7075 Ben Sasser Dr · Bellview, FL 32506

$150,000

5 bd · 2.0 ba · 1,301 sqft · SingleFamily public records · 117 Days on market

Built 1972 6,969 sqft lot Est $224k · 33% 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 +9.4/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS ANICE SIZE HOME.. DO NOT LET THE SQUARE FOOTAGE FOOL YOU. TILE KITCHEN AND DINNING AREA, SMOOTH TOP STOVE,MOVEABLE ISLAND/BAR WITH CABINETS AND DRAWS. WASHER AND DRYER REMAIN ( OFFERED AS IS BUT IN GOOD SHAPE) THIS HOME HAS FOUR BEDROOMS THE FOURTH BEDROOM DOES NOT HAVE A CLOSET. BOTH BATHROOMS HAVE SLIDING DOORS IN THE TUB/SHOWER. THE WINDOWS ARE NEW .NICE SIZE LAUNDRY WITH AN EXIT DOOR TO THE BACK YARD. THE SELLER WILL BE CLEANING OUT AND PUTTING A NEW ROOF ON THE YARD BUILDING. CLOSETS ARE SPACIOUS, HOME HAS COAT CLOSET AND LINEN. TRUELY A GREAT STARTER HOME OR FOR THE FAMILY LOOKING TO SIZE DOWN.

Key facts

• 6,969 sq ft lot
• Built 1972
• Listed 117 days

Property features AI

Finance

• Other: Located on a county-maintained road
• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Public sewer; Aluminum wiring for electric
• Home design: Single-story brick home; Slab foundation; Composition roof; Resale property; Not attached to another unit; Insulation and insulated walls for energy efficiency; Faces unspecified direction
• Construction: Brick construction; Slab foundation; Composition roof; One level
• Exterior features: Back yard fencing; Central access lot

Interior

• Kitchen: First-floor kitchen (11 x 18); Electric water heater
• Flooring: Vinyl; Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fans
• Interior features: Insulated doors; Kitchen/dining combo

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 5.2% in Bellview — 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 67/100 on livability (#561 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, amenities F, commute 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 (+3.9%/yr); 270 active listings in the ZIP; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $4k 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 + 3.9% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $88k; list at $150k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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. 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.
7. 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.
8. 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: 1.44% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.54%
• DSCR: 1.87
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $223,772
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7075 Ben Sasser Dr	0.00mi	5/2.0	1,301 (0%)	1mo	$103,000	$79	99
7065 Ben Sasser Dr	0.01mi	4/2.0 (-1)	1,378 (+6%)	4mo	$236,900	$172	81
7125 Ben Sasser Dr	0.07mi	4/2.0 (-1)	1,378 (+6%)	4mo	$235,000	$171	79
7206 Esther St	0.58mi	4/2.0 (-1)	1,346 (+4%)	2mo	$221,000	$164	60
7170 Peninsula Dr	0.40mi	4/2.0 (-1)	1,457 (+12%)	4mo	$252,000	$173	53
3020 English Oak Cir	0.46mi	6/1.5 (+1)	1,229 (-6%)	12mo	$173,000	$141	52
7837 Lenora Ct	0.74mi	4/2.0 (-1)	1,323 (+2%)	8mo	$233,500	$176	51
7109 Redondo Dr	0.48mi	4/2.0 (-1)	1,474 (+13%)	2mo	$233,000	$158	49
3000 King St	0.52mi	6/2.0 (+1)	1,271 (-2%)	24mo	$255,000	$201	47
7126 Redondo Dr	0.51mi	4/2.0 (-1)	1,365 (+5%)	22mo	$240,000	$176	44
6827 Stonehenge Cir	0.64mi	6/2.0 (+1)	1,378 (+6%)	19mo	$218,000	$158	40
6819 Derwent Cir	0.54mi	4/3.0 (-1)	1,425 (+10%)	23mo	$295,000	$207	30

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 · 3.85% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.50×
• Total profit: $21,144
• Equity at exit: $22,365

10-year hold

• IRR: 22.1%
• Equity multiple: 2.96×
• Total profit: $82,395
• Equity at exit: $12,969

Cash invested: $42,000 (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 32506

• Home prices YoY: -22.5%
• Rents YoY: 3.9%
• Active inventory: 270
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,163 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$176 /mo · $2,112/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $684

Break-even live

Break-even rent $1,298

Max offer price $150,000

Occupancy floor 63%

Sensitivity live

Price	-10% $769	-5% $726	+0% $684	+5% $641	+10% $599
Rent	-10% $513	-5% $598	+0% $684	+5% $769	+10% $855
Rate	-1.0pp $759	-0.5pp $722	base $684	+0.5pp $645	+1.0pp $606

