2562 N D St · Goulding, FL 32501

$220,000

3 bd · 2.0 ba · 1,107 sqft · SingleFamily public records · 65 Days on market

Built 2012 3,458 sqft lot $199/sqft · 18% above area Est $187k · 18% over

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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 +17.5/30.0
• DSCR +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stop scrolling, this one’s about to check every box. This 3-bedroom, 2-bath home near downtown Pensacola is currently being fully renovated, giving you that “good as new” feel without the new construction price tag. Think fresh finishes, updated spaces, and a layout that actually works for real life. You’re walking into a home that feels clean, modern, and move-in ready from day one. The flow is open and easy, with natural light throughout and a kitchen that connects seamlessly to the main living area - perfect for everyday living or having people over without feeling cramped. The primary suite offers the privacy you want, while the additional bedrooms give you flexibility for guests, a home office, or whatever fits your lifestyle. And the location is hard to beat - just minutes from downtown, so you’re close to restaurants, entertainment, and everything that makes Pensacola one of the most desirable places to live. Fully renovated. Prime location. Zero hassle. This is the kind of home buyers wait for - and it won’t last.

Key facts

• Fully renovated
• Prime location
• 3,458 sq ft lot

Tags

• FULLY RENOVATED
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (14.4% below list).
• Recommended offer: $188k (14.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#296 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment 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.
• Zoned schools: C. A. Weis Elementary School (math 20% / reading 27%, grade F, #2,061 of 2,144 statewide, top 96%, 466 students, 93% FRL); Pensacola High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 1,229 students, 55% FRL) — zoned schools average 74% FRL vs 58% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 130 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1,884/mo this rent would consume 51% 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 65 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $220k implies a 159% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,402 (14.4% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.86% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (median comp): $186,518
• List price: $220,000
• Delta: 17.95%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2363 N F St	0.21mi	3/2.0	1,196 (+8%)	1mo	$235,000	$196	76
2704 N H St	0.26mi	3/2.0	1,178 (+6%)	7mo	$209,000	$177	71
122 W Scott St	0.26mi	3/1.0	1,150 (+4%)	12mo	$190,000	$165	68
1002 W Yonge St	0.20mi	4/2.0 (+1)	1,218 (+10%)	2mo	$205,000	$168	67
205 E Hatton St	0.58mi	3/2.0	1,064 (-4%)	2mo	$200,000	$188	65
620 W Hernandez	0.38mi	3/1.0	1,180 (+7%)	3mo	$150,000	$127	64
821 W Hernandez St	0.40mi	2/1.5 (-1)	1,170 (+6%)	8mo	$217,000	$185	58
621 W Hernandez St	0.41mi	4/1.0 (+1)	1,200 (+8%)	2mo	$90,000	$75	56
110 E Jordan St	0.64mi	3/2.0	1,196 (+8%)	2mo	$238,000	$199	56
1316 1/2 E Baars St	0.49mi	3/1.0	989 (-11%)	1mo	$300,000	$303	54
831 W Mallory St	0.61mi	3/1.0	1,138 (+3%)	11mo	$260,000	$228	54
2911 N Hayne St	0.68mi	4/2.0 (+1)	1,206 (+9%)	2mo	$168,000	$139	47

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: -8.8%
• Equity multiple: 0.67×
• Total profit: $-20,286
• Equity at exit: $32,803

10-year hold

• IRR: 3.3%
• Equity multiple: 1.26×
• Total profit: $15,935
• Equity at exit: $19,022

Cash invested: $61,600 (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: 130
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$73 /mo · $881/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $170

Break-even live

Break-even rent $1,669

Max offer price $220,000

Occupancy floor 86%

Sensitivity live

Price	-10% $294	-5% $232	+0% $170	+5% $107	+10% $45
Rent	-10% $21	-5% $95	+0% $170	+5% $244	+10% $318
Rate	-1.0pp $280	-0.5pp $226	base $170	+0.5pp $113	+1.0pp $55

