519 Batten Blvd · Pensacola Station, FL 32507

$339,900

4 bd · 3.0 ba · 1,885 sqft · SingleFamily public records · 82 Days on market

Built 1999 0.25 ac lot Est $369k · 8% under

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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 +13.7/30.0
• ARV discount +11.1/15.0
• DSCR +4.1/10.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this 4 Bed, 2 Bath brick home conveniently located in Emerald Shores - just minutes to NAS Pensacola, beaches, kids parks, library, shopping, dining and schools. Recent updates include paint and flooring - no carpets! Foyer entry opens to the spacious living room with high ceilings, plant ledges, and french doors that open out to back patio/yard. There is also a formal dining room or additional living space/home office just off the entryway. The kitchen offers ample counter space and storage with island workspace & added pantry storage space! Island features eat-in breakfast bar + there is a bay window breakfast dining area that overlooks the back yard. Split bedroom floor plan offers a private master suite with glamour bath with garden tub, separate shower, water closet & great walk-in closet storage. There are three guest rooms and a full guest bath on the opposite side of the home. Indoor laundry room too! 2 car attached garage for parking and storage needs. Enjoy watching the Blue Angels practice overhead from our back patio & privacy fenced backyard. Call today to schedule a viewing!

Key facts

• Quartz countertops
• Brick home
• Sprinkler system

Tags

• BRICK HOME
• SPRINKLER SYSTEM
• AMPLE CABINETRY SPACE
• NEWER GRANITE COUNTERTOPS
• QUARTZ COUNTERTOPS
• NAVAL AIR STATION PENSACOLA

Property features AI

Finance

• Financial info: Homestead exemption present
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage with garage door opener; Two covered parking spaces (total 2 parking spaces)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electric with circuit breakers; Ridge vent (energy efficiency feature)
• Home design: Resale single-family home; One story
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Back yard fencing; Patio; Interior lot

Interior

• Kitchen: Updated kitchen; Kitchen island; Pantry; Appliances include dishwasher; recent appliance updates and granite countertops
• Bedrooms: Master bedroom on the first floor; Additional bedrooms on the first floor
• Flooring: Brick flooring; Simulated wood flooring
• Bathrooms: Two full bathrooms; Bathrooms recently updated (paint, flooring, quartz countertops)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; High ceilings; High-speed internet; Double pane windows with blinds
• Laundry & utility: Indoor laundry with washer/dryer hookups; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $25 ($299/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (16.2% below list).
• Recommended offer: $285k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.1% in Pensacola Station — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 (+1.2%/yr); 702 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• At $2,850/mo this rent would consume 46% of the median local household income ($74k/yr) (locally 1175% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 82 days — a 6% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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.

Risks & watch-outs

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

Recommended offer $284,963 (16.2% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.84% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $369,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9915 Rail Cir	0.31mi	3/2.0 (-1)	1,883 (-0%)	0mo	$369,000	$196	76
9965 Rail Cir	0.25mi	3/2.0 (-1)	1,908 (+1%)	8mo	$405,000	$212	71
9925 Rail Cir	0.30mi	5/2.0 (+1)	1,955 (+4%)	3mo	$409,000	$209	68
9601 Grallatorial Cir	0.16mi	3/2.0 (-1)	2,090 (+11%)	1mo	$427,000	$204	64
557 Batten Blvd	0.28mi	3/2.0 (-1)	2,030 (+8%)	3mo	$315,000	$155	62
9980 Rail Cir	0.24mi	3/2.0 (-1)	2,054 (+9%)	6mo	$425,000	$207	60
5494 Keel Dr	0.65mi	4/2.0	1,900 (+1%)	8mo	$300,000	$158	58
835 Ebb Tide Dr	0.69mi	3/2.0 (-1)	1,862 (-1%)	2mo	$340,000	$183	55
578 Batten Blvd	0.35mi	3/2.0 (-1)	2,044 (+8%)	7mo	$342,000	$167	55
10027 Pandion Trl	0.59mi	4/2.0	2,007 (+6%)	8mo	$422,000	$210	51
831 Ebb Tide Dr	0.71mi	3/2.0 (-1)	1,827 (-3%)	4mo	$344,000	$188	50
124 Gunwale Rd	0.73mi	3/2.0 (-1)	1,978 (+5%)	6mo	$330,000	$167	44

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 · 1.22% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-58,539
• Equity at exit: $50,680

10-year hold

• IRR: -13.5%
• Equity multiple: 0.28×
• Total profit: $-68,918
• Equity at exit: $29,388

Cash invested: $95,172 (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 32507

