623 Edgecliff Dr · West Pensacola, FL 32506

$215,000

6 bd · 2.0 ba · 1,116 sqft · SingleFamily public records · 17 Days on market

Built 1959 10,018 sqft lot

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Why this score? — see what drove the C- 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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Starter Home with Three Bedrooms & Two Full Tile Baths ~ Eat-in Kitchen with Smooth-top Cooktop, Wall Oven, Dishwasher, Refrigerator & Wood Cabinets. Large Great Room ~ Spacious Master Suite with Two Closets ~ Carport with Storage Area & Laundry. Nice Backyard.

Key facts

• Mature oak trees
• Large fenced yard
• Wood plank flooring

Tags

• UPDATED INTERIOR
• NEW APPLIANCES
• TERRAZZO FLOORING
• WOOD PLANK FLOORING
• LARGE FENCED YARD
• MATURE OAK TREES

Property features AI

Finance

• Other: County-maintained road access; Lot approximately 0.23 acre (dimensions: 70 x 136 x 85 x 123)
• HOA & community: No homeowners association

Exterior

• Parking: Carport with covered front-entrance parking (1 covered space, 1 total carport space, 1 total parking space listed)
• Utilities: Public water; Septic tank sewer; Electric with circuit breakers
• Home design: Single-story block construction; One-level entry; Resale property; Green features include insulation and ridge vent (ANSI standard verification)
• Construction: Block construction; Slab foundation; One level
• Exterior features: Full chain-link and privacy fencing; Located on a cul-de-sac; Shingle roof

Interior

• Kitchen: Updated kitchen (updated within the past year); New countertops; Built-in oven and drop-in cooktop; Refrigerator included; All faucets and plumbing updated
• Bedrooms: Master bedroom on the first floor (approx. 11 x 16); Additional first-floor bedroom (approx. 11 x 12); Second additional first-floor bedroom (approx. 9 x 12)
• Flooring: Terrazzo; Simulated wood
• Bathrooms: Two full bathrooms, recently updated (faucets and lighting within last 1–5 years)
• Heating & cooling: Natural gas heating; ENERGY STAR qualified heat pump; Multi-unit cooling; Ceiling fans; ENERGY STAR qualified cooling equipment
• Interior features: Baseboards; Ceiling fan(s); Blinds on windows
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/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 $209k (2.9% below list).
• Recommended offer: $209k (2.9% below list) — sets the bar for 1% rule.

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 (+3.9%/yr); 270 active listings in the ZIP; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($62k/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 $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 17 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $70k; list at $215k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $208,738 (2.9% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.97% ✗
• Cap rate: 7.97%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.85% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-13,898
• Equity at exit: $32,057

10-year hold

• IRR: 4.4%
• Equity multiple: 1.33×
• Total profit: $19,913
• Equity at exit: $18,589

Cash invested: $60,200 (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 32506

• Home prices YoY: -22.5%
• Rents YoY: 3.9%
• Active inventory: 270
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,087 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$131 /mo · $1,567/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $301

Break-even live

Break-even rent $1,706

Max offer price $215,000

Occupancy floor 81%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $215,000 Active 17 DOM
2. 2026-06-17
   days on market $215,000 Active 16 DOM
3. 2026-06-16
   days on market $215,000 Active 15 DOM
4. 2026-06-15
   days on market $215,000 Active 14 DOM
5. 2026-06-14
   days on market $215,000 Active 12 DOM
6. 2026-06-10
   days on market $215,000 Active 9 DOM
7. 2026-06-09
   days on market $215,000 Active 8 DOM
8. 2026-06-08
   days on market $215,000 Active 7 DOM
9. 2026-06-07
   days on market $215,000 Active 6 DOM
10. 2026-06-03
    days on market $215,000 Active 2 DOM
11. 2026-06-01
    remarks 699-char remark
12. 2026-06-01
    listed $215,000 Active 1 DOM

ⓘ 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: $1,567 · $131/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$217/yr (+$18/mo · 13.9%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,049
• − Mortgage interest: −$12,043
• − Property taxes: −$1,567
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$6,255
• Taxable income: $101
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $3,592/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): 34,549
• Household income: $62,486
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 1359.0

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 0.60)
• Race & ethnicity: White 60% Black 18% Two or more races 11% Hispanic / Latino 6% Asian 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 4% Tagalog/Filipino 2% 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: ▼ -71.86%
• Current HPI: 247.6085
• Rent YoY: ▲ 3.85%
• 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

+1691.7% since first listed

6 events — show timeline

• 2026-05-31 Listed $215,000 PARMLS
• 2007-10-01 Sold (Public Records) $70,000 Public Records
• 2007-09-25 Sold (MLS) $70,000 PARMLS
• 2007-08-17 Listed $70,000 PARMLS
• 1969-01-01 Sold (Public Records) $11,900 Public Records
• 1968-01-01 Sold (Public Records) $12,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,567 · +16.9% YoY. Source: county tax records.