000	$136	35
202 Emerald Ave	0.74mi	3/1.5 (+1)	1,012 (-13%)	6mo	$137,500	$136	31
502 New York Dr	0.72mi	3/2.0 (+1)	1,046 (-10%)	10mo	$135,000	$129	31

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: 41.7%
• Equity multiple: 2.84×
• Total profit: $35,024
• Equity at exit: $10,139

10-year hold

• IRR: 48.7%
• Equity multiple: 6.14×
• Total profit: $97,897
• Equity at exit: $5,879

Cash invested: $19,040 (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: 198
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$357
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $680

Break-even live

Break-even rent $527

Max offer price $68,000

Occupancy floor 46%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1218 N Kirk St Pensacola, FL	2.0	1.0	850	$1,150	$1.35	23d	1	0.63mi
852 Garnet St Pensacola, FL	3.0	1.5	1150	$1,150	$1.00	13d	1	0.63mi
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	23d	1	0.66mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	21d	1	0.72mi
707 New York Dr Pensacola, FL	2.0	1.0	1266	$1,185	$0.94	23d	1	0.73mi
3206 W Lee St Unit A Pensacola, FL	2.0	1.0	800	$1,550	$1.94	13d	1	0.84mi
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	23d	1	0.90mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	23d	1	1.05mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	23d	1	1.09mi
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	23d	1	1.10mi
190 N Old Corry Field Rd Pensacola, FL	1.0–2.0	1.0–2.0	915	$1,174	$1.28	13d	3	1.35mi
4600 Twin Oaks Dr Pensacola, FL	1.0–2.0	1.0	838	$1,499	$1.79	13d	29	1.44mi
2303 W Brainerd St Pensacola, FL	2.0	1.0	955	$1,100	$1.15	23d	1	1.48mi
908 N 57th Ave Pensacola, FL	1.0	1.0	740	$1,195	$1.61	23d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $68,000 Active 37 DOM
2. 2026-06-17
   days on market $68,000 Active 36 DOM
3. 2026-06-16
   days on market $68,000 Active 35 DOM
4. 2026-06-15
   days on market $68,000 Active 34 DOM
5. 2026-06-14
   days on market $68,000 Active 32 DOM
6. 2026-06-10
   days on market $68,000 Active 29 DOM
7. 2026-06-09
   days on market $68,000 Active 28 DOM
8. 2026-06-08
   days on market $68,000 Active 27 DOM
9. 2026-06-07
   days on market $68,000 Active 26 DOM
10. 2026-06-03
    days on market $68,000 Active 22 DOM
11. 2026-06-02
    days on market $68,000 Active 21 DOM
12. 2026-06-01
    days on market $68,000 Active 20 DOM
13. 2026-05-31
    days on market $68,000 Active 19 DOM
14. 2026-05-12
    listed $68,000 Active 464-char remark
15. 2022-06-22
    soldstatus $24,000 Sold 139-char remark

    Show marketing remark (139 chars)

    Fix-up special - 1168 sqft 3/2 block home tucked into a wooded lot. Needs a new roof and updates throughout. The home has never had HVAC.

16. 2022-05-17
    status Pending 139-char remark

    Show marketing remark (139 chars)

    Fix-up special - 1168 sqft 3/2 block home tucked into a wooded lot. Needs a new roof and updates throughout. The home has never had HVAC.

17. 2022-05-06
    listed $34,900 Active 139-char remark

    Show marketing remark (139 chars)

    Fix-up special - 1168 sqft 3/2 block home tucked into a wooded lot. Needs a new roof and updates throughout. The home has never had HVAC.

18. 1998-10-01
    soldstatus $20,000
19. 1997-11-10
    soldstatus $23,700
20. 1971-01-01
    soldstatus $17,000
21. 1971-01-01
    soldstatus $11,500

ⓘ 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: $379 · $32/mo
• Projected year-2 tax: $564 · $47/mo
• Expected delta: +$185/yr (+$15/mo · 48.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $16,659
• − Mortgage interest: −$3,809
• − Property taxes: −$379
• − Insurance: −$340
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$1,978
• Taxable income: $7,487
• Est. tax owed @ 24.0%: −$1,797
• After-tax cash flow: $6,365/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

+300.0% since first listed

8 events — show timeline

• 2026-05-12 Listed $68,000 FSBO.com
• 2022-06-22 Sold (MLS) $24,000 PARMLS
• 2022-05-17 Pending — PARMLS
• 2022-05-06 Listed $34,900 PARMLS
• 1998-10-01 Sold (Public Records) $20,000 Public Records
• 1997-11-10 Sold (Public Records) $23,700 Public Records
• 1971-01-01 Sold (Public Records) $11,500 Public Records
• 1971-01-01 Sold (Public Records) $17,000 Public Records

Property tax history

-4.9%/yr

Latest (2025): $379 · +39.2% YoY. Source: county tax records.