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
721 W Jordan St Pensacola, FL	3.0	2.0	1030	$1,895	$1.84	25d	1	0.33mi
407 W Jordan St Unit NA Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	25d	1	0.37mi
1215 N C St Pensacola, FL	3.0	1.0	1203	$1,775	$1.48	16d	1	0.92mi
1010 N D St Pensacola, FL	2.0	2.0	1196	$1,850	$1.55	25d	1	1.06mi
2008 N 8th Ave Pensacola, FL	3.0	2.0	1058	$1,250	$1.18	16d	1	1.08mi
3131 N 10th Ave Pensacola, FL	3.0	1.5	1085	$1,700	$1.57	25d	1	1.14mi
814 N E St Pensacola, FL	3.0	2.0	1440	$1,695	$1.18	25d	1	1.19mi
811 N D St Pensacola, FL	2.0	2.0	1035	$1,395	$1.35	25d	1	1.19mi
1106 Doctor Martin Luther King Junior Dr Unit A Pensacola, FL	2.0	1.0	762	$1,295	$1.70	16d	1	1.27mi
1011 Doctor M.L.K. Jr Dr Unit B Pensacola, FL	2.0	1.0	877	$1,200	$1.37	25d	1	1.30mi
2303 W Brainerd St Pensacola, FL	2.0	1.0	955	$1,100	$1.15	25d	1	1.32mi
1918 W Strong St Unit B Pensacola, FL	2.0	1.0	870	$950	$1.09	16d	1	1.32mi
2115 N 12th Ave Pensacola, FL	2.0	1.5	950	$1,800	$1.89	16d	1	1.33mi
615 N A St Pensacola, FL	3.0	2.0	1122	$1,900	$1.69	16d	1	1.34mi
1717 W Cervantes St Pensacola, FL	2.0	2.0	974	$1,169	$1.20	16d	3	1.36mi
510 N G St Pensacola, FL	2.0	1.0	704	$850	$1.21	25d	1	1.41mi
801 E Gonzalez St Pensacola, FL	3.0	2.0	1200	$2,200	$1.83	16d	1	1.44mi
504 N Spring St Unit B Pensacola, FL	3.0	1.5	1485	$1,995	$1.34	25d	1	1.46mi
418 N C St Pensacola, FL	3.0	2.0	1017	$2,775	$2.73	16d	1	1.46mi
410 N C St Unit 1367374P Pensacola, FL	3.0	2.0	1291	$3,313	$2.57	16d	1	1.47mi

Listing history 18 events

1. 2026-06-21
   days on market $220,000 Active 65 DOM
2. 2026-06-18
   days on market $220,000 Active 62 DOM
3. 2026-06-17
   days on market $220,000 Active 61 DOM
4. 2026-06-16
   days on market $220,000 Active 60 DOM
5. 2026-06-15
   days on market $220,000 Active 59 DOM
6. 2026-06-14
   days on market $220,000 Active 57 DOM
7. 2026-06-10
   days on market $220,000 Active 54 DOM
8. 2026-06-09
   days on market $220,000 Active 53 DOM
9. 2026-06-08
   days on market $220,000 Active 52 DOM
10. 2026-06-07
    days on market $220,000 Active 51 DOM
11. 2026-06-03
    days on market $220,000 Active 47 DOM
12. 2026-06-02
    days on market $220,000 Active 46 DOM
13. 2026-06-01
    days on market $220,000 Active 45 DOM
14. 2026-05-31
    days on market $220,000 Active 44 DOM
15. 2026-05-31
    days on market $220,000 Active 43 DOM
16. 2026-04-17
    listed $220,000 Active 1080-char remark

    Show marketing remark (1080 chars)

    Stop scrolling, this one’s about to check every box. This 3-bedroom, 2-bath home near downtown Pensacola is currently being fully renovated, giving you that “good as new” feel without the new construction price tag. Think fresh finishes, updated spaces, and a layout that actually works for real life. You’re walking into a home that feels clean, modern, and move-in ready from day one. The flow is open and easy, with natural light throughout and a kitchen that connects seamlessly to the main living area - perfect for everyday living or having people over without feeling cramped. The primary suite offers the privacy you want, while the additional bedrooms give you flexibility for guests, a home office, or whatever fits your lifestyle. And the location is hard to beat - just minutes from downtown, so you’re close to restaurants, entertainment, and everything that makes Pensacola one of the most desirable places to live. Fully renovated. Prime location. Zero hassle. This is the kind of home buyers wait for - and it won’t last.

17. 2025-12-15
    soldstatus $85,000
18. 2011-10-11
    soldstatus $200,000

ⓘ 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: $881 · $73/mo
• Projected year-2 tax: $1,826 · $152/mo
• Expected delta: +$945/yr (+$79/mo · 107.2%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,608
• − Mortgage interest: −$12,323
• − Property taxes: −$881
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$6,400
• Taxable loss: −$1,714
• Est. tax savings @ 24.0%: +$411
• After-tax cash flow: $2,446/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 — Goulding

• Score: 73/100
• State rank: #296
• US rank: #5022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goulding, FL
• County: Escambia County · 301,722 people
• 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

+10.0% since first listed

3 events — show timeline

• 2026-04-17 Listed $220,000 PARMLS
• 2025-12-15 Sold (Public Records) $85,000 Public Records
• 2011-10-11 Sold (Public Records) $200,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $881 · +21.7% YoY. Source: county tax records.