1408 Clio Dr · West Pensacola, FL 32505

$145,000

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 51 Days on market

Built 1964 0.47 ac lot $141/sqft · 13% below area Est $166k · 13% under

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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 +24.4/30.0
• ARV discount +13.2/15.0
• DSCR +7.9/10.0
• 1% rule +5.7/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 1-bath brick home nestled on a spacious 0.18-acre lot surrounded by mature trees and natural greenery. Enjoy relaxing mornings on the covered front porch or unwind in the large backyard offering plenty of space for outdoor living, entertaining, or future improvements. Inside, the home features a functional layout with a comfortable living area, dedicated dining space, and an interior laundry room for added convenience. The kitchen offers ample cabinet storage and natural light with views of the backyard. With solid construction and great potential, this property is perfect for buyers looking to personalize a home or investors seeking their next opportunit

Key facts

• Covered front porch
• Large backyard
• Natural light

Tags

• COVERED FRONT PORCH
• LARGE BACKYARD
• INTERIOR LAUNDRY ROOM
• AMPLE CABINET STORAGE
• NATURAL LIGHT

Property features AI

Finance

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

Exterior

• Parking: 2 spaces per unit
• Utilities: Public water; Public sewer; Copper wiring with circuit breakers
• Home design: Single-story home; Resale property; Not attached to another property; One level
• Construction: Frame construction; Off-grade foundation
• Exterior features: Interior lot; Shingle roof

Interior

• Kitchen: Not updated; Electric water heater
• Bedrooms: Master bedroom on the first floor (15' x 12'); Bedroom 1 on the first floor (12' x 12'); Bedroom 2 on the first floor (12' x 10')
• Flooring: Tile; Carpet; Laminate
• Bathrooms: One full bathroom — updated within the last 6–10 years (see photos)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Tile, carpet, and laminate flooring; Kitchen/dining combo
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#629 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D, schools F, amenities 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 fast (+4.9%/yr); 198 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 42% of the median local income ($45k/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 + 4.9% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $35k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $145k implies a 191% 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 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.07% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.71%
• DSCR: 1.39
• GRM: 7.8

CMA / ARV

• ARV (median comp): $165,973
• List price: $145,000
• Delta: -12.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 E Madison Dr	0.29mi	3/2.0	1,042 (+2%)	6mo	$175,000	$168	75
219 Mckinley Dr	0.62mi	3/1.0	1,025 (0%)	1mo	$160,000	$156	70
4509 Cherbourg Way	0.52mi	3/1.5	1,040 (+2%)	2mo	$159,000	$153	70
219 Opal Ave	0.47mi	3/1.0	1,012 (-1%)	8mo	$117,500	$116	70
1309 Belair Dr	0.45mi	3/1.5	1,000 (-2%)	5mo	$118,000	$118	69
1201 Belair Rd	0.42mi	3/1.5	988 (-4%)	4mo	$162,000	$164	69
4413 Ellysee Way	0.55mi	3/1.5	1,012 (-1%)	2mo	$90,000	$89	68
835 S Madison Dr	0.54mi	3/1.0	1,014 (-1%)	6mo	$81,500	$80	68
202 Emerald Ave	0.57mi	3/1.5	1,012 (-1%)	6mo	$137,500	$136	65
4513 Guerlain Way	0.59mi	3/1.0	1,012 (-1%)	8mo	$155,000	$153	64
603 New York Dr	0.53mi	3/1.0	964 (-6%)	2mo	$125,000	$130	63
918 Belair Rd	0.59mi	3/2.0	1,012 (-1%)	7mo	$160,000	$158	61

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,677
• Equity at exit: $21,620

10-year hold

• IRR: 10.4%
• Equity multiple: 1.88×
• Total profit: $35,715
• Equity at exit: $12,537

Cash invested: $40,600 (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: 198
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$760
• Tax from tax record: −$114 /mo · $1,365/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $295