• Home prices YoY: -4.6%
• Rents YoY: 1.2%
• Active inventory: 702
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,850 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$302 /mo · $3,626/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $25

Break-even live

Break-even rent $2,818

Max offer price $339,900

Occupancy floor 94%

Sensitivity live

Price	-10% $217	-5% $121	+0% $25	+5% $-71	+10% $-167
Rent	-10% $-200	-5% $-88	+0% $25	+5% $137	+10% $250
Rate	-1.0pp $196	-0.5pp $111	base $25	+0.5pp $-63	+1.0pp $-153

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9548 Lorikeet Ln Pensacola, FL	4.0	2.5	2600	$3,600	$1.38	14d	1	0.37mi
4631 Carlstrom Ln Pensacola, FL	4.0	2.0	1707	$2,000	$1.17	14d	1	0.66mi

Listing history 14 events

1. 2026-05-07
   historical Contingent
2. 2026-04-07
   price $339,900
3. 2026-03-04
   listed $349,900 Active
4. 2023-06-06
   soldstatus $350,000 Sold 1128-char remark

   Show marketing remark (1128 chars)

   Don't miss this 4 Bed, 2 Bath brick home conveniently located in Emerald Shores - just minutes to NAS Pensacola, beaches, kids parks, library, shopping, dining and schools. Recent updates include paint and flooring - no carpets! Foyer entry opens to the spacious living room with high ceilings, plant ledges, and french doors that open out to back patio/yard. There is also a formal dining room or additional living space/home office just off the entryway. The kitchen offers ample counter space and storage with island workspace & added pantry storage space! Island features eat-in breakfast bar + there is a bay window breakfast dining area that overlooks the back yard. Split bedroom floor plan offers a private master suite with glamour bath with garden tub, separate shower, water closet & great walk-in closet storage. There are three guest rooms and a full guest bath on the opposite side of the home. Indoor laundry room too! 2 car attached garage for parking and storage needs. Enjoy watching the Blue Angels practice overhead from our back patio & privacy fenced backyard. Call today to schedule a viewing!

5. 2023-04-26
   historical Contingent 1128-char remark

   Show marketing remark (1128 chars)

   Don't miss this 4 Bed, 2 Bath brick home conveniently located in Emerald Shores - just minutes to NAS Pensacola, beaches, kids parks, library, shopping, dining and schools. Recent updates include paint and flooring - no carpets! Foyer entry opens to the spacious living room with high ceilings, plant ledges, and french doors that open out to back patio/yard. There is also a formal dining room or additional living space/home office just off the entryway. The kitchen offers ample counter space and storage with island workspace & added pantry storage space! Island features eat-in breakfast bar + there is a bay window breakfast dining area that overlooks the back yard. Split bedroom floor plan offers a private master suite with glamour bath with garden tub, separate shower, water closet & great walk-in closet storage. There are three guest rooms and a full guest bath on the opposite side of the home. Indoor laundry room too! 2 car attached garage for parking and storage needs. Enjoy watching the Blue Angels practice overhead from our back patio & privacy fenced backyard. Call today to schedule a viewing!

6. 2023-04-06
   listed $349,000 Active 1128-char remark

   Show marketing remark (1128 chars)

   Don't miss this 4 Bed, 2 Bath brick home conveniently located in Emerald Shores - just minutes to NAS Pensacola, beaches, kids parks, library, shopping, dining and schools. Recent updates include paint and flooring - no carpets! Foyer entry opens to the spacious living room with high ceilings, plant ledges, and french doors that open out to back patio/yard. There is also a formal dining room or additional living space/home office just off the entryway. The kitchen offers ample counter space and storage with island workspace & added pantry storage space! Island features eat-in breakfast bar + there is a bay window breakfast dining area that overlooks the back yard. Split bedroom floor plan offers a private master suite with glamour bath with garden tub, separate shower, water closet & great walk-in closet storage. There are three guest rooms and a full guest bath on the opposite side of the home. Indoor laundry room too! 2 car attached garage for parking and storage needs. Enjoy watching the Blue Angels practice overhead from our back patio & privacy fenced backyard. Call today to schedule a viewing!

