109 E Hatton St · Pensacola, FL 32503

$240,000

3 bd · 2.5 ba · 1,570 sqft · SingleFamily public records · 114 Days on market

Built 2006 4,495 sqft lot $153/sqft · at area comps Est $246k · at est.

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Why this score? — see what drove the C 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 +22.3/30.0
• ARV discount +8.6/15.0
• DSCR +7.1/10.0
• 1% rule +4.7/10.0
• 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

Charming Home – 109 E Hatton Street, Pensacola, FL 32503 Welcome to this fully refreshed 3-bedroom, 2-bath single-family home nestled in one of Pensacola’s most sought-after historic neighborhoods. Located on a quiet, tree-lined street in East Hill / East Hillside Estates, this residence combines classic neighborhood charm with thoughtful modern updates and convenient living just minutes from downtown, local eateries, parks, and community amenities.

Key facts

• Modern updates
• Tree-lined street
• Convenient living

Tags

• TREE-LINED STREET
• MODERN UPDATES
• CONVENIENT LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/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 $232k (3.3% below list).
• Recommended offer: $218k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 39% 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

• It's been on market 114 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $128k; list at $240k implies a 88% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 8.27%
• Cash-on-cash: 7.08%
• DSCR: 1.31
• GRM: 8.6

CMA / ARV

• ARV (median comp): $246,163
• List price: $240,000
• Delta: -2.50%
• 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
110 E Bobe St	0.17mi	3/2.0	1,488 (-5%)	1mo	$278,000	$187	81
112 E Bobe St	0.17mi	3/2.0	1,488 (-5%)	1mo	$280,000	$188	81
510 E Fisher St	0.38mi	3/1.0	1,542 (-2%)	2mo	$135,000	$88	72
3110 N 6th Ave	0.62mi	3/1.0	1,573 (+0%)	2mo	$115,000	$73	63
2911 N Miller St	0.24mi	3/2.0	1,345 (-14%)	2mo	$240,000	$178	61
609 E Fisher	0.42mi	3/2.0	1,400 (-11%)	1mo	$295,000	$211	60
1502 N Baylen St	0.73mi	3/2.0	1,514 (-4%)	3mo	$405,000	$268	56
1906 N Spring St	0.49mi	3/2.0	1,400 (-11%)	5mo	$465,000	$332	53
631 W Jordan St	0.57mi	3/2.0	1,408 (-10%)	2mo	$170,500	$121	52
3003 Torres Ave	0.55mi	3/1.0	1,440 (-8%)	3mo	$123,000	$85	52
631 W Avery St	0.72mi	2/2.0 (-1)	1,373 (-12%)	1mo	$315,000	$229	37
1811 N 8th Ave	0.66mi	4/2.0 (+1)	1,354 (-14%)	4mo	$599,999	$443	36

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-12,832
• Equity at exit: $35,785

10-year hold

• IRR: 4.9%
• Equity multiple: 1.37×
• Total profit: $24,704
• Equity at exit: $20,751

Cash invested: $67,200 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,321 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $396

Break-even live

Break-even rent $1,819

Max offer price $240,000

Occupancy floor 78%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 W Jordan St Unit NA Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	23d	1	0.51mi
2008 N 8th Ave Pensacola, FL	3.0	2.0	1058	$1,250	$1.18	13d	1	0.57mi
3131 N 10th Ave Pensacola, FL	3.0	1.5	1085	$1,700	$1.57	23d	1	0.70mi
1121 E Maxwell St Pensacola, FL	3.0	2.5	1716	$3,550	$2.07	23d	1	0.79mi
1301 E Cross St Pensacola, FL	3.0	2.0	2200	$3,900	$1.77	13d	1	0.88mi
1215 N C St Pensacola, FL	3.0	1.0	1203	$1,775	$1.48	13d	1	1.06mi
1501 E Cross St Pensacola, FL	4.0	2.0	1920	$3,200	$1.67	23d	1	1.06mi
1501 E Cross St Pensacola, FL	4.0	2.0	1920	$3,000	$1.56	13d	1	1.06mi
801 E Gonzalez St Pensacola, FL	3.0	2.0	1200	$2,200	$1.83	13d	1	1.06mi
1414 E Mallory St Pensacola, FL	3.0	2.0	1323	$3,400	$2.57	23d	1	1.14mi
1010 N D St Pensacola, FL	2.0	2.0	1196	$1,850	$1.55	23d	1	1.20mi
2108 W Bobe St Pensacola, FL	4.0	2.0	1752	$2,100	$1.20	23d	1	1.34mi
814 N E St Pensacola, FL	3.0	2.0	1440	$1,695	$1.18	23d	1	1.35mi
504 N Spring St Unit B Pensacola, FL	3.0	1.5	1485	$1,995	$1.34	23d	1	1.36mi
214 W La Rua St Pensacola, FL	2.0	2.5	1600	$2,800	$1.75	13d	1	1.37mi
511 E La Rua St Pensacola, FL	3.0	1.0	1128	$1,475	$1.31	13d	1	1.39mi
615 N A St Pensacola, FL	3.0	2.0	1122	$1,900	$1.69	13d	1	1.40mi
1704 E Lee St Pensacola, FL	3.0	2.0	1226	$2,295	$1.87	23d	1	1.44mi
3014 Magnolia Ave Pensacola, FL	3.0	2.0	1650	$2,750	$1.67	23d	1	1.44mi
706 N F St Pensacola, FL	3.0	2.5	2000	$2,600	$1.30	23d	1	1.45mi

