3007 W Cervantes St · West Pensacola, FL 32505

$74,900

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 19 Days on market

Built 1930 6,098 sqft lot Est $133k · 44% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming cottage..Great rental or for a first time home buyer that has some handyman skills. Great rental history and close to downtown. Sits on large lot with big shaded oak tree in back yard. This house is listed at wholesale value. Would consider lease to own option with half down.

Key facts

• 2 year old roof
• Wood floors
• 6,098 sq ft lot

Tags

• 2 YEAR OLD ROOF
• WOOD FLOORS

Property features AI

Finance

• Other: No road maintenance responsibility
• HOA & community: No homeowners association

Exterior

• Parking: Front entrance parking
• Utilities: Public water; Public sewer; Circuit breaker electrical service
• Home design: Detached property; One-story
• Construction: Frame construction; Slab foundation; Built as resale (not new construction)
• Exterior features: Composition roof; Open loop geothermal system; Paved road access

Interior

• Kitchen: No kitchen features updated
• Bedrooms: Primary bedroom on the first floor, approximately 10 x 10; Additional bedroom on the first floor, approximately 10 x 10
• Flooring: Hardwood
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Wall/window cooling units; Ceiling fan(s)
• Interior features: Hardwood flooring; Living/dining combo
• Laundry & utility: No water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 7.7% in West 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 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 fast (+4.9%/yr); 198 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 34% of the median local income ($45k/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 $518 of loan paydown is wiped out by about $2k 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 + 4.9% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $75k implies a 476% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.67% ✓
• Cap rate: 14.21%
• Cash-on-cash: 28.29%
• DSCR: 2.26
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $133,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1219 N U St	0.40mi	2/1.0	782 (-4%)	13mo	$100,000	$128	64
3715 W Brainerd St	0.54mi	2/1.0	800 (-2%)	10mo	$130,000	$163	63
1207 Grandview St	0.51mi	2/1.0	784 (-4%)	16mo	$104,500	$133	57
705 N Wentworth	0.24mi	2/1.0	701 (-14%)	13mo	$145,000	$207	54
1608 N S St	0.67mi	2/2.0	800 (-2%)	11mo	$198,000	$248	52
3305 W La Rua St	0.29mi	3/1.0 (+1)	921 (+13%)	9mo	$55,000	$60	52
1220 N Kirk St	0.50mi	2/1.0	868 (+6%)	22mo	$165,000	$190	48
1201 Grandview St	0.49mi	2/1.0	900 (+10%)	16mo	$159,000	$177	47
1507 N S St	0.62mi	2/1.0	746 (-9%)	13mo	$126,500	$170	46
2501 W Godfrey St	0.58mi	2/1.0	880 (+8%)	22mo	$73,000	$83	42
2501 W Godfrey St	0.58mi	2/1.0	880 (+8%)	22mo	$73,000	$83	42
1319 N P St	0.69mi	2/1.0	700 (-14%)	20mo	$70,000	$100	28

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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.04×
• Total profit: $21,818
• Equity at exit: $11,168

10-year hold

• IRR: 33.6%
• Equity multiple: 4.34×
• Total profit: $70,078
• Equity at exit: $6,476

Cash invested: $20,972 (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 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 198
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,252 high
• Mortgage (P&I): −$393
• Tax from tax record: −$71 /mo · $847/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $494

Break-even live

Break-even rent $626

Max offer price $74,900

Occupancy floor 56%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	23d	1	0.31mi
3202 W Lee St Pensacola, FL	2.0	1.0	680	$995	$1.46	13d	1	0.44mi
406 N S St Pensacola, FL	2.0	1.0	806	$1,295	$1.61	23d	1	0.44mi
3206 W Lee St Unit A Pensacola, FL	2.0	1.0	800	$1,550	$1.94	13d	1	0.47mi
1218 N Kirk St Pensacola, FL	2.0	1.0	850	$1,150	$1.35	23d	1	0.48mi
2303 W Brainerd St Pensacola, FL	2.0	1.0	955	$1,100	$1.15	23d	1	0.55mi
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	23d	1	0.56mi
1918 W Strong St Unit B Pensacola, FL	2.0	1.0	870	$950	$1.09	13d	1	0.73mi
1804 W Belmont St Unit A Pensacola, FL	3.0	1.0	925	$995	$1.08	21d	1	0.86mi
1717 W Cervantes St Pensacola, FL	2.0	2.0	974	$1,169	$1.20	13d	3	0.88mi
2101 W Romana St Unit A Pensacola, FL	2.0	1.0	588	$1,250	$2.13	13d	1	1.00mi
2101 W Romana St Unit A Pensacola, FL	2.0	1.0	588	$1,250	$2.13	23d	1	1.00mi
510 N G St Pensacola, FL	2.0	1.0	704	$850	$1.21	23d	1	1.20mi
811 N D St Pensacola, FL	2.0	2.0	1035	$1,395	$1.35	23d	1	1.36mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	23d	1	1.36mi
418 N C St Pensacola, FL	3.0	2.0	1017	$2,775	$2.73	13d	1	1.47mi
5 Elegans Ave Pensacola, FL	2.0	1.0	788	$1,195	$1.52	23d	1	1.48mi
190 N Old Corry Field Rd Pensacola, FL	1.0–2.0	1.0–2.0	915	$1,174	$1.28	13d	3	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $74,900 Active 19 DOM
2. 2026-06-17
   days on market $74,900 Active 18 DOM
3. 2026-06-16
   days on market $74,900 Active 17 DOM
4. 2026-06-15
   days on market $74,900 Active 16 DOM
5. 2026-06-14
   pricedays on market $74,900 Active 14 DOM
6. 2026-06-10
   days on market $79,900 Active 11 DOM
7. 2026-06-09
   days on market $79,900 Active 10 DOM
8. 2026-06-08
   days on market $79,900 Active 9 DOM
9. 2026-06-07
   days on market $79,900 Active 8 DOM
10. 2026-06-03
    days on market $79,900 Active 4 DOM
11. 2026-06-02
    days on market $79,900 Active 3 DOM
12. 2026-06-01
    days on market $79,900 Active 2 DOM
13. 2026-05-31
    remarks 699-char remark
14. 2026-05-31
    listed $79,900 Active 1 DOM

ⓘ 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: $847 · $71/mo
• Projected year-2 tax: $847 · $71/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: $15,022
• − Mortgage interest: −$4,196
• − Property taxes: −$847
• − Insurance: −$374
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$2,179
• Taxable income: $5,022
• Est. tax owed @ 24.0%: −$1,205
• After-tax cash flow: $4,727/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): 27,877
• Household income: $44,783
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1458.0

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 0.66)
• Race & ethnicity: Black 48% White 32% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% Vietnamese 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: ▼ -74.10%
• Current HPI: 205.45
• Rent YoY: ▲ 4.92%
• 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

+519.4% since first listed

7 events — show timeline

• 2026-05-30 Listed $79,900 PARMLS
• 2017-03-24 Sold (MLS) $13,000 PARMLS
• 2017-03-10 Listed $15,900 PARMLS
• 1992-09-01 Sold (Public Records) $21,700 Public Records
• 1981-03-01 Sold (Public Records) $22,000 Public Records
• 1980-08-01 Sold (Public Records) $21,500 Public Records
• 1979-02-01 Sold (Public Records) $12,900 Public Records

Property tax history

+7.0%/yr

Latest (2025): $847 · +23.9% YoY. Source: county tax records.