6473 Memphis Ave · Bellview, FL 32526

$250,000

3 bd · 2.0 ba · 1,266 sqft · SingleFamily public records · 3 Days on market

Built 1986 Est $220k · 13% over

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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).

• Cash flow +12.7/30.0
• DSCR +3.8/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bed/ 2 bath home features neutral colors throughout, eat-in kitchen, fireplace, walk in closet in master bedroom. HVAC system replaced in 2016, new french doors installed 2017. Conveniently located minutes away from shopping, restaurants, and bases. Put this home on your list of must sees today.

Key facts

• Single-car garage
• Bellview area
• Solar panels

Tags

• NEW ROOF
• NEW HVAC SYSTEM
• SOLAR PANELS
• COVERED BACK PORCH
• SINGLE-CAR GARAGE
• BELLVIEW AREA

Property features AI

Exterior

• Home design: Built in 1986; Single-family property
• Construction: 1986 construction
• Exterior features: Located in the Grenetree subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-27 ($-324/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (23.9% below list).
• Recommended offer: $190k (23.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#561 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, amenities F, commute 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 (+4.4%/yr); 417 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); solid renter incomes; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $2k of loan paydown is wiped out by about $8k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $160k; list at $250k implies a 56% 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 $190,211 (23.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $220,284
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6550 Bellview Pines Rd	0.33mi	3/2.0	1,250 (-1%)	3mo	$235,000	$188	80
6519 Chicago Ave	0.37mi	3/2.0	1,250 (-1%)	2mo	$234,000	$187	79
6642 Bellview Pines Pl	0.47mi	3/2.0	1,274 (+1%)	4mo	$219,000	$172	74
2878 Godwin Ln	0.60mi	3/2.0	1,274 (+1%)	5mo	$185,000	$145	67
6636 Dallas Ave	0.57mi	3/2.0	1,300 (+3%)	4mo	$192,000	$148	65
2842 Godwin Ln	0.50mi	3/2.0	1,184 (-6%)	3mo	$219,000	$185	63
2238 White Pines Dr	0.37mi	3/2.0	1,400 (+11%)	6mo	$222,000	$159	60
5713 Tryton Cir	0.58mi	3/2.0	1,180 (-7%)	4mo	$205,000	$174	58
6036 W Shore Dr	0.50mi	3/2.0	1,431 (+13%)	4mo	$235,000	$164	52
6216 Forest Pines Dr	0.57mi	2/2.0 (-1)	1,146 (-10%)	6mo	$224,500	$196	48
6319 Denver Ave	0.67mi	3/2.0	1,440 (+14%)	3mo	$169,000	$117	44
6124 Bellview Pointe Ln	0.70mi	3/2.0	1,443 (+14%)	7mo	$309,900	$215	38

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: -15.7%
• Equity multiple: 0.43×
• Total profit: $-39,570
• Equity at exit: $37,276

10-year hold

• IRR: -5.3%
• Equity multiple: 0.64×
• Total profit: $-25,411
• Equity at exit: $21,615

Cash invested: $70,000 (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 32526

• Home prices YoY: -28.3%
• Rents YoY: 4.4%
• Active inventory: 417
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$115 /mo · $1,374/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-27

Break-even live

Break-even rent $1,936

Max offer price $245,223

Occupancy floor 96%

Sensitivity live

Price	-10% $114	-5% $44	+0% $-27	+5% $-98	+10% $-169
Rent	-10% $-177	-5% $-102	+0% $-27	+5% $48	+10% $123
Rate	-1.0pp $99	-0.5pp $37	base $-27	+0.5pp $-92	+1.0pp $-158

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5877 Tryton Cir Pensacola, FL	4.0	2.0	1419	$1,825	$1.29	24d	1	0.50mi
6322 Louisville Ave Pensacola, FL	3.0	2.0	1001	$2,147	$2.14	24d	1	0.58mi
2143 Yardley Cir Pensacola, FL	3.0	2.0	1725	$2,300	$1.33	14d	1	0.61mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	24d	1	0.80mi
6740 Scotts Pl Pensacola, FL	3.0	2.5	1663	$2,350	$1.41	24d	1	0.85mi
6740 Scotts Pl Pensacola, FL	3.0	2.5	1663	$2,350	$1.41	14d	1	0.85mi
2355 W Michigan Ave Pensacola, FL	1.0–2.0	1.0–2.0	850	$1,450	$1.71	14d	9	0.85mi
6379 Mers Ln Pensacola, FL	3.0	2.5	1811	$1,900	$1.05	21d	1	0.90mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	24d	1	0.95mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	24d	1	1.04mi
6225 Mobile Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1036	$2,595	$2.50	14d	15	1.05mi
2301 W Michigan Ave #21 Pensacola, FL	2.0	2.5	1164	$1,325	$1.14	24d	1	1.07mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	24d	1	1.08mi
6081 Royal Port Ct Pensacola, FL	3.0	2.5	1428	$1,850	$1.30	24d	1	1.21mi
6077 Royal Port Ct Pensacola, FL	3.0	2.5	1542	$1,775	$1.15	24d	1	1.22mi
1860 Broyhill Ln Pensacola, FL	3.0	2.0	1561	$1,600	$1.02	24d	1	1.31mi
2821 Hillcrest Ave Unit 8 Pensacola, FL	2.0	2.0	1100	$1,050	$0.95	24d	1	1.33mi
2821 Hillcrest Ave #7 Pensacola, FL	3.0	2.0	1000	$1,195	$1.20	14d	1	1.33mi
6111 Enterprise Dr Pensacola, FL	1.0–3.0	1.0–2.0	1224	$1,688	$1.38	14d	19	1.44mi
2702 Massachusetts Ave Pensacola, FL	1.0–3.0	1.0–2.5	1150	$1,745	$1.52	14d	9	1.47mi

Listing history 4 events

1. 2026-06-18
   days on market $250,000 Active 3 DOM
2. 2026-06-17
   days on market $250,000 Active 2 DOM
3. 2026-06-15
   remarks 497-char remark
4. 2026-06-15
   listed $250,000 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: $1,374 · $115/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$701/yr (+$58/mo · 51.0%)

ⓘ 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 · 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: $22,825
• − Mortgage interest: −$14,004
• − Property taxes: −$1,374
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$7,273
• Taxable loss: −$4,728
• Est. tax savings @ 24.0%: +$1,135
• After-tax cash flow: $810/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 — Bellview

• Score: 67/100
• State rank: #561
• US rank: #10731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellview, FL
• County: Escambia County · 301,722 people
• 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: 1166.0

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 (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%

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

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

+311.2% since first listed

11 events — show timeline

• 2026-06-16 Listed $250,000 FSBO.com
• 2020-10-30 Sold (MLS) $160,000 PARMLS
• 2020-09-25 Listed $160,000 PARMLS
• 2017-11-11 Listing Removed — PARMLS
• 2017-05-14 Listed $109,000 PARMLS
• 2006-10-12 Sold (Public Records) $116,000 Public Records
• 2006-10-08 Sold (MLS) $116,000 PARMLS
• 2006-03-18 Listed $116,000 PARMLS
• 1999-11-18 Sold (Public Records) $61,300 Public Records
• 1994-08-08 Sold (Public Records) $62,900 Public Records
• 1986-08-01 Sold (Public Records) $60,800 Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,374 · +16.1% YoY. Source: county tax records.