1350 W Hwy 4 · Century, FL 32535

$135,900

3 bd · 2.0 ba · 1,638 sqft · SingleFamily public records · 65 Days on market

Built 1958 Poor condition 3.00 ac lot $83/sqft · 42% below area Est $234k · 42% under ↓ 4% since listing

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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 +22.0/30.0
• ARV discount +15.0/15.0
• Appreciation +9.9/10.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Discover the perfect blend of open space, natural beauty, and convenience with this stunning 23.3-acre corner parcel. Featuring approximately 13 acres of lush hay pasture and the remaining acreage shaded by towering hardwood oaks, this property offers an ideal setting for your dream lifestyle. With over 1,900 feet of road frontage along W Hwy 4 and Killam Rd, access and visibility are exceptional. The land is entirely high and dry, with a flat topography that makes it ready for building—whether you envision a custom home or a peaceful rural retreat. Enjoy truly one-of-a-kind views across open pasture and mature timber, creating a picturesque backdrop in every direction. Located just 1 mile from Lake Stone, you’ll have quick access to fishing, boating, and outdoor recreation. Plus, you're only a short drive to Atmore (just over 10 minutes) and Pensacola (approximately 35 minutes), giving you the perfect balance of privacy and convenience. For outdoor enthusiasts, the mix of open pasture and dense hardwoods creates an excellent habitat for wildlife, offering strong potential for deer hunting right on your own property. Modern convenience meets rural charm with newly installed fiber internet available, making remote work, streaming, and staying connected easier than ever. Bring your horses, cows, or goats—this property is ready for your agricultural or recreational vision. Whether you're looking to build, invest, or simply enjoy wide-open space, this rare offering checks all the boxes. A deed restriction allowing no mobile homes will be recorded at closing.

Key facts

• 3 picturesque acres
• Scenic views
• 3 acre lot

Tags

• 3 PICTURESQUE ACRES
• PEACEFUL SHADED SETTING
• SCENIC VIEWS
• SERENE COUNTRY SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $136k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $136k).
• Recommended offer: $128k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#729 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, 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: 28 active listings in the ZIP; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($940 loan paydown + $13k appreciation (9.9% local appreciation)).
• Escambia County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (9.9% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,746 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1958 — 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. 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: 1.01% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

• ARV (median comp): $234,469
• List price: $135,900
• Delta: -42.04%
• Verdict: UNDERPRICED
• Comps: 14 within 2.0 mi

Projected returns pro-forma

9.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 3.28×
• Total profit: $86,788
• Equity at exit: $121,304

10-year hold

• IRR: 25.3%
• Equity multiple: 7.42×
• Total profit: $244,350
• Equity at exit: $260,407

Cash invested: $38,052 (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 32535

• Home prices YoY: 2.6%
• Active inventory: 28
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$713
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $218

Break-even live

Break-even rent $1,098

Max offer price $135,900

Occupancy floor 79%

Sensitivity live

Price	-10% $294	-5% $256	+0% $218	+5% $179	+10% $141
Rent	-10% $109	-5% $163	+0% $218	+5% $272	+10% $326
Rate	-1.0pp $286	-0.5pp $252	base $218	+0.5pp $182	+1.0pp $146

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: $33,975
• Closing costs: $4,077
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $135,900 Active 65 DOM
2. 2026-06-17
   days on market $135,900 Active 64 DOM
3. 2026-06-16
   days on market $135,900 Active 63 DOM
4. 2026-06-15
   days on market $135,900 Active 62 DOM
5. 2026-06-14
   days on market $135,900 Active 60 DOM
6. 2026-06-10
   days on market $135,900 Active 57 DOM
7. 2026-06-09
   days on market $135,900 Active 56 DOM
8. 2026-06-08
   days on market $135,900 Active 55 DOM
9. 2026-06-07
   days on market $135,900 Active 54 DOM
10. 2026-06-03
    days on market $135,900 Active 50 DOM
11. 2026-06-02
    days on market $135,900 Active 49 DOM
12. 2026-06-01
    days on market $135,900 Active 48 DOM
13. 2026-05-31
    days on market $135,900 Active 47 DOM
14. 2026-05-31
    days on market $135,900 Active 46 DOM
15. 2026-05-16
    price $267,950 1608-char remark

