116 Rue Max St · Warrington, FL 32507

$161,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 125 Days on market

Built 1950 7,840 sqft lot $134/sqft · 20% below area Est $202k · 20% 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute and move-in ready, this spacious 3-bedroom home in Aero Vista offers more than you might expect. From the moment you step through the gorgeous wooden front door, you’ll notice the fresh, modern feel. The home features wood laminate flooring in the living room, dining room, and all three bedrooms. Updated lighting throughout adds a stylish and comfortable touch. The kitchen is both functional and inviting, featuring countertops, a gas stove, and a dishwasher. Enjoy peaceful evenings on the screened porch—perfect for relaxing after work or spending quiet weekends at home. The property also includes a covered carport and an attached garage/workshop area, ideal for storage, projects, or hobbies. The back room/lower area needs work and would benefit from a full facelift, offering a great opportunity for customization and added value. The home also includes a gas fireplace that is currently not operational and may require servicing or repair. Centrally located near NAS, shopping, the VA Hospital, and a variety of restaurants, this home combines comfort, convenience, and potential in one solid package This home comes with a transferable termite bond.

Key facts

• Covered patio
• Screened porch
• Fenced backyard

Tags

• WOOD LAMINATE FLOORING
• OVERSIZED PANTRY
• ENTIRE WALL OF WINDOWS
• COVERED PATIO
• FENCED BACKYARD
• SCREENED PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $161k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $161k).
• Recommended offer: $142k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.3% in Warrington — 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 65/100 on livability (#631 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment 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.
• Zoned schools: Warrington Elementary School (math 32% / reading 27%, grade F, #1,896 of 2,144 statewide, top 90%, 307 students, 91% FRL); Warrington Middle School (math 19% / reading 24%, grade F, #553 of 571 statewide, top 97%, 573 students, 87% FRL); Pensacola High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 1,229 students, 55% FRL) — zoned schools average 77% FRL vs 58% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-12 pts) — the specific schools serving this property underperform the Escambia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.2%/yr); 701 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 125 days — a 12% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $60k; list at $161k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.00% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.37%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (median comp): $202,127
• List price: $161,000
• Delta: -20.35%
• 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
4 Victoria Pl	0.32mi	3/1.0	1,184 (-1%)	7mo	$225,000	$190	77
103 Fleet Rd	0.29mi	3/2.0	1,158 (-4%)	8mo	$199,000	$172	70
212 Ada Wilson Ave	0.39mi	3/2.0	1,132 (-6%)	1mo	$217,000	$192	68
138 Cottage View Dr	0.33mi	3/2.0	1,140 (-5%)	7mo	$265,000	$232	66
307 Lakewood Rd	0.31mi	2/2.5 (-1)	1,252 (+4%)	4mo	$210,000	$168	64
805 Rue Max St	0.54mi	3/1.0	1,106 (-8%)	1mo	$200,000	$181	61
101 Brandywine Rd	0.29mi	2/1.0 (-1)	1,084 (-10%)	7mo	$198,000	$183	59
815 Lakewood Rd	0.38mi	3/2.0	1,325 (+10%)	4mo	$259,900	$196	57
120 Milton Rd	0.23mi	3/2.0	1,379 (+15%)	9mo	$250,000	$181	53
316 Ada Wilson Ave	0.41mi	4/2.0 (+1)	1,306 (+9%)	9mo	$162,500	$124	50
204 Donald Dr	0.53mi	3/1.0	1,346 (+12%)	9mo	$245,000	$182	48
629 Rue Max St	0.61mi	3/1.0	1,020 (-15%)	1mo	$222,000	$218	46

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-8,986
• Equity at exit: $24,006

10-year hold

• IRR: 2.2%
• Equity multiple: 1.14×
• Total profit: $6,410
• Equity at exit: $13,920

Cash invested: $45,080 (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: 701
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,617 high
• Mortgage (P&I): −$844
• Tax from tax record: −$52 /mo · $619/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $314

Break-even live

Break-even rent $1,219

Max offer price $161,000

Occupancy floor 76%

Sensitivity live

Price	-10% $405	-5% $360	+0% $314	+5% $269	+10% $223
Rent	-10% $187	-5% $250	+0% $314	+5% $378	+10% $442
Rate	-1.0pp $395	-0.5pp $355	base $314	+0.5pp $273	+1.0pp $230