Listing history 25 events

1. 2026-06-18
   days on market $240,000 Active 114 DOM
2. 2026-06-17
   days on market $240,000 Active 113 DOM
3. 2026-06-16
   days on market $240,000 Active 112 DOM
4. 2026-06-15
   days on market $240,000 Active 111 DOM
5. 2026-06-14
   days on market $240,000 Active 109 DOM
6. 2026-06-10
   days on market $240,000 Active 106 DOM
7. 2026-06-09
   days on market $240,000 Active 105 DOM
8. 2026-06-08
   days on market $240,000 Active 104 DOM
9. 2026-06-07
   days on market $240,000 Active 103 DOM
10. 2026-06-03
    days on market $240,000 Active 99 DOM
11. 2026-06-02
    days on market $240,000 Active 98 DOM
12. 2026-06-01
    days on market $240,000 Active 97 DOM
13. 2026-05-31
    days on market $240,000 Active 96 DOM
14. 2026-05-31
    days on market $240,000 Active 95 DOM
15. 2026-02-24
    listed $240,000 Active 465-char remark

    Show marketing remark (465 chars)

    Charming Home – 109 E Hatton Street, Pensacola, FL 32503 Welcome to this fully refreshed 3-bedroom, 2-bath single-family home nestled in one of Pensacola’s most sought-after historic neighborhoods. Located on a quiet, tree-lined street in East Hill / East Hillside Estates, this residence combines classic neighborhood charm with thoughtful modern updates and convenient living just minutes from downtown, local eateries, parks, and community amenities.

16. 2007-11-14
    soldstatus $128,000
17. 2006-12-19
    soldstatus $13,500
18. 2006-12-12
    soldstatus $13,500 17-char remark

    Show marketing remark (17 chars)

    NICE BUILDING LOT

19. 2006-12-12
    soldstatus $13,500

    Show marketing remark (17 chars)

    NICE BUILDING LOT

20. 2006-12-12
    soldstatus $13,500 17-char remark

    Show marketing remark (17 chars)

    NICE BUILDING LOT

21. 2005-06-06
    listed $15,000
22. 2005-02-22
    historical
23. 2004-04-08
    listed $12,500
24. 2004-04-03
    listed $13,500 17-char remark

    Show marketing remark (17 chars)

    NICE BUILDING LOT

25. 2004-04-03
    listed $13,500 17-char remark

    Show marketing remark (17 chars)

    NICE BUILDING LOT

ⓘ 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: $944 · $79/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$1,048/yr (+$87/mo · 111.1%)

ⓘ 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: $27,852
• − Mortgage interest: −$13,444
• − Property taxes: −$944
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,228
• − Management: −$2,228
• − Depreciation: −$6,982
• Taxable income: $826
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $4,558/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

+1677.8% since first listed

11 events — show timeline

• 2026-02-24 Listed $240,000 PARMLS
• 2007-11-14 Sold (Public Records) $128,000 Public Records
• 2006-12-19 Sold (Public Records) $13,500 Public Records
• 2006-12-12 Sold (MLS) $13,500 ECAR
• 2006-12-12 Sold (MLS) $13,500 PARMLS
• 2006-12-12 Sold (MLS) $13,500 NAMLS
• 2005-06-06 Listed $15,000 PARMLS
• 2005-02-22 Listing Removed — PARMLS
• 2004-04-08 Listed $12,500 PARMLS
• 2004-04-03 Listed $13,500 ECAR
• 2004-04-03 Listed $13,500 NAMLS

Property tax history

+3.3%/yr

Latest (2025): $944 · +8.0% YoY. Source: county tax records.