    Show marketing remark (1652 chars)

    Discover the perfect blend of open space, natural beauty, and convenience with this stunning 23.3-acre corner parcel. Featuring approximately 13 acres of lush hay pasture and the remaining acreage shaded by towering hardwood oaks, this property offers an ideal setting for your dream lifestyle. With over 1,900 feet of road frontage along W Hwy 4 and Killam Rd, access and visibility are exceptional. The land is entirely high and dry, with a flat topography that makes it ready for building—whether you envision a custom home or a peaceful rural retreat. Enjoy truly one-of-a-kind views across open pasture and mature timber, creating a picturesque backdrop in every direction. Located just 1 mile from Lake Stone, you’ll have quick access to fishing, boating, and outdoor recreation. Plus, you're only a short drive to Atmore (just over 10 minutes) and Pensacola (approximately 35 minutes), giving you the perfect balance of privacy and convenience. For outdoor enthusiasts, the mix of open pasture and dense hardwoods creates an excellent habitat for wildlife, offering strong potential for deer hunting right on your own property. Modern convenience meets rural charm with newly installed fiber internet available, making remote work, streaming, and staying connected easier than ever. Bring your horses, cows, or goats—this property is ready for your agricultural or recreational vision. Whether you're looking to build, invest, or simply enjoy wide-open space, this rare offering checks all the boxes. A deed restriction allowing no mobile homes will be recorded at closing. Buyer to verify all information during due diligence.

16. 2026-05-16
    price $267,950 1652-char remark

    Show marketing remark (1652 chars)

    Discover the perfect blend of open space, natural beauty, and convenience with this stunning 23.3-acre corner parcel. Featuring approximately 13 acres of lush hay pasture and the remaining acreage shaded by towering hardwood oaks, this property offers an ideal setting for your dream lifestyle. With over 1,900 feet of road frontage along W Hwy 4 and Killam Rd, access and visibility are exceptional. The land is entirely high and dry, with a flat topography that makes it ready for building—whether you envision a custom home or a peaceful rural retreat. Enjoy truly one-of-a-kind views across open pasture and mature timber, creating a picturesque backdrop in every direction. Located just 1 mile from Lake Stone, you’ll have quick access to fishing, boating, and outdoor recreation. Plus, you're only a short drive to Atmore (just over 10 minutes) and Pensacola (approximately 35 minutes), giving you the perfect balance of privacy and convenience. For outdoor enthusiasts, the mix of open pasture and dense hardwoods creates an excellent habitat for wildlife, offering strong potential for deer hunting right on your own property. Modern convenience meets rural charm with newly installed fiber internet available, making remote work, streaming, and staying connected easier than ever. Bring your horses, cows, or goats—this property is ready for your agricultural or recreational vision. Whether you're looking to build, invest, or simply enjoy wide-open space, this rare offering checks all the boxes. A deed restriction allowing no mobile homes will be recorded at closing. Buyer to verify all information during due diligence.

17. 2026-04-16
    listed $135,900 Active
18. 2026-04-14
    listed $135,900 Active
19. 2026-04-06
    price $280,080 1608-char remark

    Show marketing remark (1652 chars)

    Discover the perfect blend of open space, natural beauty, and convenience with this stunning 23.3-acre corner parcel. Featuring approximately 13 acres of lush hay pasture and the remaining acreage shaded by towering hardwood oaks, this property offers an ideal setting for your dream lifestyle. With over 1,900 feet of road frontage along W Hwy 4 and Killam Rd, access and visibility are exceptional. The land is entirely high and dry, with a flat topography that makes it ready for building—whether you envision a custom home or a peaceful rural retreat. Enjoy truly one-of-a-kind views across open pasture and mature timber, creating a picturesque backdrop in every direction. Located just 1 mile from Lake Stone, you’ll have quick access to fishing, boating, and outdoor recreation. Plus, you're only a short drive to Atmore (just over 10 minutes) and Pensacola (approximately 35 minutes), giving you the perfect balance of privacy and convenience. For outdoor enthusiasts, the mix of open pasture and dense hardwoods creates an excellent habitat for wildlife, offering strong potential for deer hunting right on your own property. Modern convenience meets rural charm with newly installed fiber internet available, making remote work, streaming, and staying connected easier than ever. Bring your horses, cows, or goats—this property is ready for your agricultural or recreational vision. Whether you're looking to build, invest, or simply enjoy wide-open space, this rare offering checks all the boxes. A deed restriction allowing no mobile homes will be recorded at closing. Buyer to verify all information during due diligence.

