Maple Plan · Pensacola, FL 32526

$348,900

4 bd · 2.0 ba · 1,876 sqft · SingleFamily · 208 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to The Maple - Stylish and Spacious Living from Our Essential Series Introducing The Maple, a beautiful single-story home offering 1,876 square feet of modern living space with 4 bedrooms and 2 bathrooms. Designed to combine comfort and style, The Maple is the perfect choice for your next home. This thoughtfully crafted floor plan balances space and functionality with ease. Four bedrooms provide plenty of room for family, guests, or a home office, while the open-concept layout ensures smooth flow between the living room, dining area, and kitchen-ideal for both everyday life and entertaining. Make The Maple your new home and enjoy a lifestyle where comfort meets style. Contact Maronda Homes today to learn more and schedule a tour!

Key facts

• 2 garage spots
• Listed 208 days

🏗️ New construction. The $348,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $383,236.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $349k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-750 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (28.7% below list).
• Recommended offer: $249k (28.7% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.3% in Pensacola — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Beulah Elementary School (math 53% / reading 57%, grade C, #872 of 2,144 statewide, top 42%, 946 students, 57% FRL); Ransom Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 1,224 students, 49% FRL); J. M. Tate Senior High School (math 42% / reading 52%, grade D-, #207 of 667 statewide, top 32%, 2,110 students, 44% FRL).
• Market conditions: Rents rising fast (+4.4%/yr); 632 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($75k/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 $3k of loan paydown is wiped out by about $11k 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 208 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $248,673 (28.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.65% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.65%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

• ARV (median comp): $383,236
• List price: $348,900
• Delta: -8.96%
• 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
10806 Lucie Ct	0.02mi	4/2.0	1,876 (0%)	0mo	$372,875	$199	99
10810 Lucie Ct	0.08mi	3/2.0 (-1)	1,988 (+6%)	2mo	$424,330	$213	80
3545 Whitetail Ln	0.47mi	4/2.0	1,856 (-1%)	1mo	$359,000	$193	76
3526 Whitetail Ln	0.43mi	4/2.0	1,852 (-1%)	8mo	$285,000	$154	71
3521 Whitetail Ln	0.47mi	4/2.0	1,835 (-2%)	10mo	$330,000	$180	66
9908 Jay Rd	0.47mi	4/2.0	1,810 (-4%)	10mo	$419,900	$232	64
3594 Whitetail Ln	0.53mi	4/2.0	1,839 (-2%)	11mo	$295,000	$160	63
4005 Whitetail Ln	0.69mi	4/2.0	1,867 (-0%)	6mo	$335,000	$179	62
9904 Jay Rd	0.48mi	4/2.5	1,965 (+5%)	10mo	$444,218	$226	60
6269 Sonoma Ln	0.70mi	4/2.0	1,815 (-3%)	4mo	$332,000	$183	59
10802 Lucie Ct	0.41mi	4/3.0	2,151 (+15%)	2mo	$439,150	$204	51
9912 Jay Rd	0.45mi	3/2.0 (-1)	1,607 (-14%)	10mo	$372,915	$232	41

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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: -29.5%
• Equity multiple: 0.01×
• Total profit: $-106,213
• Equity at exit: $57,142

10-year hold

• IRR: -24.7%
• Equity multiple: -0.29×
• Total profit: $-138,492
• Equity at exit: $33,135

Cash invested: $107,306 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 14 under contract
• Months of supply: 9.2 mo (11%/mo absorbed)
• Median asking: $372,150 ($188/sqft)
• Median days on market: 103 d
• This list price: 39% of active listings are priced below it
• ARV vs active asking: +8.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32526

• Home prices YoY: -28.3%
• Rents YoY: 4.4%
• Active inventory: 632
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,487 high
• Mortgage (P&I): −$2,010
• Tax est. 1.5%: −$479 /mo · $5,749/yr
• Insurance: −$160
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-750

