1008 W La Rua St · Pensacola, FL 32501

$239,000

3 bd · 2.0 ba · 988 sqft · SingleFamily public records · 68 Days on market

Built 2011 7,405 sqft lot $242/sqft · at area comps Est $256k · 7% under

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Why this score? — see what drove the D 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 +13.3/30.0
• ARV discount +10.6/15.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely renovated and absolutely adorable, this charming cottage is almost move-in ready! From the moment you arrive, the inviting covered front porch and landscaping sets the tone for the warmth and character you’ll find inside. Step into a bright, open floor plan designed for both everyday living and easy entertaining. The home features brand new luxury vinyl flooring throughout, a new roof, new HVAC system, and a beautifully updated kitchen with stainless steel appliances. Every detail has been thoughtfully refreshed, offering a clean, modern feel while maintaining the cozy charm of a cottage home. Conveniently located, access to the shopping, dining, and entertainment of downtown Pensacola is just a couple of minutes away. This home is part of an affordable homeownership opportunity and is intended for owner-occupants only—perfect for buyers ready to put down roots and enjoy all this home has to offer.

Key facts

• Covered front porch
• Open floor plan
• Updated kitchen

Tags

• COVERED FRONT PORCH
• OPEN FLOOR PLAN
• LUXURY VINYL FLOORING
• NEW ROOF
• NEW HVAC SYSTEM
• UPDATED KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $0 ($-5/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (25.3% below list).
• Recommended offer: $178k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 fast (+5.4%/yr); 127 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• At $1,784/mo this rent would consume 49% of the median local household income ($44k/yr) (locally 816% 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 $7k 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 68 days — a 6% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; list at $239k implies a 149% 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 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,432 (25.3% below list)

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. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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: 0.75% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 11.2

CMA / ARV

• ARV (median comp): $256,412
• List price: $239,000
• Delta: -6.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 N C St	0.12mi	3/1.0	1,012 (+2%)	6mo	$222,500	$220	81
302 N F St	0.15mi	3/2.0	1,104 (+12%)	1mo	$288,000	$261	72
1000 N G St	0.37mi	2/1.5 (-1)	1,020 (+3%)	3mo	$175,000	$172	68
1101 W Lloyd St	0.57mi	2/2.0 (-1)	999 (+1%)	1mo	$265,000	$265	66
112 N G St	0.32mi	2/1.0 (-1)	1,012 (+2%)	9mo	$262,900	$260	64
602 W Jackson St	0.29mi	2/2.0 (-1)	900 (-9%)	7mo	$289,000	$321	61
805 W De Soto St	0.34mi	3/2.0	1,080 (+9%)	9mo	$239,000	$221	61
319 N Reus St	0.49mi	2/2.0 (-1)	1,060 (+7%)	1mo	$360,000	$340	60
315 N A St	0.26mi	3/1.0	1,102 (+12%)	9mo	$57,500	$52	57
660 W Lloyd St	0.58mi	3/1.0	946 (-4%)	6mo	$95,000	$100	56
1210 W Gonzalez St	0.46mi	3/2.0	888 (-10%)	9mo	$207,777	$234	54
1109 W Intendencia St	0.63mi	2/1.0 (-1)	1,103 (+12%)	4mo	$220,000	$199	38

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 · 5.4% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.48×
• Total profit: $-34,467
• Equity at exit: $35,636

10-year hold

• IRR: -2.3%
• Equity multiple: 0.83×
• Total profit: $-11,527
• Equity at exit: $20,664

Cash invested: $66,920 (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 32501

• Rents YoY: 5.4%
• Active inventory: 127
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,784 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-0

