5800 Avondale Rd · Bellview, FL 32526

$145,000

4 bd · 2.0 ba · 1,242 sqft · SingleFamily public records · 31 Days on market

Built 1970 8,712 sqft lot Est $207k · 30% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

IMMACULATE,PRIDE OF OWNERSHIP EVIDENCED HERE.TILE BATHS WALK IN SHOWER MASTER BA.LOTS OF KITCHEN CABINETS.HUGE SCREENED PORCH.LG UTILITY ROOM.

Key facts

• 8,712 sq ft lot
• 3 parking spots
• Built 1970

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 5.2% in Bellview — 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 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 31% 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 $1k of loan paydown is wiped out by about $4k 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 + 4.4% rent growth), your $41k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y 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 $66k; list at $145k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1970 — 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 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?
5. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.03%
• DSCR: 1.85
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $207,414
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4674 Durham Dr	0.18mi	4/1.0	1,205 (-3%)	5mo	$179,000	$149	78
4664 Kingston Dr	0.06mi	3/1.5 (-1)	1,300 (+5%)	8mo	$200,000	$154	76
4763 Lanett Dr	0.33mi	3/2.0 (-1)	1,208 (-3%)	2mo	$173,000	$143	73
5787 Graymont Ln	0.40mi	3/2.0 (-1)	1,171 (-6%)	4mo	$225,000	$192	64
6033 Champion Oaks Dr	0.62mi	4/2.0	1,231 (-1%)	7mo	$199,900	$162	64
5719 Ventura Ln	0.36mi	4/2.0	1,400 (+13%)	3mo	$185,000	$132	60
5684 Ventura Ln	0.40mi	3/1.5 (-1)	1,150 (-7%)	3mo	$199,900	$174	60
3135 Bent Oak Dr	0.68mi	3/2.0 (-1)	1,206 (-3%)	3mo	$215,000	$178	56
7026 Balboa Dr	0.74mi	3/2.0 (-1)	1,220 (-2%)	8mo	$204,000	$167	51
6931 Falcon Dr	0.72mi	3/2.0 (-1)	1,347 (+8%)	2mo	$265,000	$197	46
6027 Dallas Ave	0.73mi	3/2.0 (-1)	1,336 (+8%)	8mo	$239,000	$179	42
7013 Balboa Dr	0.72mi	3/1.5 (-1)	1,325 (+7%)	8mo	$210,000	$158	41

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: 12.3%
• Equity multiple: 1.50×
• Total profit: $20,240
• Equity at exit: $21,620

10-year hold

• IRR: 22.3%
• Equity multiple: 3.02×
• Total profit: $81,990
• Equity at exit: $12,537

Cash invested: $40,600 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,923 high
• Mortgage (P&I): −$760
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $644

Break-even live

Break-even rent $1,109

Max offer price $145,000

Occupancy floor 62%

Sensitivity live

Price	-10% $726	-5% $685	+0% $644	+5% $603	+10% $562
Rent	-10% $492	-5% $568	+0% $644	+5% $720	+10% $796
Rate	-1.0pp $717	-0.5pp $681	base $644	+0.5pp $606	+1.0pp $568

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6081 Royal Port Ct Pensacola, FL	3.0	2.5	1428	$1,850	$1.30	24d	1	0.53mi
3230 Palmdale Ave Pensacola, FL	3.0	2.0	1300	$1,500	$1.15	24d	1	0.67mi
5472 Dover Ave Pensacola, FL	3.0	2.0	840	$1,300	$1.55	24d	1	0.75mi
4930 Laceiba Dr Pensacola, FL	3.0	1.5	1020	$1,300	$1.27	22d	1	0.76mi
6225 Mobile Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1036	$2,595	$2.50	14d	15	0.77mi
3219 Fresno Ave Pensacola, FL	3.0	2.0	1192	$1,375	$1.15	24d	1	0.84mi
6322 Louisville Ave Pensacola, FL	3.0	2.0	1001	$2,147	$2.14	24d	1	0.95mi
2702 Massachusetts Ave Pensacola, FL	1.0–3.0	1.0–2.5	1150	$1,745	$1.52	14d	9	0.99mi
5877 Tryton Cir Pensacola, FL	4.0	2.0	1419	$1,825	$1.29	24d	1	1.26mi
5404 N Blue Angel Pkwy Pensacola, FL	3.0	1.0	1120	$1,275	$1.14	24d	1	1.27mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	24d	1	1.39mi

Listing history 7 events

1. 2026-04-23
   status Pending
2. 2026-04-11
   historical Contingent
3. 2026-03-23
   listed $145,000 Active
4. 2000-04-04
   soldstatus $66,000
5. 2000-03-30
   soldstatus $66,000 142-char remark

   Show marketing remark (142 chars)

   IMMACULATE,PRIDE OF OWNERSHIP EVIDENCED HERE.TILE BATHS WALK IN SHOWER MASTER BA.LOTS OF KITCHEN CABINETS.HUGE SCREENED PORCH.LG UTILITY ROOM.

6. 1999-12-07
   listed $65,000 142-char remark

   Show marketing remark (142 chars)

   IMMACULATE,PRIDE OF OWNERSHIP EVIDENCED HERE.TILE BATHS WALK IN SHOWER MASTER BA.LOTS OF KITCHEN CABINETS.HUGE SCREENED PORCH.LG UTILITY ROOM.

7. 1994-08-01
   soldstatus $51,900

ⓘ 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: $660 · $55/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$544/yr (+$45/mo · 82.4%)

ⓘ 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 6 d/yr ≥105°F today · 20 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: $23,081
• − Mortgage interest: −$8,122
• − Property taxes: −$660
• − Insurance: −$725
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − Depreciation: −$4,218
• Taxable income: $5,663
• Est. tax owed @ 24.0%: −$1,359
• 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 — 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

• Census place: Bellview, FL
• 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

+179.4% since first listed

7 events — show timeline

• 2026-04-23 Pending — PARMLS
• 2026-04-11 Contingent — PARMLS
• 2026-03-23 Listed $145,000 PARMLS
• 2000-04-04 Sold (Public Records) $66,000 Public Records
• 2000-03-30 Sold (MLS) $66,000 PARMLS
• 1999-12-07 Listed $65,000 PARMLS
• 1994-08-01 Sold (Public Records) $51,900 Public Records

Property tax history

+3.1%/yr

Latest (2025): $660 · +25.0% YoY. Source: county tax records.