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: $40,250
• Closing costs: $4,830
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Rue Max St Pensacola, FL	3.0	1.0	862	$1,395	$1.62	25d	1	0.06mi
5 Elegans Ave Pensacola, FL	2.0	1.0	788	$1,195	$1.52	25d	1	0.47mi
3141 Barrancas Ave Pensacola, FL	2.0	1.5	1200	$2,150	$1.79	15d	1	0.87mi
1120 S Old Corry Field Rd Pensacola, FL	3.0	1.0	1000	$1,295	$1.29	25d	1	0.88mi
405 E Palmetto Ave Pensacola, FL	2.0	1.0	900	$1,800	$2.00	25d	1	1.16mi
99 S 3rd St Unit 3 Pensacola, FL	2.0	1.5	900	$1,259	$1.40	25d	1	1.17mi
210 S 2nd St Pensacola, FL	3.0	2.0	1232	$1,900	$1.54	25d	1	1.29mi
190 N Old Corry Field Rd Pensacola, FL	1.0–2.0	1.0–2.0	915	$1,174	$1.28	15d	3	1.30mi
7 Mindoro Cir Pensacola, FL	3.0	1.0	924	$1,395	$1.51	25d	1	1.34mi
26 N Lincoln Rd Unit B Pensacola, FL	2.0	1.0	759	$1,050	$1.38	15d	1	1.42mi
2 E Sunset Ave Unit 3 Pensacola, FL	2.0	1.0	806	$1,350	$1.67	25d	1	1.44mi
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	25d	1	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $161,000 Active 125 DOM
2. 2026-06-18
   days on market $161,000 Active 122 DOM
3. 2026-06-17
   days on market $161,000 Active 121 DOM
4. 2026-06-16
   days on market $161,000 Active 120 DOM
5. 2026-06-15
   days on market $161,000 Active 119 DOM
6. 2026-06-14
   days on market $161,000 Active 117 DOM
7. 2026-06-10
   days on market $161,000 Active 114 DOM
8. 2026-06-09
   days on market $161,000 Active 113 DOM
9. 2026-06-08
   days on market $161,000 Active 112 DOM
10. 2026-06-07
    days on market $161,000 Active 111 DOM
11. 2026-06-03
    days on market $161,000 Active 107 DOM
12. 2026-06-02
    days on market $161,000 Active 106 DOM
13. 2026-06-01
    days on market $161,000 Active 105 DOM
14. 2026-05-31
    days on market $161,000 Active 104 DOM
15. 2026-05-31
    days on market $161,000 Active 103 DOM
16. 2026-02-17
    listed $161,000 Active 1184-char remark

    Show marketing remark (1184 chars)

    Cute and move-in ready, this spacious 3-bedroom home in Aero Vista offers more than you might expect. From the moment you step through the gorgeous wooden front door, you’ll notice the fresh, modern feel. The home features wood laminate flooring in the living room, dining room, and all three bedrooms. Updated lighting throughout adds a stylish and comfortable touch. The kitchen is both functional and inviting, featuring countertops, a gas stove, and a dishwasher. Enjoy peaceful evenings on the screened porch—perfect for relaxing after work or spending quiet weekends at home. The property also includes a covered carport and an attached garage/workshop area, ideal for storage, projects, or hobbies. The back room/lower area needs work and would benefit from a full facelift, offering a great opportunity for customization and added value. The home also includes a gas fireplace that is currently not operational and may require servicing or repair. Centrally located near NAS, shopping, the VA Hospital, and a variety of restaurants, this home combines comfort, convenience, and potential in one solid package This home comes with a transferable termite bond.

17. 2014-09-02
    soldstatus $60,000
18. 2014-08-29
    soldstatus $60,000 837-char remark

    Show marketing remark (837 chars)

    Spacious 3 bedroom house newly renovated in Aero Vista. Nice screened porch perfect for enjoying a relaxing evening after work or on weekends. From the time you enter, you will be surprised how much this house has to offer. Nice wooden front door, freshley painted throughout with wood laminate flooring in living room, dining room and all 3 bedrooms. New lighting thoughout and ceiing fans. Renovated kitchen features new countertops, gas stove, dishwasher and oversized pantry. Oversized family room with large brick wood burning fireplace, one full wall of windows and French Door access to covered patio and fenced backyard. Covered carport for parking and a garage/workshop area attached. New electrical panel, new AC and hotwater tank. This home is move-in ready and centrally located to NAS, shopping, VA Hospital and resturants.

19. 2014-05-21
    listed $59,900 837-char remark

    Show marketing remark (837 chars)

    Spacious 3 bedroom house newly renovated in Aero Vista. Nice screened porch perfect for enjoying a relaxing evening after work or on weekends. From the time you enter, you will be surprised how much this house has to offer. Nice wooden front door, freshley painted throughout with wood laminate flooring in living room, dining room and all 3 bedrooms. New lighting thoughout and ceiing fans. Renovated kitchen features new countertops, gas stove, dishwasher and oversized pantry. Oversized family room with large brick wood burning fireplace, one full wall of windows and French Door access to covered patio and fenced backyard. Covered carport for parking and a garage/workshop area attached. New electrical panel, new AC and hotwater tank. This home is move-in ready and centrally located to NAS, shopping, VA Hospital and resturants.

20. 1968-01-01
    soldstatus $13,500

ⓘ 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: $619 · $52/mo
• Projected year-2 tax: $1,336 · $111/mo
• Expected delta: +$718/yr (+$60/mo · 116.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 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: $19,401
• − Mortgage interest: −$9,019
• − Property taxes: −$619
• − Insurance: −$805
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$4,684
• Taxable income: $1,171
• Est. tax owed @ 24.0%: −$281
• After-tax cash flow: $3,490/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 — Warrington

• Score: 65/100
• State rank: #631
• US rank: #12396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

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

+1092.6% since first listed

5 events — show timeline

• 2026-02-17 Listed $161,000 PARMLS
• 2014-09-02 Sold (Public Records) $60,000 Public Records
• 2014-08-29 Sold (MLS) $60,000 PARMLS
• 2014-05-21 Listed $59,900 PARMLS
• 1968-01-01 Sold (Public Records) $13,500 Public Records

Property tax history

-2.0%/yr

Latest (2025): $619 · +25.8% YoY. Source: county tax records.