Break-even live

Break-even rent $1,785

Max offer price $238,920

Occupancy floor 95%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
418 N C St Pensacola, FL	3.0	2.0	1017	$2,775	$2.73	14d	1	0.13mi
510 N G St Pensacola, FL	2.0	1.0	704	$850	$1.21	23d	1	0.15mi
811 N D St Pensacola, FL	2.0	2.0	1035	$1,395	$1.35	23d	1	0.26mi
615 N A St Pensacola, FL	3.0	2.0	1122	$1,900	$1.69	14d	1	0.26mi
1717 W Cervantes St Pensacola, FL	2.0	2.0	974	$1,169	$1.20	14d	3	0.49mi
1804 W Belmont St Unit A Pensacola, FL	3.0	1.0	925	$995	$1.08	21d	1	0.51mi
220 W Chase St Pensacola, FL	2.0	1.0	648	$1,241	$1.92	23d	1	0.66mi
1918 W Strong St Unit B Pensacola, FL	2.0	1.0	870	$950	$1.09	14d	1	0.68mi
2101 W Romana St Unit A Pensacola, FL	2.0	1.0	588	$1,250	$2.13	14d	1	0.82mi
2101 W Romana St Unit A Pensacola, FL	2.0	1.0	588	$1,250	$2.13	23d	1	0.82mi
406 N S St Pensacola, FL	2.0	1.0	806	$1,295	$1.61	23d	1	0.94mi
2303 W Brainerd St Pensacola, FL	2.0	1.0	955	$1,100	$1.15	23d	1	0.97mi
307 E La Rua St Pensacola, FL	2.0	1.0	826	$1,575	$1.91	21d	1	1.06mi
101 E Romana St Pensacola, FL	3.0	1.0–2.0	987	$2,588	$2.62	14d	20	1.07mi
721 W Jordan St Pensacola, FL	3.0	2.0	1030	$1,895	$1.84	23d	1	1.13mi
1011 Doctor M.L.K. Jr Dr Unit B Pensacola, FL	2.0	1.0	877	$1,200	$1.37	23d	1	1.15mi
1106 Doctor Martin Luther King Junior Dr Unit A Pensacola, FL	2.0	1.0	762	$1,295	$1.70	14d	1	1.20mi
422 N Davis Hwy Pensacola, FL	2.0	1.5	941	$2,100	$2.23	23d	1	1.20mi
2310 N Baylen St Pensacola, FL	2.0	1.0	660	$1,350	$2.05	23d	1	1.38mi

Listing history 21 events

1. 2026-06-18
   days on market $239,000 Active 68 DOM
2. 2026-06-17
   days on market $239,000 Active 67 DOM
3. 2026-06-16
   days on market $239,000 Active 66 DOM
4. 2026-06-15
   days on market $239,000 Active 65 DOM
5. 2026-06-14
   pricedays on market $239,000 Active 63 DOM
6. 2026-06-10
   days on market $249,000 Active 60 DOM
7. 2026-06-09
   days on market $249,000 Active 59 DOM
8. 2026-06-08
   days on market $249,000 Active 58 DOM
9. 2026-06-07
   days on market $249,000 Active 57 DOM
10. 2026-06-03
    days on market $249,000 Active 53 DOM
11. 2026-06-02
    days on market $249,000 Active 52 DOM
12. 2026-06-01
    days on market $249,000 Active 51 DOM
13. 2026-05-31
    days on market $249,000 Active 50 DOM
14. 2026-05-31
    days on market $249,000 Active 49 DOM
15. 2026-05-13
    price $249,000 934-char remark

    Show marketing remark (934 chars)

    Completely renovated and absolutely adorable, this charming cottage is almost move-in ready! From the moment you arrive, the inviting covered front porch and landscaping sets the tone for the warmth and character you’ll find inside. Step into a bright, open floor plan designed for both everyday living and easy entertaining. The home features brand new luxury vinyl flooring throughout, a new roof, new HVAC system, and a beautifully updated kitchen with stainless steel appliances. Every detail has been thoughtfully refreshed, offering a clean, modern feel while maintaining the cozy charm of a cottage home. Conveniently located, access to the shopping, dining, and entertainment of downtown Pensacola is just a couple of minutes away. This home is part of an affordable homeownership opportunity and is intended for owner-occupants only—perfect for buyers ready to put down roots and enjoy all this home has to offer.

