721 Gentian Dr · Pensacola, FL 32503

$219,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 13 Days on market

Built 1959 9,583 sqft lot Est $208k · 5% 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 +13.1/30.0
• ARV discount +5.2/15.0
• Livability +4.2/5.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COMPLETELY REMODELED 3 BED 2 BATH Fireplace HOME – READY TO MOVE IN!!! With New 30yr Warranty Dimensional Shingle Roof, New 10yr Manufacturer Warranty AC System, New Paint Inside & Out, New Kitchen Cabinets & Granite Countertops, New Stainless Steel Appliances, , Fireplace, Refinished Hardwood Floors, New Carpeting, New Lighting & Fans, New Bathrooms, Peaceful Yard with Patio, there is no honey do list, just move in and relax. This home is comfortable and spacious and includes an open floor plan. Don't hesitate on this exceptional opportunity!

Key facts

• 9,583 sq ft lot
• Parking
• Built 1959

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Carport (covered) providing 1 parking space; total 1 parking space
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Single-story frame construction; One level; Resale property; Not attached to another property; Insulation as an energy efficiency feature
• Construction: Frame construction; Off-grade foundation
• Exterior features: Interior lot; Shingle roof; Paved public road access

Interior

• Kitchen: Stainless steel appliances; Dishwasher; Microwave; Refrigerator; Kitchen and dining combo
• Bedrooms: Master bedroom on the first floor (approx. 11 x 12); Second bedroom on the first floor (approx. 12 x 11); Third bedroom on the first floor (approx. 12 x 11)
• Flooring: Hardwood; Tile
• Bathrooms: Two full bathrooms on the first floor; Bathroom(s) not recently updated
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Hardwood and tile flooring; Updated kitchen
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-7 ($-79/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (16.6% below list).
• Recommended offer: $183k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 31% 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $157k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $182,665 (16.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1959 — 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. 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?
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: 0.83% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $208,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
778 Ash Dr	0.17mi	3/2.0	1,450 (-0%)	5mo	$208,000	$143	87
812 Ash Dr	0.15mi	3/2.0	1,480 (+2%)	8mo	$167,000	$113	84
704 Woodland Dr	0.20mi	3/2.0	1,357 (-7%)	5mo	$160,000	$118	75
725 Gentian Dr	0.03mi	3/2.0	1,639 (+13%)	4mo	$100,000	$61	74
241 Datura St	0.30mi	3/2.0	1,568 (+8%)	6mo	$285,000	$182	68
607 Chadwick St	0.22mi	4/2.0 (+1)	1,336 (-8%)	8mo	$215,000	$161	64
715 Woodland Dr	0.17mi	4/2.0 (+1)	1,622 (+11%)	6mo	$205,000	$126	63
4907 Springhill Dr	0.65mi	4/2.0 (+1)	1,450 (-0%)	2mo	$234,900	$162	62
196 Highland Dr	0.55mi	4/2.0 (+1)	1,482 (+2%)	8mo	$200,000	$135	60
175 Mango St	0.34mi	3/1.0	1,300 (-11%)	6mo	$224,500	$173	57
4929 Springhill Dr	0.63mi	2/2.0 (-1)	1,352 (-7%)	6mo	$105,000	$78	49
1100 Barcia Dr	0.72mi	4/2.0 (+1)	1,660 (+14%)	6mo	$240,000	$145	33

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-35,198
• Equity at exit: $32,654

10-year hold

• IRR: -7.1%
• Equity multiple: 0.54×
• Total profit: $-28,261
• Equity at exit: $18,935

Cash invested: $61,320 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,827 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$210 /mo · $2,519/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-7

Break-even live

Break-even rent $1,835

Max offer price $217,838

Occupancy floor 95%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 N 9th Ave Pensacola, FL	3.0	1.5	1713	$2,000	$1.17	23d	1	0.22mi
531 Ditmar St Unit B Pensacola, FL	2.0	1.0	1094	$1,450	$1.33	23d	1	0.36mi
538 Royce St Unit 1A Pensacola, FL	2.0	1.0	1000	$1,425	$1.43	23d	1	0.57mi
3131 N 10th Ave Pensacola, FL	3.0	1.5	1085	$1,700	$1.57	23d	1	1.15mi