20. 2026-04-06
    price $280,080 1652-char remark

    Show marketing remark (1652 chars)

    Discover the perfect blend of open space, natural beauty, and convenience with this stunning 23.3-acre corner parcel. Featuring approximately 13 acres of lush hay pasture and the remaining acreage shaded by towering hardwood oaks, this property offers an ideal setting for your dream lifestyle. With over 1,900 feet of road frontage along W Hwy 4 and Killam Rd, access and visibility are exceptional. The land is entirely high and dry, with a flat topography that makes it ready for building—whether you envision a custom home or a peaceful rural retreat. Enjoy truly one-of-a-kind views across open pasture and mature timber, creating a picturesque backdrop in every direction. Located just 1 mile from Lake Stone, you’ll have quick access to fishing, boating, and outdoor recreation. Plus, you're only a short drive to Atmore (just over 10 minutes) and Pensacola (approximately 35 minutes), giving you the perfect balance of privacy and convenience. For outdoor enthusiasts, the mix of open pasture and dense hardwoods creates an excellent habitat for wildlife, offering strong potential for deer hunting right on your own property. Modern convenience meets rural charm with newly installed fiber internet available, making remote work, streaming, and staying connected easier than ever. Bring your horses, cows, or goats—this property is ready for your agricultural or recreational vision. Whether you're looking to build, invest, or simply enjoy wide-open space, this rare offering checks all the boxes. A deed restriction allowing no mobile homes will be recorded at closing. Buyer to verify all information during due diligence.

21. 2026-04-06
    listed $280,000 Active 1652-char remark

    Show marketing remark (1652 chars)

    Discover the perfect blend of open space, natural beauty, and convenience with this stunning 23.3-acre corner parcel. Featuring approximately 13 acres of lush hay pasture and the remaining acreage shaded by towering hardwood oaks, this property offers an ideal setting for your dream lifestyle. With over 1,900 feet of road frontage along W Hwy 4 and Killam Rd, access and visibility are exceptional. The land is entirely high and dry, with a flat topography that makes it ready for building—whether you envision a custom home or a peaceful rural retreat. Enjoy truly one-of-a-kind views across open pasture and mature timber, creating a picturesque backdrop in every direction. Located just 1 mile from Lake Stone, you’ll have quick access to fishing, boating, and outdoor recreation. Plus, you're only a short drive to Atmore (just over 10 minutes) and Pensacola (approximately 35 minutes), giving you the perfect balance of privacy and convenience. For outdoor enthusiasts, the mix of open pasture and dense hardwoods creates an excellent habitat for wildlife, offering strong potential for deer hunting right on your own property. Modern convenience meets rural charm with newly installed fiber internet available, making remote work, streaming, and staying connected easier than ever. Bring your horses, cows, or goats—this property is ready for your agricultural or recreational vision. Whether you're looking to build, invest, or simply enjoy wide-open space, this rare offering checks all the boxes. A deed restriction allowing no mobile homes will be recorded at closing. Buyer to verify all information during due diligence.

