1801 8th Ave · Pensacola, FL 32503

$349,900

4 bd · 2.0 ba · 1,833 sqft · SingleFamily public records · 338 Days on market

Built 1928 4,399 sqft lot $191/sqft · 25% below area Est $466k · 25% under

---

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 +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the charm and character of this 4-bedroom, 2-bathroom home nestled on a desirable corner lot in East Hill, one of Pensacola’s most historic and sought-after neighborhoods. Offering over 1900 square feet of flexible living space, this partially updated home blends vintage appeal with modern comforts.The thoughtful floor plan features two bedrooms and a full bathroom upstairs, along with a cozy living room perfect for relaxing or entertaining. Downstairs, you’ll find two additional bedrooms, a full bathroom with a walk-in tile shower, and a second living room that flows seamlessly into a versatile flex space—ideal for a home office, playroom, or workout area. The heart of the home is the updated kitchen, boasting ample storage, and room for culinary creativity. Large windows throughout fill the home with natural light, highlighting its classic architecture and warm character.Situated on a spacious corner lot, this property offers endless potential for outdoor living and future enhancements. Just minutes from downtown Pensacola, local shops, dining, and the waterfront, this East Hill residence is the perfect opportunity to enjoy historic charm with room to make it your own.

Key facts

• Updated kitchen
• Corner lot
• New roof

Tags

• CORNER LOT
• UPDATED KITCHEN
• UPDATED PRIMARY BATHROOM
• NEW GRANITE COUNTERTOPS
• NEW ROOF
• REFRESHED LANDSCAPING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/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 $292k (16.4% below list).
• Recommended offer: $292k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.6% in 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 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• At $2,925/mo this rent would consume 49% of the median local household income ($71k/yr) (locally 948% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 338 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; list at $350k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $292,492 (16.4% below list)

Questions for the listing agent

1. It's been on market 338 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.84% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 10.0

CMA / ARV

• ARV (median comp): $465,838
• List price: $349,900
• Delta: -24.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 E Bobe St	0.35mi	3/2.0 (-1)	1,723 (-6%)	6mo	$250,000	$145	63
1121 E Maxwell St	0.41mi	3/2.5 (-1)	1,716 (-6%)	4mo	$492,000	$287	60
423 E Gonzalez St	0.51mi	3/3.5 (-1)	1,817 (-1%)	5mo	$485,000	$267	60
1220 E Gonzalez St	0.60mi	3/2.5 (-1)	1,883 (+3%)	3mo	$630,000	$335	58
1002 N 7th Ave	0.53mi	4/2.5	1,682 (-8%)	5mo	$347,500	$207	55
1100 E Maxwell St	0.38mi	3/2.0 (-1)	1,647 (-10%)	6mo	$240,000	$146	55
1120 E Bobe St	0.46mi	3/2.5 (-1)	1,688 (-8%)	6mo	$425,000	$252	54
1811 N Spring St	0.74mi	3/2.0 (-1)	1,800 (-2%)	9mo	$210,000	$117	50
1350 E Scott St	0.69mi	3/2.5 (-1)	1,950 (+6%)	1mo	$625,000	$321	50
1408 E Bobe St	0.66mi	3/2.5 (-1)	2,015 (+10%)	4mo	$720,000	$357	42
1412 E Bobe St	0.68mi	3/2.5 (-1)	2,015 (+10%)	4mo	$725,000	$360	41
909 N 6th Ave	0.58mi	3/1.0 (-1)	1,640 (-10%)	8mo	$110,000	$67	40

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-39,294
• Equity at exit: $52,171

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-9,024
• Equity at exit: $30,253

Cash invested: $97,972 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,925 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$72 /mo · $864/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $258

Break-even live

Break-even rent $2,598

Max offer price $349,900

Occupancy floor 86%

Sensitivity live

Price	-10% $456	-5% $357	+0% $258	+5% $159	+10% $60
Rent	-10% $27	-5% $142	+0% $258	+5% $374	+10% $489
Rate	-1.0pp $434	-0.5pp $347	base $258	+0.5pp $167	+1.0pp $75

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1121 E Maxwell St Pensacola, FL	3.0	2.5	1716	$3,550	$2.07	24d	1	0.41mi
1414 E Mallory St Pensacola, FL	3.0	2.0	1323	$3,400	$2.57	24d	1	0.56mi
1301 E Cross St Pensacola, FL	3.0	2.0	2200	$3,900	$1.77	15d	1	0.74mi
1704 E Lee St Pensacola, FL	3.0	2.0	1226	$2,295	$1.87	24d	1	0.82mi
1501 E Cross St Pensacola, FL	4.0	2.0	1920	$3,000	$1.56	15d	1	0.86mi
1501 E Cross St Pensacola, FL	4.0	2.0	1920	$3,200	$1.67	24d	1	0.86mi
407 W Jordan St Unit NA Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	24d	1	0.92mi
504 N Spring St Unit B Pensacola, FL	3.0	1.5	1485	$1,995	$1.34	24d	1	1.10mi
3014 Magnolia Ave Pensacola, FL	3.0	2.0	1650	$2,750	$1.67	24d	1	1.29mi
814 N E St Pensacola, FL	3.0	2.0	1440	$1,695	$1.18	24d	1	1.41mi
517 W Wright St Pensacola, FL	4.0	3.5	2340	$4,100	$1.75	15d	1	1.41mi
101 E Romana St Pensacola, FL	3.0	1.0–2.0	987	$2,588	$2.62	15d	20	1.41mi