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-01
   statusdays on market $150,000 Pending 117 DOM
2. 2026-05-31
   days on market $150,000 Contingent 116 DOM
3. 2026-05-31
   days on market $150,000 Contingent 115 DOM
4. 2026-05-02
   historical Contingent
5. 2026-02-04
   listed $150,000 Active
6. 2005-06-14
   soldstatus $88,300
7. 2005-05-20
   soldstatus $88,300 620-char remark

   Show marketing remark (620 chars)

   THIS IS ANICE SIZE HOME.. DO NOT LET THE SQUARE FOOTAGE FOOL YOU. TILE KITCHEN AND DINNING AREA, SMOOTH TOP STOVE,MOVEABLE ISLAND/BAR WITH CABINETS AND DRAWS. WASHER AND DRYER REMAIN ( OFFERED AS IS BUT IN GOOD SHAPE) THIS HOME HAS FOUR BEDROOMS THE FOURTH BEDROOM DOES NOT HAVE A CLOSET. BOTH BATHROOMS HAVE SLIDING DOORS IN THE TUB/SHOWER. THE WINDOWS ARE NEW .NICE SIZE LAUNDRY WITH AN EXIT DOOR TO THE BACK YARD. THE SELLER WILL BE CLEANING OUT AND PUTTING A NEW ROOF ON THE YARD BUILDING. CLOSETS ARE SPACIOUS, HOME HAS COAT CLOSET AND LINEN. TRUELY A GREAT STARTER HOME OR FOR THE FAMILY LOOKING TO SIZE DOWN.

8. 2005-03-25
   listed $88,300 620-char remark

   Show marketing remark (620 chars)

   THIS IS ANICE SIZE HOME.. DO NOT LET THE SQUARE FOOTAGE FOOL YOU. TILE KITCHEN AND DINNING AREA, SMOOTH TOP STOVE,MOVEABLE ISLAND/BAR WITH CABINETS AND DRAWS. WASHER AND DRYER REMAIN ( OFFERED AS IS BUT IN GOOD SHAPE) THIS HOME HAS FOUR BEDROOMS THE FOURTH BEDROOM DOES NOT HAVE A CLOSET. BOTH BATHROOMS HAVE SLIDING DOORS IN THE TUB/SHOWER. THE WINDOWS ARE NEW .NICE SIZE LAUNDRY WITH AN EXIT DOOR TO THE BACK YARD. THE SELLER WILL BE CLEANING OUT AND PUTTING A NEW ROOF ON THE YARD BUILDING. CLOSETS ARE SPACIOUS, HOME HAS COAT CLOSET AND LINEN. TRUELY A GREAT STARTER HOME OR FOR THE FAMILY LOOKING TO SIZE DOWN.

9. 2003-05-15
   historical
10. 2002-11-15
    listed $65,900
11. 1990-03-01
    soldstatus $50,000
12. 1979-10-01
    soldstatus $30,400

ⓘ 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: $2,112 · $176/mo
• Projected year-2 tax: $2,112 · $176/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $25,960
• − Mortgage interest: −$8,402
• − Property taxes: −$2,112
• − Insurance: −$750
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − Depreciation: −$4,364
• Taxable income: $6,178
• Est. tax owed @ 24.0%: −$1,483
• After-tax cash flow: $6,724/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): 34,549
• Household income: $62,486
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 1359.0

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 0.60)
• Race & ethnicity: White 60% Black 18% Two or more races 11% Hispanic / Latino 6% Asian 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 4% Tagalog/Filipino 2% 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: ▼ -71.86%
• Current HPI: 247.6085
• Rent YoY: ▲ 3.85%
• 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

+393.4% since first listed

9 events — show timeline

• 2026-05-02 Contingent — PARMLS
• 2026-02-04 Listed $150,000 PARMLS
• 2005-06-14 Sold (Public Records) $88,300 Public Records
• 2005-05-20 Sold (MLS) $88,300 PARMLS
• 2005-03-25 Listed $88,300 PARMLS
• 2003-05-15 Listing Removed — PARMLS
• 2002-11-15 Listed $65,900 PARMLS
• 1990-03-01 Sold (Public Records) $50,000 Public Records
• 1979-10-01 Sold (Public Records) $30,400 Public Records

Property tax history

+7.3%/yr

Latest (2025): $2,112 · +14.9% YoY. Source: county tax records.