2813 Langley Ave Unit F111 · Ferry Pass, FL 32504

$130,000

2 bd · 2.0 ba · 1,078 sqft · Condo public records · 112 Days on market

Built 1984 $121/sqft · 6% below area Est $138k · 6% under $403/mo HOA · 27% of rent

---

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).

• ARV discount +10.2/15.0
• Cash flow +8.8/30.0
• 1% rule +6.6/10.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 2-bedroom, 2-bathroom first-floor corner unit in La Chateau Condominiums, ideally situated in the heart of Pensacola! Enjoy the convenience of being just minutes from Pensacola International Airport, Cordova Mall, top-rated dining, and local hospitals, making this an exceptional location for everyday living. This thoughtfully designed unit offers cohesive paint throughout and no carpet, creating a clean, modern feel with easy maintenance. The kitchen features stainless steel appliances, white cabinetry, and a sunny breakfast nook. A convenient breakfast bar opens to the living room, providing an inviting space for entertaining or relaxing. Just off the living area, step outside to your screened-in patio complete with an attached storage closet. Both bedrooms are tucked away in a private hallway. The spacious primary suite includes an en suite bathroom with a tub/shower combination. The second bedroom offers direct access to the additional full bathroom, which also opens to the hallway for guest convenience. With its desirable first-floor corner location and central Pensacola setting, this unit combines comfort, functionality, and accessibility in one great opportunity!

Key facts

• Private hallway
• Breakfast bar
• Screened in patio

Tags

• FIRST FLOOR CORNER UNIT
• SCREENED IN PATIO
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• ATTACHED STORAGE CLOSET
• PRIVATE HALLWAY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (14.7% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $111k (14.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 65/100 on livability (#664 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D, 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 (+3.6%/yr); 172 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 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.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $19k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,885 (14.7% 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 112 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 5.29%
• Cash-on-cash: -3.57%
• DSCR: 0.84
• GRM: 7.2

CMA / ARV

• ARV (median comp): $138,312
• List price: $130,000
• Delta: -6.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.63% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.27×
• Total profit: $-26,731
• Equity at exit: $19,383

10-year hold

• IRR: -11.9%
• Equity multiple: 0.26×
• Total profit: $-27,078
• Equity at exit: $11,240

Cash invested: $36,400 (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 32504

• Home prices YoY: -30.9%
• Rents YoY: 3.6%
• Active inventory: 172
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,504 high
• Mortgage (P&I): −$682
• Tax from tax record: −$157 /mo · $1,888/yr
• Insurance: −$54
• HOA: −$403
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-108

Break-even live

Break-even rent $1,641

Max offer price $110,885

Occupancy floor —

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2813 Langley Ave Pensacola, FL	2.0	2.0	1078	$1,450	$1.35	23d	1	0.01mi
6409 Concord Way Pensacola, FL	2.0	2.0	990	$2,100	$2.12	23d	1	0.62mi
3730 Forest Glen Dr Pensacola, FL	3.0	2.0	1107	$1,660	$1.50	23d	1	0.68mi
2106 Schwab Ct Unit B Pensacola, FL	2.0	1.5	960	$1,595	$1.66	14d	1	0.77mi
7155 N 9th Ave Pensacola, FL	1.0–2.0	1.0	850	$1,575	$1.85	14d	4	0.85mi
7171 N 9th Ave Unit D6 Pensacola, FL	2.0	2.0	1204	$1,450	$1.20	14d	1	0.90mi
1843 San Dollar Cir Unit 1843 Pensacola, FL	2.0	1.0	920	$1,400	$1.52	23d	1	1.03mi
711 Underwood Ave Pensacola, FL	3.0	1.0–2.5	950	$1,472	$1.55	14d	25	1.09mi
700 College Blvd Pensacola, FL	1.0–2.0	1.0–2.0	850	$1,381	$1.62	14d	9	1.17mi
7601 N 9th Ave Pensacola, FL	1.0–2.0	1.0–2.0	855	$1,467	$1.72	14d	7	1.21mi
5820 Sanders Ave Apt E Pensacola, FL	2.0	1.0	728	$1,050	$1.44	14d	1	1.26mi

