5008 Orlando Ct · Bellview, FL 32526

$235,500

3 bd · 3.0 ba · 1,560 sqft · SingleFamily public records · 43 Days on market

Built 2006 4,791 sqft lot $151/sqft · at area comps Est $244k · at est. $21/mo HOA · 1% of rent

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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 +12.6/30.0
• ARV discount +9.0/15.0
• DSCR +3.8/10.0
• 1% rule +3.7/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 5008 Orlando Ct—an excellent opportunity for first-time homebuyers looking for comfort, convenience, and affordability! Tucked away on a quiet cul-de-sac in Pensacola, this home offers a welcoming setting with easy access to everything you need. Inside, you’ll find a functional layout with comfortable living spaces, great natural light, and room to make it your own. The kitchen and living area provide a cozy space for everyday living, while the bedrooms offer flexibility for guests, a home office, or growing needs. The low-maintenance backyard is perfect for buyers who want outdoor space without the hassle of heavy upkeep—ideal for busy lifestyles or those new to homeownership. Conveniently located near shopping, dining, schools, and major roadways, this home makes daily life simple and accessible. If you’ve been waiting for an affordable place to call your own, this is your chance—schedule your showing today to make this your Next Home!

Key facts

• Quiet cul-de-sac
• 4,791 sq ft lot
• 2 garage spots

Tags

• QUIET CUL-DE-SAC
• LOW-MAINTENANCE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $-29 ($-346/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (12.9% below list).
• Recommended offer: $205k (12.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#561 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: Bellview Elementary School (math 28% / reading 34%, grade F, #1,854 of 2,144 statewide, top 87%, 545 students, 75% FRL); Bellview Middle School (math 17% / reading 23%, grade F, #558 of 571 statewide, top 98%, 992 students, 76% FRL); Pine Forest High School (math 20% / reading 32%, grade F, #494 of 667 statewide, top 75%, 1,870 students, 62% FRL).
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-17 pts) — the specific schools serving this property underperform the Escambia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.4%/yr); 421 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($75k/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 43 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $26k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,063 (12.9% 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. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (median comp): $243,533
• List price: $235,500
• Delta: -3.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6336 Apple Ridge Cir	0.44mi	3/2.0	1,597 (+2%)	2mo	$305,000	$191	70
5165 Zachary Blvd	0.55mi	3/2.0	1,577 (+1%)	3mo	$245,000	$155	66
5146 Cocoa Dr	0.16mi	3/2.0	1,378 (-12%)	6mo	$170,000	$123	64
5127 Cocoa Dr	0.19mi	3/2.0	1,381 (-12%)	7mo	$245,000	$177	62
5196 Zachary Blvd	0.48mi	3/2.0	1,634 (+5%)	7mo	$260,000	$159	60
6357 Buckland Dr	0.59mi	3/2.0	1,534 (-2%)	9mo	$240,000	$156	59
5053 Quarter Deck St	0.43mi	3/2.0	1,425 (-9%)	4mo	$288,000	$202	58
6860 Cedar Ridge Dr	0.28mi	3/2.0	1,730 (+11%)	9mo	$267,000	$154	57
5205 Bankhead Dr	0.43mi	3/2.0	1,724 (+10%)	7mo	$563,000	$327	52
5018 Quarter Deck St	0.44mi	3/2.0	1,425 (-9%)	11mo	$300,000	$211	52
6646 Boatswain Rd	0.56mi	3/2.0	1,438 (-8%)	6mo	$299,900	$209	51
6265 Blue Angel Pkwy	0.51mi	3/2.0	1,779 (+14%)	4mo	$165,000	$93	45

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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.44×
• Total profit: $-36,982
• Equity at exit: $35,114

10-year hold

• IRR: -4.7%
• Equity multiple: 0.67×
• Total profit: $-21,838
• Equity at exit: $20,362

Cash invested: $65,940 (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 32526

• Home prices YoY: -28.3%
• Rents YoY: 4.4%
• Active inventory: 421
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,051 high
• Mortgage (P&I): −$1,235
• Tax from tax record: −$295 /mo · $3,537/yr
• Insurance: −$98
• HOA: −$21
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-29

Break-even live

Break-even rent $2,087

Max offer price $230,407

Occupancy floor 96%

Sensitivity live

Price	-10% $104	-5% $38	+0% $-29	+5% $-95	+10% $-162
Rent	-10% $-191	-5% $-110	+0% $-29	+5% $52	+10% $133
Rate	-1.0pp $90	-0.5pp $31	base $-29	+0.5pp $-90	+1.0pp $-152