Break-even live

Break-even rent $3,437

Max offer price $274,652

Occupancy floor —

Sensitivity live

Price	-10% $-486	-5% $-618	+0% $-750	+5% $-883	+10% $-1,015
Rent	-10% $-947	-5% $-849	+0% $-750	+5% $-652	+10% $-554
Rate	-1.0pp $-557	-0.5pp $-653	base $-750	+0.5pp $-850	+1.0pp $-951

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: $95,809
• Closing costs: $11,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10705 Davenport Loop Pensacola, FL	4.0	3.0	2304	$2,400	$1.04	6d	1	0.25mi
6060 Rutherford Loop Pensacola, FL	5.0	3.0	2511	$3,000	$1.19	116d	1	0.31mi
6052 Rutherford Loop Pensacola, FL	4.0	3.0	2273	$2,300	$1.01	61d	1	0.32mi
4139 Whitetail Ln Unit NA Bellview, FL	5.0	3.0	2593	$3,000	$1.16	109d	1	0.47mi
4099 Whitetail Ln Pensacola, FL	4.0	2.0	1867	$2,150	$1.15	6d	1	0.51mi
4041 Whitetail Ln Pensacola, FL	4.0	2.0	1787	$2,020	$1.13	119d	1	0.64mi
10992 Coues Dr Pensacola, FL	4.0	3.0	2304	$2,750	$1.19	109d	1	0.73mi
6297 Sonoma Ln Pensacola, FL	4.0	2.5	2033	$2,350	$1.16	109d	1	0.75mi
3962 Whitetail Ln Pensacola, FL	4.0	3.0	2259	$2,450	$1.08	0d	1	0.76mi
10035 Tuscan Ct Pensacola, FL	4.0	2.0	1817	$2,400	$1.32	61d	1	0.78mi
9907 Cali Ln Pensacola, FL	3.0–5.0	2.0–3.0	2080	$2,455	$1.18	0d	1	0.83mi
3865 James Stovall St Pensacola, FL	4.0	2.0	1827	$2,300	$1.26	61d	1	0.89mi
10958 Blacktail Loop Pensacola, FL	4.0	2.0	1787	$1,950	$1.09	2d	1	0.91mi
11010 Blacktail Loop Pensacola, FL	4.0	2.0	1787	$2,050	$1.15	0d	1	0.94mi
10921 Blacktail Loop Pensacola, FL	4.0	2.0	1787	$2,350	$1.32	116d	1	0.94mi
9845 Beulah Rd Pensacola, FL	4.0	2.5	2016	$2,000	$0.99	109d	1	1.10mi
6625 Sun Tree Cir Pensacola, FL	3.0	2.0	1660	$2,150	$1.30	61d	1	1.22mi
2340 Tobie Dean Rd Cantonment, FL	3.0	2.5	2178	$2,975	$1.37	61d	1	1.28mi
6351 Burrow Ln Pensacola, FL	4.0	2.0	1830	$1,950	$1.07	61d	1	1.40mi