HOA detail condo

• Monthly dues: $403 · $4,836/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $130,000 Active 112 DOM
2. 2026-06-17
   days on market $130,000 Active 111 DOM
3. 2026-06-16
   days on market $130,000 Active 110 DOM
4. 2026-06-15
   days on market $130,000 Active 109 DOM
5. 2026-06-14
   days on market $130,000 Active 107 DOM
6. 2026-06-10
   days on market $130,000 Active 104 DOM
7. 2026-06-09
   days on market $130,000 Active 103 DOM
8. 2026-06-08
   days on market $130,000 Active 102 DOM
9. 2026-06-07
   days on market $130,000 Active 101 DOM
10. 2026-06-03
    days on market $130,000 Active 97 DOM
11. 2026-06-03
    price $130,000 Active 96 DOM
12. 2026-06-02
    days on market $144,000 Active 96 DOM
13. 2026-06-01
    days on market $144,000 Active 95 DOM
14. 2026-05-31
    days on market $144,000 Active 94 DOM
15. 2026-05-31
    days on market $144,000 Active 93 DOM
16. 2026-04-27
    price $144,000 1203-char remark

    Show marketing remark (1203 chars)

    Welcome to this 2-bedroom, 2-bathroom first-floor corner unit in La Chateau Condominiums, ideally situated in the heart of Pensacola! Enjoy the convenience of being just minutes from Pensacola International Airport, Cordova Mall, top-rated dining, and local hospitals, making this an exceptional location for everyday living. This thoughtfully designed unit offers cohesive paint throughout and no carpet, creating a clean, modern feel with easy maintenance. The kitchen features stainless steel appliances, white cabinetry, and a sunny breakfast nook. A convenient breakfast bar opens to the living room, providing an inviting space for entertaining or relaxing. Just off the living area, step outside to your screened-in patio complete with an attached storage closet. Both bedrooms are tucked away in a private hallway. The spacious primary suite includes an en suite bathroom with a tub/shower combination. The second bedroom offers direct access to the additional full bathroom, which also opens to the hallway for guest convenience. With its desirable first-floor corner location and central Pensacola setting, this unit combines comfort, functionality, and accessibility in one great opportunity!

17. 2026-04-27
    price $144,000 1203-char remark

    Show marketing remark (1203 chars)

    Welcome to this 2-bedroom, 2-bathroom first-floor corner unit in La Chateau Condominiums, ideally situated in the heart of Pensacola! Enjoy the convenience of being just minutes from Pensacola International Airport, Cordova Mall, top-rated dining, and local hospitals, making this an exceptional location for everyday living. This thoughtfully designed unit offers cohesive paint throughout and no carpet, creating a clean, modern feel with easy maintenance. The kitchen features stainless steel appliances, white cabinetry, and a sunny breakfast nook. A convenient breakfast bar opens to the living room, providing an inviting space for entertaining or relaxing. Just off the living area, step outside to your screened-in patio complete with an attached storage closet. Both bedrooms are tucked away in a private hallway. The spacious primary suite includes an en suite bathroom with a tub/shower combination. The second bedroom offers direct access to the additional full bathroom, which also opens to the hallway for guest convenience. With its desirable first-floor corner location and central Pensacola setting, this unit combines comfort, functionality, and accessibility in one great opportunity!

18. 2026-02-26
    listed $149,000 Active 1203-char remark

    Show marketing remark (1203 chars)

    Welcome to this 2-bedroom, 2-bathroom first-floor corner unit in La Chateau Condominiums, ideally situated in the heart of Pensacola! Enjoy the convenience of being just minutes from Pensacola International Airport, Cordova Mall, top-rated dining, and local hospitals, making this an exceptional location for everyday living. This thoughtfully designed unit offers cohesive paint throughout and no carpet, creating a clean, modern feel with easy maintenance. The kitchen features stainless steel appliances, white cabinetry, and a sunny breakfast nook. A convenient breakfast bar opens to the living room, providing an inviting space for entertaining or relaxing. Just off the living area, step outside to your screened-in patio complete with an attached storage closet. Both bedrooms are tucked away in a private hallway. The spacious primary suite includes an en suite bathroom with a tub/shower combination. The second bedroom offers direct access to the additional full bathroom, which also opens to the hallway for guest convenience. With its desirable first-floor corner location and central Pensacola setting, this unit combines comfort, functionality, and accessibility in one great opportunity!

