3040 Logan Dr · Pensacola, FL 32503

$265,000

3 bd · 3.0 ba · 2,027 sqft · SingleFamily public records · 182 Days on market

Built 1962 0.41 ac lot Est $418k · 37% under

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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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.7/10.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * Investor Special * * * Mid-Century Ranch in Mallory Heights! Classic 1962 brick ranch with strong bones and vintage charm, just minutes from Pensacola Beach. This spacious 3 bed, 3 full bath home offers over 2,000 sqft with hallmark mid-century features—decorative breeze block screen walls, a large bay window, masonry fireplace, and original built-ins. Interior highlights include a formal dining room, living room, family/den space, utility room, and a 2-car garage. The kitchen features original 1960s cabinetry and appliances—all in working condition— or ready for a full redesign if desired. Best suited for cash buyers or seasoned investors — priced accor

Key facts

• Original built-ins
• Formal dining room
• Masonry fireplace

Tags

• MID-CENTURY RANCH
• LARGE BAY WINDOW
• MASONRY FIREPLACE
• ORIGINAL BUILT-INS
• FORMAL DINING ROOM
• FAMILY DEN SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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); 240 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• At $2,837/mo this rent would consume 48% 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 $8k 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 182 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $233,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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: 1.07% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $417,562
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3030 Bayview Way	0.10mi	4/2.0 (+1)	1,946 (-4%)	1mo	$269,000	$138	79
2891 Semoran Dr	0.30mi	3/2.0	2,132 (+5%)	11mo	$475,000	$223	64
3039 Keats Dr	0.47mi	3/2.5	2,171 (+7%)	2mo	$550,000	$253	62
3500 Monteigne Dr	0.55mi	4/3.0 (+1)	2,209 (+9%)	1mo	$399,000	$181	54
2543 Bayview Way	0.30mi	3/2.0	1,756 (-13%)	11mo	$357,000	$203	50
3481 Summit Blvd	0.58mi	4/2.0 (+1)	2,093 (+3%)	11mo	$370,000	$177	50
3525 Hopestill Rd	0.70mi	4/2.0 (+1)	2,134 (+5%)	3mo	$465,000	$218	48
3565 Hopestill Rd	0.68mi	4/2.0 (+1)	2,080 (+3%)	11mo	$529,775	$255	46
3640 Summit Blvd	0.53mi	4/3.0 (+1)	2,237 (+10%)	10mo	$460,000	$206	45
2220 Fleance Dr	0.72mi	4/2.0 (+1)	2,235 (+10%)	1mo	$495,000	$221	40
3625 Goya Ct	0.65mi	4/2.0 (+1)	2,217 (+9%)	11mo	$425,000	$192	36
3565 Marjean Dr	0.67mi	4/2.0 (+1)	1,783 (-12%)	13mo	$365,000	$205	29

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-14,451
• Equity at exit: $39,512

10-year hold

• IRR: 4.9%
• Equity multiple: 1.37×
• Total profit: $27,371
• Equity at exit: $22,912

Cash invested: $74,200 (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 32503

• Rents YoY: 3.4%
• Active inventory: 240
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,837 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$312 /mo · $3,740/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $429

Break-even live

Break-even rent $2,293

Max offer price $265,000

Occupancy floor 80%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3019 Keats Dr Pensacola, FL	4.0	2.5	2484	$4,400	$1.77	23d	1	0.50mi
3545 Hopestill Rd Pensacola, FL	4.0	2.0	1984	$2,400	$1.21	23d	1	0.66mi
3547 Firestone Blvd Pensacola, FL	4.0	2.0	2000	$2,695	$1.35	23d	1	0.78mi
3791 Maule Rd Pensacola, FL	4.0	3.0	2000	$3,250	$1.62	23d	1	0.91mi
3014 Magnolia Ave Pensacola, FL	3.0	2.0	1650	$2,750	$1.67	23d	1	1.30mi

Listing history 4 events

1. 2026-02-05
   soldstatus $305,000
2. 2026-01-14
   status Pending
3. 2026-01-08
   historical Contingent
4. 2025-07-16
   listed $265,000 Active

ⓘ 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: $3,740 · $312/mo
• Projected year-2 tax: $3,740 · $312/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 ≥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: $34,042
• − Mortgage interest: −$14,844
• − Property taxes: −$3,740
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,723
• − Management: −$2,723
• − Depreciation: −$7,709
• Taxable income: $977
• Est. tax owed @ 24.0%: −$234
• After-tax cash flow: $4,917/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

+15.1% since first listed

4 events — show timeline

• 2026-02-05 Sold (Public Records) $305,000 Public Records
• 2026-01-14 Pending — PARMLS
• 2026-01-08 Contingent — PARMLS
• 2025-07-16 Listed $265,000 PARMLS

Property tax history

+18.6%/yr

Latest (2025): $3,740 · +3.4% YoY. Source: county tax records.