7. 2021-11-01
   soldstatus $262,700
8. 2021-10-29
   soldstatus $262,650 Sold 1110-char remark

   Show marketing remark (1110 chars)

   Located in Emerald Shores this 4 Bed, 2 bath brick home is conveniently situated minutes to NAS Pensacola, kids parks, library, shopping, dining and schools. Foyer entry opens to the spacious living room with high ceilings, plant ledges, and french doors that open out to back patio/yard. There is also a formal dining room or additional living space/home office just off the entryway. The kitchen offers ample counter space and storage with island workspace & added pantry storage space! Island features eat-in breakfast bar + there is a breakfast dining area that overlooks the back yard. Split bedroom floor plan offers a private master suite with glamour bath with garden tub, separate shower, water closet & walk-in closet storage. There are three guest rooms and a full guest bath on the opposite side of the home. Indoor laundry room too! Enjoy watching the Blue Angels practice overhead from our back patio & privacy fenced backyard. 2 car attached garage. Roof is approximately 2 years old. Don't miss this 4/2 in SW Pensacola's Emerald Shores, call today to schedule a viewing! Sold As Is

9. 2021-09-29
   historical Contingent 1110-char remark

   Show marketing remark (1110 chars)

   Located in Emerald Shores this 4 Bed, 2 bath brick home is conveniently situated minutes to NAS Pensacola, kids parks, library, shopping, dining and schools. Foyer entry opens to the spacious living room with high ceilings, plant ledges, and french doors that open out to back patio/yard. There is also a formal dining room or additional living space/home office just off the entryway. The kitchen offers ample counter space and storage with island workspace & added pantry storage space! Island features eat-in breakfast bar + there is a breakfast dining area that overlooks the back yard. Split bedroom floor plan offers a private master suite with glamour bath with garden tub, separate shower, water closet & walk-in closet storage. There are three guest rooms and a full guest bath on the opposite side of the home. Indoor laundry room too! Enjoy watching the Blue Angels practice overhead from our back patio & privacy fenced backyard. 2 car attached garage. Roof is approximately 2 years old. Don't miss this 4/2 in SW Pensacola's Emerald Shores, call today to schedule a viewing! Sold As Is

10. 2021-09-25
    listed $255,000 Active 1110-char remark

    Show marketing remark (1110 chars)

    Located in Emerald Shores this 4 Bed, 2 bath brick home is conveniently situated minutes to NAS Pensacola, kids parks, library, shopping, dining and schools. Foyer entry opens to the spacious living room with high ceilings, plant ledges, and french doors that open out to back patio/yard. There is also a formal dining room or additional living space/home office just off the entryway. The kitchen offers ample counter space and storage with island workspace & added pantry storage space! Island features eat-in breakfast bar + there is a breakfast dining area that overlooks the back yard. Split bedroom floor plan offers a private master suite with glamour bath with garden tub, separate shower, water closet & walk-in closet storage. There are three guest rooms and a full guest bath on the opposite side of the home. Indoor laundry room too! Enjoy watching the Blue Angels practice overhead from our back patio & privacy fenced backyard. 2 car attached garage. Roof is approximately 2 years old. Don't miss this 4/2 in SW Pensacola's Emerald Shores, call today to schedule a viewing! Sold As Is

11. 2016-03-29
    soldstatus $169,000
12. 2016-03-28
    soldstatus $169,000
13. 2015-12-05
    listed $170,000
14. 1997-12-01
    soldstatus $931,000

ⓘ 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: $3,626 · $302/mo
• Projected year-2 tax: $3,626 · $302/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 6/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,196
• − Mortgage interest: −$19,040
• − Property taxes: −$3,626
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − Depreciation: −$9,888
• Taxable loss: −$5,529
• Est. tax savings @ 24.0%: +$1,327
• After-tax cash flow: $1,626/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 Station

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Escambia County · 301,722 people
• City population: 4,993
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 32,226
• Household income: $73,540
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1175.0

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 (73%)
• Race & ethnicity: White 73% Black 10% Two or more races 10% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -26.23%
• Current HPI: 548.03
• Rent YoY: ▲ 1.22%
• 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

-63.5% since first listed

14 events — show timeline

• 2026-05-07 Contingent — PARMLS
• 2026-04-07 Price Changed $339,900 PARMLS
• 2026-03-04 Listed $349,900 PARMLS
• 2023-06-06 Sold (MLS) $350,000 PARMLS
• 2023-04-26 Contingent — PARMLS
• 2023-04-06 Listed $349,000 PARMLS
• 2021-11-01 Sold (Public Records) $262,700 Public Records
• 2021-10-29 Sold (MLS) $262,650 PARMLS
• 2021-09-29 Contingent — PARMLS
• 2021-09-25 Listed $255,000 PARMLS
• 2016-03-29 Sold (Public Records) $169,000 Public Records
• 2016-03-28 Sold (MLS) $169,000 PARMLS
• 2015-12-05 Listed $170,000 PARMLS
• 1997-12-01 Sold (Public Records) $931,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $3,626 · -7.3% YoY. Source: county tax records.