Listing history 30 events

1. 2026-06-18
   days on market $219,000 Active 13 DOM
2. 2026-06-17
   days on market $219,000 Active 12 DOM
3. 2026-06-16
   pricedays on market $219,000 Active 11 DOM
4. 2026-06-15
   days on market $229,000 Active 10 DOM
5. 2026-06-14
   days on market $229,000 Active 8 DOM
6. 2026-06-10
   days on market $229,000 Active 5 DOM
7. 2026-06-09
   days on market $229,000 Active 4 DOM
8. 2026-06-08
   days on market $229,000 Active 3 DOM
9. 2026-06-07
   statusdays on market $229,000 Active 2 DOM
10. 2026-06-03
    remarks 699-char remark
11. 2026-06-03
    pricestatusdays on marketlisting id $229,000 Coming Soon 1 DOM
12. 2026-05-18
    price $209,000 991-char remark
13. 2026-05-11
    listed $217,000 Active 991-char remark
14. 2020-01-21
    soldstatus $157,000
15. 2020-01-15
    soldstatus $157,000 567-char remark

    Show marketing remark (567 chars)

    COMPLETELY REMODELED 3 BED 2 BATH Fireplace HOME – READY TO MOVE IN!!! With New 30yr Warranty Dimensional Shingle Roof, New 10yr Manufacturer Warranty AC System, New Paint Inside & Out, New Kitchen Cabinets & Granite Countertops, New Stainless Steel Appliances, , Fireplace, Refinished Hardwood Floors, New Carpeting, New Lighting & Fans, New Bathrooms, Peaceful Yard with Patio, there is no honey do list, just move in and relax. This home is comfortable and spacious and includes an open floor plan. Don't hesitate on this exceptional opportunity!

16. 2019-10-16
    listed $159,900 567-char remark

    Show marketing remark (567 chars)

    COMPLETELY REMODELED 3 BED 2 BATH Fireplace HOME – READY TO MOVE IN!!! With New 30yr Warranty Dimensional Shingle Roof, New 10yr Manufacturer Warranty AC System, New Paint Inside & Out, New Kitchen Cabinets & Granite Countertops, New Stainless Steel Appliances, , Fireplace, Refinished Hardwood Floors, New Carpeting, New Lighting & Fans, New Bathrooms, Peaceful Yard with Patio, there is no honey do list, just move in and relax. This home is comfortable and spacious and includes an open floor plan. Don't hesitate on this exceptional opportunity!

17. 2018-05-10
    historical
18. 2018-02-06
    listed $80,000
19. 2006-07-25
    soldstatus $105,000
20. 2006-07-20
    soldstatus $105,000
21. 2006-06-01
    listed $117,000
22. 2006-02-27
    soldstatus $91,400
23. 2006-02-17
    soldstatus $91,400
24. 2006-01-10
    listed $91,900
25. 2002-08-16
    soldstatus $52,000
26. 2002-08-01
    soldstatus $52,000
27. 2002-06-20
    listed $59,900
28. 2001-10-20
    historical
29. 2001-07-13
    listed $64,900
30. 1976-01-01
    soldstatus $26,400

ⓘ 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: $2,519 · $210/mo
• Projected year-2 tax: $2,519 · $210/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: $21,920
• − Mortgage interest: −$12,267
• − Property taxes: −$2,519
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$6,371
• Taxable loss: −$3,840
• Est. tax savings @ 24.0%: +$922
• After-tax cash flow: $843/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

+729.5% since first listed

24 events — show timeline

• 2026-06-16 Price Changed $219,000 PARMLS
• 2026-06-05 Listed $229,000 PARMLS
• 2026-06-02 Coming Soon $229,000 PARMLS
• 2026-05-29 Listing Removed — PARMLS
• 2026-05-22 Price Changed $205,000 PARMLS
• 2026-05-18 Price Changed $209,000 PARMLS
• 2026-05-11 Listed $217,000 PARMLS
• 2020-01-21 Sold (Public Records) $157,000 Public Records
• 2020-01-15 Sold (MLS) $157,000 PARMLS
• 2019-10-16 Listed $159,900 PARMLS
• 2018-05-10 Listing Removed — PARMLS
• 2018-02-06 Listed $80,000 PARMLS
• 2006-07-25 Sold (Public Records) $105,000 Public Records
• 2006-07-20 Sold (MLS) $105,000 PARMLS
• 2006-06-01 Listed $117,000 PARMLS
• 2006-02-27 Sold (Public Records) $91,400 Public Records
• 2006-02-17 Sold (MLS) $91,400 PARMLS
• 2006-01-10 Listed $91,900 PARMLS
• 2002-08-16 Sold (MLS) $52,000 PARMLS
• 2002-08-01 Sold (Public Records) $52,000 Public Records
• 2002-06-20 Listed $59,900 PARMLS
• 2001-10-20 Listing Removed — PARMLS
• 2001-07-13 Listed $64,900 PARMLS
• 1976-01-01 Sold (Public Records) $26,400 Public Records

Property tax history

+14.0%/yr

Latest (2025): $2,519 · +4.7% YoY. Source: county tax records.