32 Bertram St · West Pensacola, FL 32506

$160,000

3 bd · 2.0 ba · 1,541 sqft · SingleFamily public records · 261 Days on market

Built 1965 0.25 ac lot $104/sqft · 10% below area Est $177k · 10% under ↓ 3% since listing

---

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 +22.6/30.0
• ARV discount +11.8/15.0
• DSCR +7.3/10.0
• 1% rule +5.6/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is located in West Pensacola. Near shopping, schools, etc. Three Bedroom, Two bath home located on corner lot. Laminate flooring, tile flooring throughout. Screen porch to sit on in the lovely evenings. Two car carport, laundry area, dining area, family room, living area. Refrigerator, dishwasher, stove remain with property. Dimensions were taken from the property appraiser's site, and believed to be accurate. Buyer's agent to verify room dimensions and home square footage. Seller is motivated to sell. Seller will offer flooring allowance.

Key facts

• Laminate flooring
• Laundry area
• Tile flooring

Tags

• CORNER LOT
• LAMINATE FLOORING
• TILE FLOORING
• SCREEN PORCH
• TWO CAR CARPORT
• LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#629 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D, schools F, 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 (+3.9%/yr); 270 active listings in the ZIP; 11 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).
• This rent runs 33% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $5k 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 261 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 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 1965 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 7.8

CMA / ARV

• ARV (median comp): $176,899
• List price: $160,000
• Delta: -9.55%
• 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
4606 Yorkshire Ave	0.26mi	3/2.0	1,484 (-4%)	3mo	$245,000	$165	79
800 N 47th Ave	0.36mi	2/2.0 (-1)	1,660 (+8%)	3mo	$239,000	$144	62
2 Adkinson Dr	0.70mi	3/1.0	1,548 (+0%)	1mo	$252,000	$163	62
18 Besma Dr	0.15mi	4/1.0 (+1)	1,342 (-13%)	5mo	$95,000	$71	58
29 Nottingham Way	0.66mi	3/2.0	1,500 (-3%)	8mo	$220,000	$147	58
11 Colby Ln	0.60mi	3/2.0	1,632 (+6%)	10mo	$233,000	$143	53
220 Dogwood Dr	0.73mi	4/2.0 (+1)	1,582 (+3%)	12mo	$102,000	$64	46
110 Tomahawk Trl	0.65mi	3/2.0	1,376 (-11%)	8mo	$151,000	$110	45
503 N New Warrington Rd	0.66mi	4/1.0 (+1)	1,680 (+9%)	1mo	$198,500	$118	44
5236 W Jackson St	0.73mi	3/1.5	1,358 (-12%)	3mo	$122,000	$90	42
4901 Birch Ave	0.53mi	4/2.0 (+1)	1,726 (+12%)	11mo	$247,900	$144	41
20 Gulf St	0.56mi	4/2.0 (+1)	1,360 (-12%)	10mo	$150,000	$110	41

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 · 3.85% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-7,084
• Equity at exit: $23,857

10-year hold

• IRR: 6.4%
• Equity multiple: 1.50×
• Total profit: $22,341
• Equity at exit: $13,834

Cash invested: $44,800 (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 32506

• Home prices YoY: -22.5%
• Rents YoY: 3.9%
• Active inventory: 270
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,701 high
• Mortgage (P&I): −$839
• Tax from tax record: −$165 /mo · $1,980/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $273

Break-even live

Break-even rent $1,355

Max offer price $160,000

Occupancy floor 79%

Sensitivity live

Price	-10% $363	-5% $318	+0% $273	+5% $227	+10% $182
Rent	-10% $138	-5% $206	+0% $273	+5% $340	+10% $407
Rate	-1.0pp $353	-0.5pp $313	base $273	+0.5pp $231	+1.0pp $189

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	24d	1	0.20mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	22d	1	0.44mi
11 Gunn Cir Pensacola, FL	4.0	2.5	1894	$2,400	$1.27	14d	1	1.06mi
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	24d	1	1.15mi
190 N Old Corry Field Rd Pensacola, FL	1.0–2.0	1.0–2.0	915	$1,174	$1.28	14d	3	1.15mi
852 Garnet St Pensacola, FL	3.0	1.5	1150	$1,150	$1.00	14d	1	1.15mi
707 New York Dr Pensacola, FL	2.0	1.0	1266	$1,185	$0.94	24d	1	1.15mi
5705 Admiral Doyle Rd Pensacola, FL	4.0	3.0	1988	$2,200	$1.11	24d	1	1.48mi
3296 Two Sisters Way Pensacola, FL	4.0	2.5	1856	$1,795	$0.97	24d	1	1.48mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	24d	1	1.49mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	24d	1	1.49mi

Listing history 14 events

1. 2026-06-07
   statusdays on market $160,000 Pending 261 DOM
2. 2026-06-03
   days on market $160,000 Contingent 259 DOM
3. 2026-06-02
   days on market $160,000 Contingent 258 DOM
4. 2026-06-01
   days on market $160,000 Contingent 257 DOM
5. 2026-05-31
   days on market $160,000 Contingent 256 DOM
6. 2026-05-31
   days on market $160,000 Contingent 255 DOM
7. 2026-05-18
   historical Contingent 563-char remark

   Show marketing remark (563 chars)

   This property is located in West Pensacola. Near shopping, schools, etc. Three Bedroom, Two bath home located on corner lot. Laminate flooring, tile flooring throughout. Screen porch to sit on in the lovely evenings. Two car carport, laundry area, dining area, family room, living area. Refrigerator, dishwasher, stove remain with property. Dimensions were taken from the property appraiser's site, and believed to be accurate. Buyer's agent to verify room dimensions and home square footage. Seller is motivated to sell. Seller will offer flooring allowance.