19. 2026-02-26
    listed $149,000 Active 1203-char remark

    Show marketing remark (1203 chars)

    Welcome to this 2-bedroom, 2-bathroom first-floor corner unit in La Chateau Condominiums, ideally situated in the heart of Pensacola! Enjoy the convenience of being just minutes from Pensacola International Airport, Cordova Mall, top-rated dining, and local hospitals, making this an exceptional location for everyday living. This thoughtfully designed unit offers cohesive paint throughout and no carpet, creating a clean, modern feel with easy maintenance. The kitchen features stainless steel appliances, white cabinetry, and a sunny breakfast nook. A convenient breakfast bar opens to the living room, providing an inviting space for entertaining or relaxing. Just off the living area, step outside to your screened-in patio complete with an attached storage closet. Both bedrooms are tucked away in a private hallway. The spacious primary suite includes an en suite bathroom with a tub/shower combination. The second bedroom offers direct access to the additional full bathroom, which also opens to the hallway for guest convenience. With its desirable first-floor corner location and central Pensacola setting, this unit combines comfort, functionality, and accessibility in one great opportunity!

20. 2022-09-19
    soldstatus $125,000 Sold
21. 2022-09-16
    soldstatus $125,000
22. 2022-09-15
    status Pending
23. 2022-08-27
    historical Contingent
24. 2022-08-11
    listed $140,000 Active
25. 2013-09-04
    soldstatus $46,000
26. 2013-03-11
    listed $44,900
27. 2003-01-23
    soldstatus $65,000
28. 2002-10-11
    soldstatus $53,500
29. 2002-10-07
    soldstatus $53,500
30. 2002-04-01
    listed $60,000
31. 1984-05-01
    soldstatus $49,400

ⓘ 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: $1,888 · $157/mo
• Projected year-2 tax: $1,888 · $157/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥106°F today · 21 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: $18,047
• − Mortgage interest: −$7,282
• − Property taxes: −$1,888
• − Insurance: −$650
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − HOA: −$4,836
• − Depreciation: −$3,782
• Taxable loss: −$3,279
• Est. tax savings @ 24.0%: +$787
• After-tax cash flow: $-511/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 — Ferry Pass

• Score: 65/100
• State rank: #664
• US rank: #13543

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: Ferry Pass, FL
• County: Escambia County · 301,722 people
• City population: 43,072
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 22,153
• Household income: $72,672
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 533.0

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 (69%)
• Race & ethnicity: White 69% Black 13% Two or more races 10% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 2% Chinese 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: ▼ -119.75%
• Current HPI: 268.2214
• Rent YoY: ▲ 3.63%
• 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

+191.5% since first listed

16 events — show timeline

• 2026-04-27 Price Changed $144,000 PARMLS
• 2026-04-27 Price Changed $144,000 ECAR
• 2026-02-26 Listed $149,000 ECAR
• 2026-02-26 Listed $149,000 PARMLS
• 2022-09-19 Sold (MLS) $125,000 PARMLS
• 2022-09-16 Sold (Public Records) $125,000 Public Records
• 2022-09-15 Pending — PARMLS
• 2022-08-27 Contingent — PARMLS
• 2022-08-11 Listed $140,000 PARMLS
• 2013-09-04 Sold (MLS) $46,000 PARMLS
• 2013-03-11 Listed $44,900 PARMLS
• 2003-01-23 Sold (Public Records) $65,000 Public Records
• 2002-10-11 Sold (Public Records) $53,500 Public Records
• 2002-10-07 Sold (MLS) $53,500 PARMLS
• 2002-04-01 Listed $60,000 PARMLS
• 1984-05-01 Sold (Public Records) $49,400 Public Records

Property tax history

+13.7%/yr

Latest (2025): $1,888 · +12.1% YoY. Source: county tax records.