1545 Kyle Dr · Pensacola, FL 32505

$230,000

4 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 20 Days on market

Built 1972 7,405 sqft lot Est $211k · 9% over

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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 +14.7/30.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• ARV discount +3.5/15.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience 1545 Kyle Dr, a residence recently enhanced with fresh interior paint and new hvac for year-round comfort. New appliances are installed throughout. An outdoor patio provides leisure space, connecting to a fully fenced in backyard. This home with modern updates is ready for effortless living.

Key facts

• Stone countertops
• Converted garage
• Updated kitchen

Tags

• UPDATED KITCHEN
• WHITE SHAKER CABINETS
• STONE COUNTERTOPS
• BRAND-NEW APPLIANCES
• OVERSIZED LAUNDRY ROOM
• CONVERTED GARAGE

Property features AI

Finance

• Other: Paved roads with county-maintained road responsibility
• HOA & community: No association; Association fee frequency listed as annually (if applicable)

Exterior

• Parking: Driveway parking; Four total parking spaces; Open parking available
• Utilities: Public water; Septic tank sewer; Circuit breakers and copper wiring for electric; Cable available
• Home design: Single-story home (one level); Resale property; Not attached to another property; Insulation and insulated walls for energy efficiency
• Construction: Brick and frame construction; Slab foundation
• Exterior features: Partial fencing; Covered patio/porch; Shingle roof; Interior lot

Interior

• Kitchen: Updated kitchen with pantry; Stone countertops; New stove; New dishwasher; New cabinets; LVP flooring and fresh paint (updated within last 1–5 years)
• Bedrooms: Primary bedroom on the first floor (approximately 11 x 15); Two additional first-floor bedrooms (approx. 10 x 10 and 11 x 11)
• Flooring: Vinyl flooring; LVP flooring in updated areas
• Bathrooms: Two full bathrooms; Recently updated bathroom with new vanity, new lighting, new tub/shower combo, new toilet, fresh paint and LVP flooring (updated within last 1–5 years)
• Heating & cooling: Heat pump heating; Central heating; Central air conditioning; Heat pump cooling
• Interior features: High speed internet; Recessed lighting; Bonus room
• Laundry & utility: Inside laundry; Electric water heater; Built-in microwave; Dishwasher

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $58 ($699/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 $192k (16.4% below list).
• Recommended offer: $192k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Zoned schools: Longleaf Elementary School (math 37% / reading 43%, grade F, #1,491 of 2,144 statewide, top 70%, 548 students, 77% FRL); Pine Forest High School (math 20% / reading 32%, grade F, #494 of 667 statewide, top 75%, 1,870 students, 62% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 203 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• At $1,923/mo this rent would consume 52% of the median local household income ($45k/yr) (locally 1458% 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 $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 20 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $110k; list at $230k implies a 109% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,341 (16.4% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.84% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $211,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2121 Oakstream Ave	0.54mi	3/2.0 (-1)	1,533 (+5%)	4mo	$343,000	$224	58
7114 Wymart Rd	0.36mi	3/2.0 (-1)	1,408 (-3%)	20mo	$140,000	$99	56
7705 Herrington Dr	0.70mi	4/2.0	1,485 (+2%)	15mo	$235,000	$158	51
7561 Weaver Dr	0.66mi	3/2.0 (-1)	1,317 (-10%)	1mo	$292,000	$222	47
7091 Wymart Rd	0.49mi	3/2.0 (-1)	1,626 (+12%)	8mo	$220,000	$135	46
2161 Cliffbrook Cir	0.57mi	3/2.0 (-1)	1,387 (-5%)	18mo	$195,000	$141	45
2123 Inda Ave	0.58mi	3/2.0 (-1)	1,375 (-6%)	18mo	$199,000	$145	44
6620 Hampton Rd	0.68mi	4/1.5	1,296 (-11%)	13mo	$72,000	$56	37
1732 Quiet Oak Ln	0.60mi	3/1.5 (-1)	1,602 (+10%)	20mo	$185,000	$115	31
6617 Hampton Rd	0.72mi	4/2.0	1,637 (+12%)	19mo	$195,000	$119	30
1431 Lepley Rd	0.66mi	3/1.0 (-1)	1,249 (-14%)	11mo	$235,000	$188	27
7252 Belgium Rd	0.68mi	3/2.0 (-1)	1,654 (+14%)	21mo	$330,000	$200	23