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: $58,875
• Closing costs: $7,065
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5079 Cocoa Dr Pensacola, FL	3.0	2.0	2129	$2,075	$0.97	15d	1	0.14mi
3001 Flintlock Dr Pensacola, FL	3.0	2.0	1750	$1,895	$1.08	15d	1	0.20mi
3115 Flintlock Dr Pensacola, FL	3.0	2.0	1200	$1,700	$1.42	25d	1	0.32mi
5049 Quarter Deck St Pensacola, FL	4.0	2.0	1820	$2,300	$1.26	15d	1	0.44mi
5031 Firstmate Way Pensacola, FL	3.0	2.0	1425	$2,100	$1.47	25d	1	0.49mi
5172 Zachary Blvd Pensacola, FL	3.0	2.0	1803	$1,900	$1.05	25d	1	0.49mi
6617 Boatswain Rd Pensacola, FL	4.0	2.5	2052	$2,295	$1.12	15d	1	0.52mi
6787 Rickwood Dr Pensacola, FL	3.0	2.0	1931	$2,100	$1.09	15d	1	0.83mi
7111 N Blue Angel Pkwy Pensacola, FL	1.0–2.0	1.0–2.0	989	$1,555	$1.57	15d	1	0.84mi
7095 N Blue Angel Pkwy Pensacola, FL	3.0	2.0–2.5	2168	$1,875	$0.86	25d	2	0.87mi
5519 Lexlee Blvd Pensacola, FL	3.0	2.5	1543	$1,850	$1.20	25d	1	0.99mi
7137 N Blue Angel Pkwy Pensacola, FL	2.0	2.0–2.5	1387	$2,036	$1.47	25d	14	1.01mi
5217 Saufley Field Rd Pensacola, FL	4.0	2.5	1817	$1,895	$1.04	25d	1	1.26mi
2821 Hillcrest Ave Unit 8 Pensacola, FL	2.0	2.0	1100	$1,050	$0.95	25d	1	1.27mi
5184 Regalo Dr Pensacola, FL	3.0	2.0	1504	$1,900	$1.26	25d	1	1.28mi
7045 Pine Forest Rd Pensacola, FL	1.0–3.0	1.0–2.0	1011	$2,174	$2.15	15d	27	1.40mi
6225 Mobile Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1036	$2,595	$2.50	15d	15	1.48mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 17 events

1. 2026-05-12
   price $235,500 996-char remark

   Show marketing remark (996 chars)

   Welcome to 5008 Orlando Ct—an excellent opportunity for first-time homebuyers looking for comfort, convenience, and affordability! Tucked away on a quiet cul-de-sac in Pensacola, this home offers a welcoming setting with easy access to everything you need. Inside, you’ll find a functional layout with comfortable living spaces, great natural light, and room to make it your own. The kitchen and living area provide a cozy space for everyday living, while the bedrooms offer flexibility for guests, a home office, or growing needs. The low-maintenance backyard is perfect for buyers who want outdoor space without the hassle of heavy upkeep—ideal for busy lifestyles or those new to homeownership. Conveniently located near shopping, dining, schools, and major roadways, this home makes daily life simple and accessible. If you’ve been waiting for an affordable place to call your own, this is your chance—schedule your showing today to make this your Next Home!

2. 2026-04-09
   listed $261,450 Active 996-char remark

   Show marketing remark (996 chars)

   Welcome to 5008 Orlando Ct—an excellent opportunity for first-time homebuyers looking for comfort, convenience, and affordability! Tucked away on a quiet cul-de-sac in Pensacola, this home offers a welcoming setting with easy access to everything you need. Inside, you’ll find a functional layout with comfortable living spaces, great natural light, and room to make it your own. The kitchen and living area provide a cozy space for everyday living, while the bedrooms offer flexibility for guests, a home office, or growing needs. The low-maintenance backyard is perfect for buyers who want outdoor space without the hassle of heavy upkeep—ideal for busy lifestyles or those new to homeownership. Conveniently located near shopping, dining, schools, and major roadways, this home makes daily life simple and accessible. If you’ve been waiting for an affordable place to call your own, this is your chance—schedule your showing today to make this your Next Home!

3. 2024-10-04
   historical
4. 2024-07-19
   price $279,000
5. 2024-04-17
   price $289,000
6. 2024-03-26
   listed $299,000 Active
7. 2021-12-30
   soldstatus $224,857
8. 2021-12-29
   soldstatus $224,900 Sold
9. 2021-12-27
   status Pending
10. 2021-11-27
    historical Contingent
11. 2021-11-22
    listed $224,900 Active
12. 2019-12-03
    soldstatus $175,000
13. 2019-12-02
    soldstatus $175,000
14. 2019-10-01
    listed $180,000
15. 2006-03-27
    soldstatus $179,625
16. 2005-09-21
    listed $179,875
17. 2005-08-23
    soldstatus $841,000

ⓘ 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: $3,537 · $295/mo
• Projected year-2 tax: $3,537 · $295/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 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: $24,608
• − Mortgage interest: −$13,192
• − Property taxes: −$3,537
• − Insurance: −$1,178
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − HOA: −$252
• − Depreciation: −$6,851
• Taxable loss: −$4,338
• Est. tax savings @ 24.0%: +$1,041
• After-tax cash flow: $695/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 — Bellview

• Score: 67/100
• State rank: #561
• US rank: #10731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellview, FL
• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 44,680
• Household income: $75,098
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 1166.0

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 (66%)
• Race & ethnicity: White 66% Black 19% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Tagalog/Filipino 1% 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: ▼ -99.68%
• Current HPI: 252.6406
• Rent YoY: ▲ 4.42%
• 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

-72.0% since first listed

17 events — show timeline

• 2026-05-12 Price Changed $235,500 PARMLS
• 2026-04-09 Listed $261,450 PARMLS
• 2024-10-04 Listing Removed — PARMLS
• 2024-07-19 Price Changed $279,000 PARMLS
• 2024-04-17 Price Changed $289,000 PARMLS
• 2024-03-26 Listed $299,000 PARMLS
• 2021-12-30 Sold (Public Records) $224,857 Public Records
• 2021-12-29 Sold (MLS) $224,900 PARMLS
• 2021-12-27 Pending — PARMLS
• 2021-11-27 Contingent — PARMLS
• 2021-11-22 Listed $224,900 PARMLS
• 2019-12-03 Sold (Public Records) $175,000 Public Records
• 2019-12-02 Sold (MLS) $175,000 PARMLS
• 2019-10-01 Listed $180,000 PARMLS
• 2006-03-27 Sold (MLS) $179,625 PARMLS
• 2005-09-21 Listed $179,875 PARMLS
• 2005-08-23 Sold (Public Records) $841,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $3,537 · +71.4% YoY. Source: county tax records.