3218 6th Ave · Pensacola, FL 32503

$115,000

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 160 Days on market

Built 1956 8,712 sqft lot $130/sqft · 22% below area Est $147k · 22% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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 MLS

Investor Opportunity. This property is conveniently located near downtown pensacola, I-110, and the Cordova mall area. Priced to sell.

Key facts

• Near i-110
• Conveniently located
• 8,712 sq ft lot

Tags

• CONVENIENTLY LOCATED
• NEAR DOWNTOWN PENSACOLA
• NEAR I-110
• NEAR CORDOVA MALL AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

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.
• Zoned schools: O. J. Semmes Elementary School (math 22% / reading 17%, grade F, #2,105 of 2,144 statewide, top 98%, 302 students, 91% FRL); Ferry Pass Middle School (math 34% / reading 33%, grade F, #428 of 571 statewide, top 76%, 1,014 students, 64% FRL); Washington Senior High School (math 25% / reading 40%, grade F, #411 of 667 statewide, top 62%, 1,733 students, 51% FRL).
• Zoned-school proficiency averages 28% at this address vs 42% district-wide (-14 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 (+3.4%/yr); 240 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 + 3.4% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $65k; list at $115k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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 1956 — 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: 1.36% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.68%
• DSCR: 1.79
• GRM: 6.1

CMA / ARV

• ARV (median comp): $146,686
• List price: $115,000
• Delta: -21.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3001 Torres Ave	0.34mi	3/1.0 (+1)	912 (+3%)	6mo	$130,000	$143	69
3219 N Tarragona St	0.36mi	2/2.0	937 (+6%)	12mo	$184,990	$197	60
3344 Marcus Dr	0.54mi	2/1.0	816 (-8%)	2mo	$68,000	$83	59
3317 Marcus Dr	0.61mi	2/1.0	930 (+5%)	19mo	$105,000	$113	48
1316 1/2 E Baars St	0.60mi	3/1.0 (+1)	989 (+11%)	1mo	$300,000	$303	47
123 Berkley Dr	0.64mi	3/1.0 (+1)	912 (+3%)	23mo	$185,000	$203	42
2504 N Davis Hwy	0.71mi	3/1.5 (+1)	977 (+10%)	6mo	$173,500	$178	38
719 Woodland Dr	0.70mi	3/1.0 (+1)	1,012 (+14%)	5mo	$215,000	$212	35
3915 N 10th Ave	0.52mi	3/1.0 (+1)	1,014 (+14%)	18mo	$180,700	$178	32

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: 9.6%
• Equity multiple: 1.38×
• Total profit: $12,196
• Equity at exit: $17,147

10-year hold

• IRR: 19.0%
• Equity multiple: 2.62×
• Total profit: $52,084
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$603
• Tax from tax record: −$110 /mo · $1,326/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $474

Break-even live

Break-even rent $964

Max offer price $115,000

Occupancy floor 65%

Sensitivity live

Price	-10% $539	-5% $507	+0% $474	+5% $442	+10% $409
Rent	-10% $351	-5% $413	+0% $474	+5% $536	+10% $598
Rate	-1.0pp $532	-0.5pp $504	base $474	+0.5pp $445	+1.0pp $414

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3131 N 10th Ave Pensacola, FL	3.0	1.5	1085	$1,700	$1.57	25d	1	0.36mi
2310 N Baylen St Pensacola, FL	2.0	1.0	660	$1,350	$2.05	25d	1	1.00mi
2115 N 12th Ave Pensacola, FL	2.0	1.5	950	$1,800	$1.89	15d	1	1.01mi
2008 N 8th Ave Pensacola, FL	3.0	2.0	1058	$1,250	$1.18	15d	1	1.03mi
531 Ditmar St Unit B Pensacola, FL	2.0	1.0	1094	$1,450	$1.33	25d	1	1.12mi
721 W Jordan St Pensacola, FL	3.0	2.0	1030	$1,895	$1.84	25d	1	1.31mi
538 Royce St Unit 1A Pensacola, FL	2.0	1.0	1000	$1,425	$1.43	25d	1	1.39mi
1705 N 17th Ave Pensacola, FL	1.0	1.0	600	$1,095	$1.82	25d	1	1.48mi

Listing history 19 events

1. 2026-06-21
   days on market $115,000 Active 160 DOM
2. 2026-06-18
   days on market $115,000 Active 157 DOM
3. 2026-06-17
   days on market $115,000 Active 156 DOM
4. 2026-06-16
   days on market $115,000 Active 155 DOM
5. 2026-06-15
   days on market $115,000 Active 154 DOM
6. 2026-06-14
   days on market $115,000 Active 152 DOM
7. 2026-06-10
   days on market $115,000 Active 149 DOM
8. 2026-06-09
   days on market $115,000 Active 148 DOM
9. 2026-06-08
   days on market $115,000 Active 147 DOM
10. 2026-06-07
    days on market $115,000 Active 146 DOM
11. 2026-06-03
    days on market $115,000 Active 142 DOM
12. 2026-06-02
    days on market $115,000 Active 141 DOM
13. 2026-06-01
    days on market $115,000 Active 140 DOM
14. 2026-05-31
    days on market $115,000 Active 139 DOM
15. 2026-05-31
    days on market $115,000 Active 138 DOM
16. 2026-01-12
    listed $115,000 Active 134-char remark

    Show marketing remark (134 chars)

    Investor Opportunity. This property is conveniently located near downtown pensacola, I-110, and the Cordova mall area. Priced to sell.

17. 2021-01-11
    soldstatus $65,000 173-char remark

    Show marketing remark (173 chars)

    PRICE ADJUSTMENT DOWN $$5K ~ Cute 3 bedroom / 1 bath home with hardwood floors. Window Units Only. Great investment rental. "AS IS" Huge backyard. Won't last long.

18. 2020-12-01
    listed $80,000 173-char remark

    Show marketing remark (173 chars)

    PRICE ADJUSTMENT DOWN $$5K ~ Cute 3 bedroom / 1 bath home with hardwood floors. Window Units Only. Great investment rental. "AS IS" Huge backyard. Won't last long.

19. 1969-01-01
    soldstatus $13,000

ⓘ 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: $1,326 · $110/mo
• Projected year-2 tax: $1,326 · $110/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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,772
• − Mortgage interest: −$6,442
• − Property taxes: −$1,326
• − Insurance: −$575
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$3,345
• Taxable income: $4,080
• Est. tax owed @ 24.0%: −$979
• After-tax cash flow: $4,713/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

+784.6% since first listed

4 events — show timeline

• 2026-01-12 Listed $115,000 PARMLS
• 2021-01-11 Sold (MLS) $65,000 PARMLS
• 2020-12-01 Listed $80,000 PARMLS
• 1969-01-01 Sold (Public Records) $13,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,326 · +5.4% YoY. Source: county tax records.