22. 2026-04-01
    listed $280,000 Active 1608-char remark

    Show marketing remark (1608 chars)

    Discover the perfect blend of open space, natural beauty, and convenience with this stunning 23.3-acre corner parcel. Featuring approximately 13 acres of lush hay pasture and the remaining acreage shaded by towering hardwood oaks, this property offers an ideal setting for your dream lifestyle. With over 1,900 feet of road frontage along W Hwy 4 and Killam Rd, access and visibility are exceptional. The land is entirely high and dry, with a flat topography that makes it ready for building—whether you envision a custom home or a peaceful rural retreat. Enjoy truly one-of-a-kind views across open pasture and mature timber, creating a picturesque backdrop in every direction. Located just 1 mile from Lake Stone, you’ll have quick access to fishing, boating, and outdoor recreation. Plus, you're only a short drive to Atmore (just over 10 minutes) and Pensacola (approximately 35 minutes), giving you the perfect balance of privacy and convenience. For outdoor enthusiasts, the mix of open pasture and dense hardwoods creates an excellent habitat for wildlife, offering strong potential for deer hunting right on your own property. Modern convenience meets rural charm with newly installed fiber internet available, making remote work, streaming, and staying connected easier than ever. Bring your horses, cows, or goats—this property is ready for your agricultural or recreational vision. Whether you're looking to build, invest, or simply enjoy wide-open space, this rare offering checks all the boxes. A deed restriction allowing no mobile homes will be recorded at closing.

ⓘ 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: $1,173 · $98/mo
• Projected year-2 tax: $1,173 · $98/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 21 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: $16,475
• − Mortgage interest: −$7,613
• − Property taxes: −$1,173
• − Insurance: −$680
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$3,953
• Taxable income: $420
• Est. tax owed @ 24.0%: −$101
• After-tax cash flow: $2,510/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations to bring it up to a livable standard. Immediate repairs and maintenance are necessary to prevent further damage and improve the property's value.

Repairs flagged

• Major Exposed subfloor in kitchen and bathroom — Structural damage
• Major Damaged fixtures in bathrooms — Aesthetic and functional issues
• Major Weathered shingles on roof — Leakage risk
• Major Weathered siding — Structural integrity compromised
• Major Exposed ductwork in HVAC — Inefficient heating and cooling
• Major Overgrown vegetation — Reduces curb appeal

Value-add opportunities

• Resale Paint interior walls — Enhances curb appeal and interior aesthetics
• Resale Replace fixtures in bathrooms — Improves functionality and aesthetics
• Resale Repair roof shingles — Prevents water damage and enhances curb appeal
• Resale Replace siding — Enhances curb appeal and structural integrity
• Rental Repair HVAC ductwork — Ensures efficient heating and cooling
• Both Trim vegetation — Enhances curb appeal and reduces maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor in kitchen and bathroom · Structural damage	Major	$15,000–50,000
Damaged fixtures in bathrooms · Aesthetic and functional issues	Major	$15,000–50,000
Weathered shingles on roof · Leakage risk	Major	$15,000–50,000
Weathered siding · Structural integrity compromised	Major	$15,000–50,000
Exposed ductwork in HVAC · Inefficient heating and cooling	Major	$15,000–50,000
Overgrown vegetation · Reduces curb appeal	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Resale Replace fixtures in bathrooms — Improves functionality and aesthetics ↑
• Resale Repair roof shingles — Prevents water damage and enhances curb appeal ↑
• Resale Replace siding — Enhances curb appeal and structural integrity ↑
• Rental Repair HVAC ductwork — Ensures efficient heating and cooling ↑
• Both Trim vegetation — Enhances curb appeal and reduces maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Century

• Score: 63/100
• State rank: #729
• US rank: #15636

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,880

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 0.63)
• Race & ethnicity: White 48% Black 37% Two or more races 10% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 4%

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: ▲ 9.89%
• Current HPI: 385.5155
• Rent YoY: —
• Metro: —
• 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

-4.3% since first listed

8 events — show timeline

• 2026-05-16 Price Changed $267,950 PARMLS
• 2026-05-16 Price Changed $267,950 BCAR
• 2026-04-16 Listed $135,900 BCAR
• 2026-04-14 Listed $135,900 PARMLS
• 2026-04-06 Price Changed $280,080 PARMLS
• 2026-04-06 Price Changed $280,080 BCAR
• 2026-04-06 Listed $280,000 BCAR
• 2026-04-01 Listed $280,000 PARMLS

Property tax history

+5.8%/yr

Latest (2025): $1,173 · +5.8% YoY. Source: county tax records.