420 Chanterelle Dr · Myrtle Grove, FL 32506

$159,900

4 bd · 2.0 ba · 1,776 sqft · SingleFamily public records · 39 Days on market

Built 1976 0.26 ac lot $90/sqft · 41% below area Est $272k · 41% under

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Why this score? — see what drove the B 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

"Home being sold in AS IS Condition "ALL MEASURMENTS ARE ESTIMATED IF REAL IMPORTANT BUYER TO SATISFY HIMSELF. PLAN USED TO HAVE FORMAL AREA'S SEP. WE REMODELED AND NOW IT IS A LARGE GREAT ROOM. WONDER FUL FOR LARGE FAMILY. THIS HOME ADORNS LARGE ROOMS AND LARGE BEDROOMS AND THE MASTER HAS HUGE WALK IN CLOSET AND DBLE VAINITY AT ONE END OF THE HALLWAY PRESENTING LOTS OF PRIVACY. WE ALSO OFFER ALL THE OTHER BEDROOMS ARE PREMIUM SIZE AND OPEN KITCHEN WITH LARGE BREAKFAST BAR, WHICH SEPARATES THE FAMILY GRT. RM. FROM THE KITCHEN AND DINNING AREAS. LOTS OF CABINETS AND ALL FEATURED BY LAMITE WOOD FLOORING WHICH WAS PUT IN DURRING THE OTHER UPDATED FOR EASY TO KEEP AND NO ALERGY PROBLEMS.

Key facts

• Masonry fireplace
• Covered patio
• Brick ranch

Tags

• BRICK RANCH
• MASONRY FIREPLACE
• CENTRAL HVAC FRAMEWORK
• COVERED PATIO
• ACCESS TO GULF BEACHES

Property features AI

Finance

• Other: Road maintenance handled by county
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; Two covered parking spaces (total 2 parking spaces)
• Utilities: Electric with circuit breakers; No public water or sewer
• Home design: One-story property; Resale home; Not attached to other properties; New construction flag present
• Construction: Block construction; Slab foundation; Built as a single-level (one) residence; Total building area approximately 1,776 square feet
• Exterior features: Shingle roof; Paved, county-maintained road access; Lot approximately 0.26 acres; No water/sewer service indicated

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: Master bedroom on the first floor, approximately 16' x 14'
• Flooring: Carpet
• Bathrooms: Two full bathrooms (all on the first floor)
• Heating & cooling: Central air conditioning; Natural gas heating; Fireplace heating
• Interior features: Carpet flooring; Fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/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: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 5.1% in Myrtle Grove — 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 64/100 on livability (#701 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools D-, amenities F, commute 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; 7 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 37% 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $111k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.22% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.89%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (median comp): $271,772
• List price: $159,900
• Delta: -41.16%
• 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
400 Chanterelle Dr	0.05mi	4/2.0	1,846 (+4%)	10mo	$270,000	$146	83
518 Chanterelle Ct	0.13mi	4/2.0	1,850 (+4%)	13mo	$312,000	$169	76
508 Chanterelle Dr	0.10mi	4/2.0	1,920 (+8%)	10mo	$320,000	$167	73
8122 Sheffield Pl	0.33mi	4/2.0	1,966 (+11%)	3mo	$380,000	$193	65
201 Camelford Pl	0.39mi	4/2.0	1,848 (+4%)	15mo	$256,000	$139	63
8423 Kause Rd	0.38mi	3/2.0 (-1)	1,850 (+4%)	10mo	$282,000	$152	62
7871 Hestia Pl	0.75mi	4/2.0	1,815 (+2%)	5mo	$265,000	$146	57
7889 Chesterfield Rd	0.61mi	3/2.5 (-1)	1,822 (+3%)	4mo	$239,000	$131	57
715 N 77th Ave	0.58mi	3/2.0 (-1)	1,755 (-1%)	12mo	$315,000	$179	56
8102 Sheffield Pl	0.35mi	3/2.0 (-1)	1,575 (-11%)	16mo	$250,000	$159	47
7993 Templeton Rd	0.63mi	3/2.0 (-1)	1,623 (-9%)	8mo	$247,000	$152	44
1111 Vega Ct	0.73mi	5/2.0 (+1)	1,916 (+8%)	8mo	$285,000	$149	42

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: 5.0%
• Equity multiple: 1.20×
• Total profit: $8,751
• Equity at exit: $23,842

10-year hold

• IRR: 15.2%
• Equity multiple: 2.27×
• Total profit: $57,061
• Equity at exit: $13,825

Cash invested: $44,772 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$839
• Tax from tax record: −$119 /mo · $1,432/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $518

Break-even live

Break-even rent $1,297

Max offer price $159,900

Occupancy floor 68%

Sensitivity live

Price	-10% $609	-5% $563	+0% $518	+5% $473	+10% $428
Rent	-10% $364	-5% $441	+0% $518	+5% $595	+10% $672
Rate	-1.0pp $599	-0.5pp $559	base $518	+0.5pp $477	+1.0pp $435