Listing history 50 events

1. 2026-09-23
   days on market $348,900 Active 208 DOM
2. 2026-09-22
   days on market $348,900 Active 207 DOM
3. 2026-09-21
   days on market $348,900 Active 206 DOM
4. 2026-09-20
   days on market $348,900 Active 205 DOM
5. 2026-09-19
   days on market $348,900 Active 204 DOM
6. 2026-09-18
   days on market $348,900 Active 203 DOM
7. 2026-09-17
   days on market $348,900 Active 202 DOM
8. 2026-09-16
   days on market $348,900 Active 201 DOM
9. 2026-09-15
   days on market $348,900 Active 200 DOM
10. 2026-09-14
    days on market $348,900 Active 199 DOM
11. 2026-09-13
    days on market $348,900 Active 198 DOM
12. 2026-09-12
    days on market $348,900 Active 197 DOM
13. 2026-09-11
    days on market $348,900 Active 196 DOM
14. 2026-09-05
    days on market $348,900 Active 190 DOM
15. 2026-09-04
    days on market $348,900 Active 189 DOM
16. 2026-09-03
    days on market $348,900 Active 188 DOM
17. 2026-08-31
    days on market $348,900 Active 185 DOM
18. 2026-08-30
    days on market $348,900 Active 184 DOM
19. 2026-08-29
    days on market $348,900 Active 183 DOM
20. 2026-08-28
    days on market $348,900 Active 182 DOM
21. 2026-08-27
    days on market $348,900 Active 181 DOM
22. 2026-08-26
    days on market $348,900 Active 180 DOM
23. 2026-08-25
    days on market $348,900 Active 179 DOM
24. 2026-08-24
    days on market $348,900 Active 178 DOM
25. 2026-08-23
    days on market $348,900 Active 177 DOM
26. 2026-08-22
    days on market $348,900 Active 176 DOM
27. 2026-08-21
    days on market $348,900 Active 175 DOM
28. 2026-08-20
    days on market $348,900 Active 174 DOM
29. 2026-08-19
    days on market $348,900 Active 173 DOM
30. 2026-08-18
    days on market $348,900 Active 172 DOM
31. 2026-08-17
    days on market $348,900 Active 171 DOM
32. 2026-08-16
    days on market $348,900 Active 170 DOM
33. 2026-08-15
    days on market $348,900 Active 169 DOM
34. 2026-08-14
    days on market $348,900 Active 168 DOM
35. 2026-08-13
    days on market $348,900 Active 167 DOM
36. 2026-08-12
    days on market $348,900 Active 166 DOM
37. 2026-08-11
    days on market $348,900 Active 165 DOM
38. 2026-08-10
    days on market $348,900 Active 164 DOM
39. 2026-08-09
    days on market $348,900 Active 163 DOM
40. 2026-08-08
    days on market $348,900 Active 162 DOM
41. 2026-08-07
    days on market $348,900 Active 161 DOM
42. 2026-08-06
    days on market $348,900 Active 160 DOM
43. 2026-08-05
    days on market $348,900 Active 159 DOM
44. 2026-08-04
    days on market $348,900 Active 158 DOM
45. 2026-08-03
    days on market $348,900 Active 157 DOM
46. 2026-07-31
    days on market $348,900 Active 154 DOM
47. 2026-07-30
    days on market $348,900 Active 153 DOM
48. 2026-07-29
    days on market $348,900 Active 152 DOM
49. 2026-07-27
    days on market $348,900 Active 150 DOM
50. 2026-07-25
    days on market $348,900 Active 148 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,841
• − Mortgage interest: −$21,467
• − Property taxes: −$5,749
• − Insurance: −$2,714
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$11,149
• Taxable loss: −$16,012
• Est. tax savings @ 24.0%: +$3,843
• After-tax cash flow: $-5,162/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.

Condition & rehab AI · 4 photos

Good 80/100 Cosmetic rehab Est. rehab $9,380–$28,140 screening

The Maple is a well-maintained single-story home with good exterior and interior conditions. It offers a good return on investment with minor cosmetic updates that can significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers or renters. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and make it more appealing to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Kingsfield Elementary School C+ FL #764/2,144 Nat'l #8,415/41,679 Middle Beulah Middle School D- FL #340/571 Nat'l #5,398/14,009 High J. M. Tate Senior High School D- FL #207/667 Nat'l #6,330/17,239

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

A Composite livability gradescore 83/100

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 · 334,637 people
• City population: 237,636
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 44,680
• Household income: $75,098
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 15% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 19% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Tagalog/Filipino 1% Other Indo-European 1%

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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: ▼ -99.68%
• Current HPI: 252.6406
• Rent YoY: ▲ 4.42%
• Metro: Pensacola-Ferry Pass-Brent, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

-0.3% since first listed

2 events — show timeline

• 2026-04-23 Price Changed $348,900 Zillow
• 2026-02-27 Listed $349,900 Zillow