Break-even live

Break-even rent $1,183

Max offer price $145,000

Occupancy floor 76%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 New York Dr Pensacola, FL	2.0	1.0	1266	$1,185	$0.94	23d	1	0.51mi
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	23d	1	0.65mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	23d	1	0.86mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	23d	1	0.87mi
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	13d	1	0.88mi
2301 W Michigan Ave #21 Pensacola, FL	2.0	2.5	1164	$1,325	$1.14	23d	1	0.95mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	23d	1	0.95mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	23d	1	1.06mi
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	23d	1	1.09mi
2355 W Michigan Ave Pensacola, FL	1.0–2.0	1.0–2.0	850	$1,450	$1.71	13d	9	1.12mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	23d	1	1.15mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	21d	1	1.22mi
2702 Massachusetts Ave Pensacola, FL	1.0–3.0	1.0–2.5	1150	$1,745	$1.52	13d	9	1.26mi
5180 Burlington Ave Pensacola, FL	3.0	2.0	1184	$1,650	$1.39	23d	1	1.29mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	23d	1	1.35mi
5207 Charbar Dr Unit B Pensacola, FL	2.0	1.0	850	$1,050	$1.24	23d	1	1.38mi
5877 Tryton Cir Pensacola, FL	4.0	2.0	1419	$1,825	$1.29	23d	1	1.50mi

Listing history 22 events

1. 2026-06-18
   days on market $145,000 Active 51 DOM
2. 2026-06-17
   days on market $145,000 Active 50 DOM
3. 2026-06-16
   days on market $145,000 Active 49 DOM
4. 2026-06-15
   days on market $145,000 Active 48 DOM
5. 2026-06-14
   pricedays on market $145,000 Active 46 DOM
6. 2026-06-10
   days on market $150,000 Active 43 DOM
7. 2026-06-09
   days on market $150,000 Active 42 DOM
8. 2026-06-08
   days on market $150,000 Active 41 DOM
9. 2026-06-07
   days on market $150,000 Active 40 DOM
10. 2026-06-03
    days on market $150,000 Active 36 DOM
11. 2026-06-02
    days on market $150,000 Active 35 DOM
12. 2026-06-01
    days on market $150,000 Active 34 DOM
13. 2026-05-31
    days on market $150,000 Active 33 DOM
14. 2026-05-31
    days on market $150,000 Active 32 DOM
15. 2026-05-14
    price $155,000 765-char remark
16. 2026-04-29
    price $165,000 765-char remark
17. 2026-04-28
    listed $180,000 Active 765-char remark
18. 2008-02-28
    historical
19. 2007-09-05
    listed $84,900
20. 1999-05-20
    soldstatus $49,900
21. 1996-03-12
    soldstatus $45,000
22. 1992-05-01
    soldstatus $32,000

ⓘ 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: $1,365 · $114/mo
• Projected year-2 tax: $1,365 · $114/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°F today · 19 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: $18,673
• − Mortgage interest: −$8,122
• − Property taxes: −$1,365
• − Insurance: −$725
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$4,218
• Taxable income: $1,255
• Est. tax owed @ 24.0%: −$301
• After-tax cash flow: $3,236/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 — West Pensacola

• Score: 66/100
• State rank: #629
• US rank: #12275

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety B+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Pensacola, FL
• County: Escambia County · 301,722 people
• 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

+353.1% since first listed

10 events — show timeline

• 2026-06-13 Price Changed $145,000 PARMLS
• 2026-05-25 Price Changed $150,000 PARMLS
• 2026-05-14 Price Changed $155,000 PARMLS
• 2026-04-29 Price Changed $165,000 PARMLS
• 2026-04-28 Listed $180,000 PARMLS
• 2008-02-28 Listing Removed — PARMLS
• 2007-09-05 Listed $84,900 PARMLS
• 1999-05-20 Sold (Public Records) $49,900 Public Records
• 1996-03-12 Sold (Public Records) $45,000 Public Records
• 1992-05-01 Sold (Public Records) $32,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,365 · +20.7% YoY. Source: county tax records.