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 S 69th Ave Pensacola, FL	4.0	3.0	2039	$1,925	$0.94	24d	1	1.08mi
6700 Lake Charlene Dr Pensacola, FL	4.0	2.5	1823	$2,100	$1.15	24d	1	1.20mi
8770 Kennedy Dr Pensacola, FL	4.0	3.0	2134	$2,400	$1.12	24d	1	1.22mi
542 S 72nd Ave Unit C Pensacola, FL	3.0	2.0	1300	$1,400	$1.08	24d	1	1.22mi
7071 Lake Joanne Dr Unit 2C Pensacola, FL	3.0	2.0	1300	$1,400	$1.08	14d	1	1.26mi
7071 Lake Joanne Dr Unit 2A Pensacola, FL	3.0	2.0	1300	$1,400	$1.08	24d	1	1.26mi
9052 Golden Eye Dr Pensacola, FL	3.0	2.5	1537	$1,820	$1.18	24d	1	1.28mi

Listing history 19 events

1. 2026-06-15
   status $159,900 Pending 39 DOM
2. 2026-06-15
   days on market $159,900 Active 39 DOM
3. 2026-06-14
   days on market $159,900 Active 37 DOM
4. 2026-06-10
   days on market $159,900 Active 34 DOM
5. 2026-06-09
   days on market $159,900 Active 33 DOM
6. 2026-06-08
   days on market $159,900 Active 32 DOM
7. 2026-06-07
   days on market $159,900 Active 31 DOM
8. 2026-06-03
   days on market $159,900 Active 27 DOM
9. 2026-06-02
   days on market $159,900 Active 26 DOM
10. 2026-06-01
    days on market $159,900 Active 25 DOM
11. 2026-05-31
    days on market $159,900 Active 24 DOM
12. 2026-05-31
    days on market $159,900 Active 23 DOM
13. 2026-05-14
    price $179,000 749-char remark
14. 2026-05-07
    listed $185,000 Active 749-char remark
15. 2017-09-25
    soldstatus $111,000
16. 2017-09-22
    soldstatus $111,000 705-char remark

    Show marketing remark (705 chars)

    "Home being sold in AS IS Condition "ALL MEASURMENTS ARE ESTIMATED IF REAL IMPORTANT BUYER TO SATISFY HIMSELF. PLAN USED TO HAVE FORMAL AREA'S SEP. WE REMODELED AND NOW IT IS A LARGE GREAT ROOM. WONDER FUL FOR LARGE FAMILY. THIS HOME ADORNS LARGE ROOMS AND LARGE BEDROOMS AND THE MASTER HAS HUGE WALK IN CLOSET AND DBLE VAINITY AT ONE END OF THE HALLWAY PRESENTING LOTS OF PRIVACY. WE ALSO OFFER ALL THE OTHER BEDROOMS ARE PREMIUM SIZE AND OPEN KITCHEN WITH LARGE BREAKFAST BAR, WHICH SEPARATES THE FAMILY GRT. RM. FROM THE KITCHEN AND DINNING AREAS. LOTS OF CABINETS AND ALL FEATURED BY LAMITE WOOD FLOORING WHICH WAS PUT IN DURRING THE OTHER UPDATED FOR EASY TO KEEP AND NO ALERGY PROBLEMS.

17. 2016-03-15
    listed $129,900 705-char remark

    Show marketing remark (705 chars)

    "Home being sold in AS IS Condition "ALL MEASURMENTS ARE ESTIMATED IF REAL IMPORTANT BUYER TO SATISFY HIMSELF. PLAN USED TO HAVE FORMAL AREA'S SEP. WE REMODELED AND NOW IT IS A LARGE GREAT ROOM. WONDER FUL FOR LARGE FAMILY. THIS HOME ADORNS LARGE ROOMS AND LARGE BEDROOMS AND THE MASTER HAS HUGE WALK IN CLOSET AND DBLE VAINITY AT ONE END OF THE HALLWAY PRESENTING LOTS OF PRIVACY. WE ALSO OFFER ALL THE OTHER BEDROOMS ARE PREMIUM SIZE AND OPEN KITCHEN WITH LARGE BREAKFAST BAR, WHICH SEPARATES THE FAMILY GRT. RM. FROM THE KITCHEN AND DINNING AREAS. LOTS OF CABINETS AND ALL FEATURED BY LAMITE WOOD FLOORING WHICH WAS PUT IN DURRING THE OTHER UPDATED FOR EASY TO KEEP AND NO ALERGY PROBLEMS.

18. 1981-09-01
    soldstatus $59,400
19. 1976-01-01
    soldstatus $44,900

ⓘ 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: $1,432 · $119/mo
• Projected year-2 tax: $1,432 · $119/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 5 d/yr ≥105°F today · 17 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: $23,432
• − Mortgage interest: −$8,957
• − Property taxes: −$1,432
• − Insurance: −$800
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$4,652
• Taxable income: $3,843
• Est. tax owed @ 24.0%: −$922
• After-tax cash flow: $5,295/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 — Myrtle Grove

• Score: 64/100
• State rank: #701
• US rank: #14805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Myrtle Grove, FL
• County: Escambia County · 301,722 people
• City population: 1,170
• 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

+256.1% since first listed

9 events — show timeline

• 2026-06-15 Pending — PARMLS
• 2026-05-22 Price Changed $159,900 PARMLS
• 2026-05-14 Price Changed $179,000 PARMLS
• 2026-05-07 Listed $185,000 PARMLS
• 2017-09-25 Sold (Public Records) $111,000 Public Records
• 2017-09-22 Sold (MLS) $111,000 PARMLS
• 2016-03-15 Listed $129,900 PARMLS
• 1981-09-01 Sold (Public Records) $59,400 Public Records
• 1976-01-01 Sold (Public Records) $44,900 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,432 · +15.2% YoY. Source: county tax records.