16. 2026-05-01
    price $255,000 934-char remark

    Show marketing remark (934 chars)

    Completely renovated and absolutely adorable, this charming cottage is almost move-in ready! From the moment you arrive, the inviting covered front porch and landscaping sets the tone for the warmth and character you’ll find inside. Step into a bright, open floor plan designed for both everyday living and easy entertaining. The home features brand new luxury vinyl flooring throughout, a new roof, new HVAC system, and a beautifully updated kitchen with stainless steel appliances. Every detail has been thoughtfully refreshed, offering a clean, modern feel while maintaining the cozy charm of a cottage home. Conveniently located, access to the shopping, dining, and entertainment of downtown Pensacola is just a couple of minutes away. This home is part of an affordable homeownership opportunity and is intended for owner-occupants only—perfect for buyers ready to put down roots and enjoy all this home has to offer.

17. 2026-04-11
    listed $259,000 Active 934-char remark

    Show marketing remark (934 chars)

    Completely renovated and absolutely adorable, this charming cottage is almost move-in ready! From the moment you arrive, the inviting covered front porch and landscaping sets the tone for the warmth and character you’ll find inside. Step into a bright, open floor plan designed for both everyday living and easy entertaining. The home features brand new luxury vinyl flooring throughout, a new roof, new HVAC system, and a beautifully updated kitchen with stainless steel appliances. Every detail has been thoughtfully refreshed, offering a clean, modern feel while maintaining the cozy charm of a cottage home. Conveniently located, access to the shopping, dining, and entertainment of downtown Pensacola is just a couple of minutes away. This home is part of an affordable homeownership opportunity and is intended for owner-occupants only—perfect for buyers ready to put down roots and enjoy all this home has to offer.

18. 2025-04-01
    soldstatus $96,000
19. 2011-04-06
    soldstatus $10,000
20. 2011-04-01
    soldstatus $10,000 338-char remark

    Show marketing remark (338 chars)

    LOCATION LOCATION LOCATION IF YOU WANT CITY LIVING, THIS LOT IS FOR YOU. COME AND BUILD YOUR DREAM HOME HERE. CLOSE TO I-110, BANKS, STORES, DOWNTOWN, BOWLING AND ANYTHING ELSE THAT YOU MIGHT BE INTERESTED IN. LOT HAS 2 NICE SIZED OAK TREES ON THE FRONT OF THE LOT AND IT IS FENCED ON BOTH SIDES AND THE BACK. THIS ONE IS TO NICE TO MISS.

21. 2009-12-08
    listed $12,000 338-char remark

    Show marketing remark (338 chars)

    LOCATION LOCATION LOCATION IF YOU WANT CITY LIVING, THIS LOT IS FOR YOU. COME AND BUILD YOUR DREAM HOME HERE. CLOSE TO I-110, BANKS, STORES, DOWNTOWN, BOWLING AND ANYTHING ELSE THAT YOU MIGHT BE INTERESTED IN. LOT HAS 2 NICE SIZED OAK TREES ON THE FRONT OF THE LOT AND IT IS FENCED ON BOTH SIDES AND THE BACK. THIS ONE IS TO NICE TO MISS.

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $1,984 · $165/mo
• Expected delta: +$1,298/yr (+$108/mo · 189.3%)

ⓘ 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 · 24 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: $21,412
• − Mortgage interest: −$13,388
• − Property taxes: −$686
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − Depreciation: −$6,953
• Taxable loss: −$4,235
• Est. tax savings @ 24.0%: +$1,016
• After-tax cash flow: $1,011/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): 11,036
• Household income: $44,139
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 816.0

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 0.62)
• Race & ethnicity: Black 45% White 42% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Subsaharan African 2% Italian 2% Slovak 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -210.53%
• Current HPI: 273.0151
• Rent YoY: ▲ 5.40%
• 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

+1975.0% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $249,000 PARMLS
• 2026-05-01 Price Changed $255,000 PARMLS
• 2026-04-11 Listed $259,000 PARMLS
• 2025-04-01 Sold (Public Records) $96,000 Public Records
• 2011-04-06 Sold (Public Records) $10,000 Public Records
• 2011-04-01 Sold (MLS) $10,000 PARMLS
• 2009-12-08 Listed $12,000 PARMLS

Property tax history

+1.5%/yr

Latest (2025): $686 · +5.7% YoY. Source: county tax records.