8. 2026-04-21
   price $160,000 563-char remark

   Show marketing remark (563 chars)

   This property is located in West Pensacola. Near shopping, schools, etc. Three Bedroom, Two bath home located on corner lot. Laminate flooring, tile flooring throughout. Screen porch to sit on in the lovely evenings. Two car carport, laundry area, dining area, family room, living area. Refrigerator, dishwasher, stove remain with property. Dimensions were taken from the property appraiser's site, and believed to be accurate. Buyer's agent to verify room dimensions and home square footage. Seller is motivated to sell. Seller will offer flooring allowance.

9. 2026-04-01
   price $165,000 563-char remark

   Show marketing remark (563 chars)

   This property is located in West Pensacola. Near shopping, schools, etc. Three Bedroom, Two bath home located on corner lot. Laminate flooring, tile flooring throughout. Screen porch to sit on in the lovely evenings. Two car carport, laundry area, dining area, family room, living area. Refrigerator, dishwasher, stove remain with property. Dimensions were taken from the property appraiser's site, and believed to be accurate. Buyer's agent to verify room dimensions and home square footage. Seller is motivated to sell. Seller will offer flooring allowance.

10. 2026-03-12
    price $175,000 563-char remark

    Show marketing remark (563 chars)

    This property is located in West Pensacola. Near shopping, schools, etc. Three Bedroom, Two bath home located on corner lot. Laminate flooring, tile flooring throughout. Screen porch to sit on in the lovely evenings. Two car carport, laundry area, dining area, family room, living area. Refrigerator, dishwasher, stove remain with property. Dimensions were taken from the property appraiser's site, and believed to be accurate. Buyer's agent to verify room dimensions and home square footage. Seller is motivated to sell. Seller will offer flooring allowance.

11. 2026-01-09
    status Active 563-char remark

    Show marketing remark (563 chars)

    This property is located in West Pensacola. Near shopping, schools, etc. Three Bedroom, Two bath home located on corner lot. Laminate flooring, tile flooring throughout. Screen porch to sit on in the lovely evenings. Two car carport, laundry area, dining area, family room, living area. Refrigerator, dishwasher, stove remain with property. Dimensions were taken from the property appraiser's site, and believed to be accurate. Buyer's agent to verify room dimensions and home square footage. Seller is motivated to sell. Seller will offer flooring allowance.

12. 2025-12-31
    historical Contingent 563-char remark

    Show marketing remark (563 chars)

    This property is located in West Pensacola. Near shopping, schools, etc. Three Bedroom, Two bath home located on corner lot. Laminate flooring, tile flooring throughout. Screen porch to sit on in the lovely evenings. Two car carport, laundry area, dining area, family room, living area. Refrigerator, dishwasher, stove remain with property. Dimensions were taken from the property appraiser's site, and believed to be accurate. Buyer's agent to verify room dimensions and home square footage. Seller is motivated to sell. Seller will offer flooring allowance.

13. 2025-09-17
    listed $180,000 Active 563-char remark

    Show marketing remark (563 chars)

    This property is located in West Pensacola. Near shopping, schools, etc. Three Bedroom, Two bath home located on corner lot. Laminate flooring, tile flooring throughout. Screen porch to sit on in the lovely evenings. Two car carport, laundry area, dining area, family room, living area. Refrigerator, dishwasher, stove remain with property. Dimensions were taken from the property appraiser's site, and believed to be accurate. Buyer's agent to verify room dimensions and home square footage. Seller is motivated to sell. Seller will offer flooring allowance.

14. 2019-03-07
    soldstatus $165,000

ⓘ 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: $1,980 · $165/mo
• Projected year-2 tax: $1,980 · $165/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 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: $20,408
• − Mortgage interest: −$8,962
• − Property taxes: −$1,980
• − Insurance: −$800
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$4,655
• Taxable income: $745
• Est. tax owed @ 24.0%: −$179
• After-tax cash flow: $3,094/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 — West Pensacola

• Score: 66/100
• State rank: #629
• US rank: #12275

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety B+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Pensacola, FL
• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 34,549
• Household income: $62,486
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 1359.0

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 0.60)
• Race & ethnicity: White 60% Black 18% Two or more races 11% Hispanic / Latino 6% Asian 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 4% Tagalog/Filipino 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: ▼ -71.86%
• Current HPI: 247.6085
• Rent YoY: ▲ 3.85%
• 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

-3.0% since first listed

8 events — show timeline

• 2026-05-18 Contingent — PARMLS
• 2026-04-21 Price Changed $160,000 PARMLS
• 2026-04-01 Price Changed $165,000 PARMLS
• 2026-03-12 Price Changed $175,000 PARMLS
• 2026-01-09 Relisted — PARMLS
• 2025-12-31 Contingent — PARMLS
• 2025-09-17 Listed $180,000 PARMLS
• 2019-03-07 Sold (Public Records) $165,000 Public Records

Property tax history

+16.8%/yr

Latest (2025): $1,980 · +17.7% YoY. Source: county tax records.