Listing history 22 events

1. 2026-06-21
   days on market $349,900 Active 338 DOM
2. 2026-06-18
   days on market $349,900 Active 335 DOM
3. 2026-06-17
   days on market $349,900 Active 334 DOM
4. 2026-06-16
   days on market $349,900 Active 333 DOM
5. 2026-06-15
   days on market $349,900 Active 332 DOM
6. 2026-06-14
   days on market $349,900 Active 330 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   days on market $349,900 Active 327 DOM
9. 2026-06-09
   days on market $349,900 Active 326 DOM
10. 2026-06-08
    days on market $349,900 Active 325 DOM
11. 2026-06-07
    days on market $349,900 Active 324 DOM
12. 2026-06-03
    days on market $349,900 Active 320 DOM
13. 2026-06-02
    days on market $349,900 Active 319 DOM
14. 2026-06-01
    days on market $349,900 Active 318 DOM
15. 2026-05-31
    days on market $349,900 Active 317 DOM
16. 2025-08-13
    price $349,900 1216-char remark

    Show marketing remark (1216 chars)

    Discover the charm and character of this 4-bedroom, 2-bathroom home nestled on a desirable corner lot in East Hill, one of Pensacola’s most historic and sought-after neighborhoods. Offering over 1900 square feet of flexible living space, this partially updated home blends vintage appeal with modern comforts.The thoughtful floor plan features two bedrooms and a full bathroom upstairs, along with a cozy living room perfect for relaxing or entertaining. Downstairs, you’ll find two additional bedrooms, a full bathroom with a walk-in tile shower, and a second living room that flows seamlessly into a versatile flex space—ideal for a home office, playroom, or workout area. The heart of the home is the updated kitchen, boasting ample storage, and room for culinary creativity. Large windows throughout fill the home with natural light, highlighting its classic architecture and warm character.Situated on a spacious corner lot, this property offers endless potential for outdoor living and future enhancements. Just minutes from downtown Pensacola, local shops, dining, and the waterfront, this East Hill residence is the perfect opportunity to enjoy historic charm with room to make it your own.

17. 2025-07-18
    listed $369,900 Active 1216-char remark

    Show marketing remark (1216 chars)

    Discover the charm and character of this 4-bedroom, 2-bathroom home nestled on a desirable corner lot in East Hill, one of Pensacola’s most historic and sought-after neighborhoods. Offering over 1900 square feet of flexible living space, this partially updated home blends vintage appeal with modern comforts.The thoughtful floor plan features two bedrooms and a full bathroom upstairs, along with a cozy living room perfect for relaxing or entertaining. Downstairs, you’ll find two additional bedrooms, a full bathroom with a walk-in tile shower, and a second living room that flows seamlessly into a versatile flex space—ideal for a home office, playroom, or workout area. The heart of the home is the updated kitchen, boasting ample storage, and room for culinary creativity. Large windows throughout fill the home with natural light, highlighting its classic architecture and warm character.Situated on a spacious corner lot, this property offers endless potential for outdoor living and future enhancements. Just minutes from downtown Pensacola, local shops, dining, and the waterfront, this East Hill residence is the perfect opportunity to enjoy historic charm with room to make it your own.

18. 2015-09-22
    soldstatus $94,400
19. 2015-06-15
    historical
20. 2015-06-02
    listed $89,000
21. 2015-06-02
    historical
22. 2015-03-25
    listed $105,000

ⓘ 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: $864 · $72/mo
• Projected year-2 tax: $2,904 · $242/mo
• Expected delta: +$2,041/yr (+$170/mo · 236.3%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,099
• − Mortgage interest: −$19,600
• − Property taxes: −$864
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,808
• − Management: −$2,808
• − Depreciation: −$10,179
• Taxable loss: −$2,909
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $3,794/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

+233.2% since first listed

7 events — show timeline

• 2025-08-13 Price Changed $349,900 PARMLS
• 2025-07-18 Listed $369,900 PARMLS
• 2015-09-22 Sold (Public Records) $94,400 Public Records
• 2015-06-15 Listing Removed — PARMLS
• 2015-06-02 Listing Removed — PARMLS
• 2015-06-02 Listed $89,000 PARMLS
• 2015-03-25 Listed $105,000 PARMLS

Property tax history

-3.2%/yr

Latest (2025): $864 · +8.2% YoY. Source: county tax records.