4019 N 8th Ave · Pensacola, FL 32503

$5,000

3 bd · 1.0 ba · 3,131 sqft · SingleFamily public records · 6 Days on market

Built 1956

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Why this score? — see what drove the F 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 +7.5/15.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Cash flow +0.8/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends June 12, 2026 at 12:00 PM EST. Discover this inviting 3-bedroom, 3-bathroom single-family home, offering a great opportunity in the desirable Pensacola area. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa.

Key facts

• Built 1956
• Listed 5 days

Property features AI

Exterior

• Home design: Residential property
• Construction: One-story building
• Exterior features: Lot zoned R-1

Interior

• Bathrooms: 3 full bathrooms
• Interior features: One-story layout

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $688,820 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-3k ($-35k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Cap rate 1.2% vs local median 3.6% in Pensacola — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Market conditions: Rents rising (+3.4%/yr); 239 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($71k/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 $5k of loan paydown is wiped out by about $21k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 206.6% of price; built in 1956 — 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 $5,000

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. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.34% ✗
• Cap rate: 1.22%
• Cash-on-cash: -18.11%
• DSCR: 0.19
• GRM: 24.5

CMA / ARV

• ARV (on-the-fly): $688,820
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4140 Fern Ct	0.38mi	4/3.0 (+1)	3,126 (-0%)	5mo	$462,000	$148	65
212 Euclid St	0.34mi	4/3.5 (+1)	2,950 (-6%)	2mo	$520,000	$176	58
1210 Durnford Pl	0.48mi	4/3.5 (+1)	3,068 (-2%)	4mo	$919,000	$300	56
4150 Menendez Dr	0.52mi	3/3.0	2,813 (-10%)	1mo	$1,260,000	$448	50
3991 Raintree Dr	0.45mi	4/3.0 (+1)	3,011 (-4%)	14mo	$465,000	$154	48
4241 Ellison Pl	0.61mi	4/4.0 (+1)	3,300 (+5%)	6mo	$725,000	$220	40
4000 Menendez Dr	0.63mi	4/4.0 (+1)	3,307 (+6%)	11mo	$1,875,000	$567	35
4324 Calm Ter	0.73mi	4/3.0 (+1)	2,831 (-10%)	4mo	$600,000	$212	34

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: -52.4%
• Equity multiple: -0.53×
• Total profit: $-296,017
• Equity at exit: $102,705

10-year hold

• IRR: —
• Equity multiple: -1.55×
• Total profit: $-492,482
• Equity at exit: $59,557

Cash invested: $192,870 (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: 239
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,342 medium
• Mortgage (P&I): −$3,612
• Tax est. 1.5%: −$861 /mo · $10,332/yr
• Insurance: −$287
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-2,910

Break-even live

Break-even rent $6,026

Max offer price $267,701

Occupancy floor —

Sensitivity live

Price	-10% $-2,434	-5% $-2,672	+0% $-2,910	+5% $-3,148	+10% $-3,386
Rent	-10% $-3,095	-5% $-3,003	+0% $-2,910	+5% $-2,818	+10% $-2,725
Rate	-1.0pp $-2,563	-0.5pp $-2,735	base $-2,910	+0.5pp $-3,089	+1.0pp $-3,270

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: $172,205
• Closing costs: $20,665
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 E Cross St Pensacola, FL	3.0	2.0	2200	$3,900	$1.77	15d	1	1.27mi

Listing history 5 events

1. 2026-06-10
   days on market $5,000 Active 6 DOM
2. 2026-06-09
   days on market $5,000 Active 5 DOM
3. 2026-06-08
   days on market $5,000 Active 4 DOM
4. 2026-06-07
   remarks 309-char remark
5. 2026-06-07
   listed $5,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $28,102
• − Mortgage interest: −$38,585
• − Property taxes: −$10,332
• − Insurance: −$3,444
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$20,038
• Taxable loss: −$48,794
• Est. tax savings @ 24.0%: +$11,711
• After-tax cash flow: $-23,213/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

-82.7% since first listed

2 events — show timeline

• 2026-06-04 Listed $5,000 NFMLS
• 1977-01-01 Sold (Public Records) $28,900 Public Records

Property tax history

+14.5%/yr

Latest (2025): $3,648 · +230.8% YoY. Source: county tax records.