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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-29,823
• Equity at exit: $34,294

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-5,233
• Equity at exit: $19,886

Cash invested: $64,400 (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 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 203
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,923 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$159 /mo · $1,911/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $58

Break-even live

Break-even rent $1,850

Max offer price $230,000

Occupancy floor 92%

Sensitivity live

Price	-10% $188	-5% $123	+0% $58	+5% $-7	+10% $-72
Rent	-10% $-94	-5% $-18	+0% $58	+5% $134	+10% $210
Rate	-1.0pp $174	-0.5pp $117	base $58	+0.5pp $-1	+1.0pp $-62

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1472 Wingfoot Way Pensacola, FL	3.0	2.0	1284	$1,595	$1.24	25d	1	0.58mi
1540 Wilimar Pl Pensacola, FL	3.0	2.0	1008	$1,550	$1.54	15d	1	0.83mi
6426 Wagner Rd Pensacola, FL	4.0	1.5	1296	$1,300	$1.00	25d	1	0.83mi
6740 Scotts Pl Pensacola, FL	3.0	2.5	1663	$2,350	$1.41	15d	1	1.20mi
6740 Scotts Pl Pensacola, FL	3.0	2.5	1663	$2,350	$1.41	25d	1	1.20mi
7045 Pine Forest Rd Pensacola, FL	1.0–3.0	1.0–2.0	1011	$2,174	$2.15	15d	27	1.36mi
6111 Enterprise Dr Pensacola, FL	1.0–3.0	1.0–2.0	1224	$1,688	$1.38	15d	19	1.46mi

Listing history 13 events

1. 2026-06-21
   days on market $230,000 Active 20 DOM
2. 2026-06-18
   days on market $230,000 Active 17 DOM
3. 2026-06-17
   days on market $230,000 Active 16 DOM
4. 2026-06-16
   days on market $230,000 Active 15 DOM
5. 2026-06-15
   days on market $230,000 Active 14 DOM
6. 2026-06-14
   days on market $230,000 Active 12 DOM
7. 2026-06-10
   days on market $230,000 Active 9 DOM
8. 2026-06-09
   days on market $230,000 Active 8 DOM
9. 2026-06-08
   days on market $230,000 Active 7 DOM
10. 2026-06-07
    days on market $230,000 Active 6 DOM
11. 2026-06-03
    days on market $230,000 Active 2 DOM
12. 2026-06-02
    remarks 693-char remark
13. 2026-06-02
    listed $230,000 Active 1 DOM

ⓘ 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: $1,911 · $159/mo
• Projected year-2 tax: $1,911 · $159/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 · 21 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: $23,081
• − Mortgage interest: −$12,884
• − Property taxes: −$1,911
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − Depreciation: −$6,691
• Taxable loss: −$3,248
• Est. tax savings @ 24.0%: +$779
• After-tax cash flow: $1,478/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

• County: Escambia County · 301,722 people
• City population: 237,636
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 27,877
• Household income: $44,783
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1458.0

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 0.66)
• Race & ethnicity: Black 48% White 32% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% Vietnamese 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: ▼ -74.10%
• Current HPI: 205.45
• Rent YoY: ▲ 4.92%
• 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

+995.2% since first listed

11 events — show timeline

• 2026-06-01 Listed $230,000 PARMLS
• 2026-06-01 Listed $230,000 ECAR
• 2025-10-11 Listing Removed — PARMLS
• 2025-09-18 Listed $275,000 ECAR
• 2025-09-18 Listed $275,000 PARMLS
• 2024-11-20 Sold (Public Records) $125,000 Public Records
• 2024-11-20 Sold (MLS) $110,000 PARMLS
• 2024-11-13 Pending — PARMLS
• 2024-10-29 Contingent — PARMLS
• 2024-10-22 Listed $140,000 PARMLS
• 1972-01-01 Sold (Public Records) $21,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,911 · +25.9% YoY. Source: county tax records.