2035 Summit Blvd · Pensacola, FL 32503

$239,000

4 bd · 2.0 ba · 1,891 sqft · SingleFamily public records · 151 Days on market

Built 1958 0.37 ac lot Est $369k · 35% under ↓ 20% since listing

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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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.5/10.0
• 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 ALERT! Major price reduction. Perfect home for the home renovator!! This charming 4-bedroom, 3-bath home offers both comfort and potential in a highly convenient location close to shops, dining, schools, and major amenities. Warm wood floors flow throughout the main living areas, creating an inviting and timeless feel. A standout feature is the enclosed Florida room—bright, versatile, and perfect for year-round enjoyment. It’s an ideal space for a cozy lounge, home office, playroom, or indoor garden retreat. The home’s layout provides plenty of flexibility for families, guests, or multi-generational living. With a bit of updating, this property has excellent pote

Key facts

• Two shed
• Large lot
• 0.37 acre lot

Tags

• ENCLOSED FLORIDA ROOM
• LARGE LOT
• TWO SHED

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Carport (covered) - converted garage included; 1 total parking space
• Utilities: Public water; Circuit breaker electric with copper wiring; Cable available
• Home design: Single-story (one level); Detached property; Resale home; Insulation and insulated walls
• Construction: Frame construction; Slab foundation
• Exterior features: Chain link fencing; Yard building; Public maintained road access; Composition roof

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: Master bedroom on the first floor
• Flooring: Hardwood; Carpet
• Bathrooms: 3 full bathrooms; Bathrooms not updated
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Sun room; Storage; Blinds and drapes
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $210k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 6 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 42% of the median local income ($71k/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 $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 151 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $210,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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 1958 — 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: 1.05% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $368,745
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2035 Summit Blvd	0.00mi	4/3.0	1,891 (0%)	1mo	$220,000	$116	95
1834 Peyton Dr	0.08mi	3/2.0 (-1)	1,755 (-7%)	3mo	$360,000	$205	77
1910 Copley Dr	0.04mi	3/2.0 (-1)	1,792 (-5%)	9mo	$365,000	$204	76
2005 Peyton Dr	0.17mi	3/2.0 (-1)	1,763 (-7%)	1mo	$287,900	$163	75
2021 Morningside Dr	0.22mi	4/2.0	1,760 (-7%)	6mo	$330,000	$188	73
1072 Gerhardt Dr	0.33mi	3/2.0 (-1)	1,876 (-1%)	7mo	$365,000	$195	72
1813 Copley Dr	0.21mi	3/2.0 (-1)	1,796 (-5%)	5mo	$295,500	$165	72
3970 Piedmont Rd	0.54mi	4/2.0	1,972 (+4%)	1mo	$350,000	$177	67
1920 Hallmark Dr	0.27mi	3/2.0 (-1)	1,757 (-7%)	7mo	$425,000	$242	65
243 Dean Rd	0.44mi	3/2.0 (-1)	1,818 (-4%)	7mo	$350,000	$193	62
2325 Summit Blvd	0.36mi	4/2.0	2,152 (+14%)	2mo	$425,000	$197	58
3920 Dunwody Dr	0.51mi	4/3.0	2,128 (+12%)	1mo	$450,000	$211	50

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-19,980
• Equity at exit: $35,636

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $9,760
• Equity at exit: $20,664

Cash invested: $66,920 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,512 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$354 /mo · $4,243/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $278

Break-even live

Break-even rent $2,160

Max offer price $239,000

Occupancy floor 84%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3791 Maule Rd Pensacola, FL	4.0	3.0	2000	$3,250	$1.62	23d	1	0.86mi
4400 N 9th Ave Pensacola, FL	3.0	1.5	1713	$2,000	$1.17	23d	1	0.91mi
3547 Firestone Blvd Pensacola, FL	4.0	2.0	2000	$2,695	$1.35	23d	1	1.04mi
3545 Hopestill Rd Pensacola, FL	4.0	2.0	1984	$2,400	$1.21	23d	1	1.15mi
711 Underwood Ave Pensacola, FL	3.0	1.0–2.5	950	$1,718	$1.81	13d	25	1.23mi
3014 Magnolia Ave Pensacola, FL	3.0	2.0	1650	$2,750	$1.67	23d	1	1.29mi

Listing history 6 events

1. 2026-05-15
   status Pending
2. 2026-05-03
   historical Contingent
3. 2026-04-20
   price $239,000
4. 2026-03-19
   price $269,000
5. 2026-01-09
   price $285,000
6. 2025-12-15
   listed $299,000 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: $4,243 · $354/mo
• Projected year-2 tax: $4,243 · $354/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: $30,141
• − Mortgage interest: −$13,388
• − Property taxes: −$4,243
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − Depreciation: −$6,953
• Taxable loss: −$461
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $3,443/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

-20.1% since first listed

6 events — show timeline

• 2026-05-15 Pending — PARMLS
• 2026-05-03 Contingent — PARMLS
• 2026-04-20 Price Changed $239,000 PARMLS
• 2026-03-19 Price Changed $269,000 PARMLS
• 2026-01-09 Price Changed $285,000 PARMLS
• 2025-12-15 Listed $299,000 PARMLS

Property tax history

+40.6%/yr

Latest (2025): $4,243 · +2201.8% YoY. Source: county tax records.