530 S Edgewood Cir · West Pensacola, FL 32506

$162,000

4 bd · 2.0 ba · 1,580 sqft · SingleFamily public records · 147 Days on market

Built 1955 0.28 ac lot Est $218k · 26% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Quiet enjoyment indeed as this West Pensacola property is located at the end of a cul-de-sac, offering a peaceful setting. This house is move-in ready and perfect for your growing family. Nice big back yard for cookouts and more.

Key facts

• Big back yard
• Cul-de-sac
• 0.28 acre lot

Tags

• CUL-DE-SAC
• BIG BACK YARD

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Utilities: Electric service with circuit breakers; Septic tank sewer
• Home design: One-story concrete home; Resale property; Not attached to another property; County-maintained road access
• Construction: Concrete construction; Slab foundation; Composition roof; One level
• Exterior features: Located on a cul-de-sac

Interior

• Kitchen: Kitchen not updated
• Bedrooms: Master bedroom on the first floor (approx. 11' x 10'); Additional bedroom on the first floor (approx. 11' x 10')
• Flooring: Tile; Carpet
• Bathrooms: Two full bathrooms; Bathrooms updated within the last 1–5 years
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile and carpet flooring; Updated bathroom sink and lighting
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 7.7% in West 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 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 (+3.9%/yr); 270 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($62k/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 $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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $142,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 1955 — 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 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?
6. 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?
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: 1.32% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.01%
• DSCR: 1.71
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $218,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 S Edgewood Cir	0.07mi	4/2.0	1,764 (+12%)	9mo	$155,000	$88	70
522 S Edgewood Cir	0.04mi	3/1.0 (-1)	1,355 (-14%)	1mo	$208,500	$154	64
503 N New Warrington Rd	0.43mi	4/1.0	1,680 (+6%)	1mo	$198,500	$118	64
9 Janet St	0.45mi	3/2.0 (-1)	1,520 (-4%)	4mo	$210,000	$138	64
51 N 60th Ave	0.73mi	4/2.0	1,544 (-2%)	2mo	$300,000	$194	61
5236 W Jackson St	0.20mi	3/1.5 (-1)	1,358 (-14%)	3mo	$122,000	$90	58
4606 Yorkshire Ave	0.57mi	3/2.0 (-1)	1,484 (-6%)	3mo	$245,000	$165	56
5535 Mayfair Cir	0.47mi	3/1.0 (-1)	1,421 (-10%)	1mo	$165,000	$116	52
4998 Prieto Dr	0.37mi	3/2.0 (-1)	1,775 (+12%)	9mo	$270,000	$152	50
20 Gulf St	0.42mi	4/2.0	1,360 (-14%)	10mo	$150,000	$110	48
11 Colby Ln	0.70mi	3/2.0 (-1)	1,632 (+3%)	10mo	$233,000	$143	48
46 Kennington Dr	0.63mi	4/2.0	1,420 (-10%)	7mo	$140,000	$99	48

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 · 3.85% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.31×
• Total profit: $14,150
• Equity at exit: $24,155

10-year hold

• IRR: 17.9%
• Equity multiple: 2.54×
• Total profit: $69,693
• Equity at exit: $14,007

Cash invested: $45,360 (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 32506

• Home prices YoY: -22.5%
• Rents YoY: 3.9%
• Active inventory: 270
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,137 high
• Mortgage (P&I): −$850
• Tax from tax record: −$166 /mo · $1,993/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $605

Break-even live

Break-even rent $1,371

Max offer price $162,000

Occupancy floor 67%

Sensitivity live

Price	-10% $697	-5% $651	+0% $605	+5% $559	+10% $514
Rent	-10% $436	-5% $521	+0% $605	+5% $690	+10% $774
Rate	-1.0pp $687	-0.5pp $646	base $605	+0.5pp $563	+1.0pp $521

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Gunn Cir Pensacola, FL	4.0	2.5	1894	$2,400	$1.27	14d	1	0.27mi
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	24d	1	0.68mi
5705 Admiral Doyle Rd Pensacola, FL	4.0	3.0	1988	$2,200	$1.11	24d	1	0.75mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	21d	1	1.21mi
6700 Lake Charlene Dr Pensacola, FL	4.0	2.5	1823	$2,100	$1.15	24d	1	1.28mi
231 S 69th Ave Pensacola, FL	4.0	3.0	2039	$1,925	$0.94	24d	1	1.40mi
852 Garnet St Pensacola, FL	3.0	1.5	1150	$1,150	$1.00	14d	1	1.47mi

Listing history 15 events

1. 2026-04-29
   status Pending
2. 2026-04-23
   price $162,000
3. 2026-03-12
   price $163,000
4. 2026-01-27
   price $164,000
5. 2025-12-03
   listed $169,000 Active
6. 2017-08-25
   soldstatus $191,762
7. 2015-10-07
   historical
8. 2015-08-31
   listed $79,000
9. 2009-11-11
   historical
10. 2008-07-16
    soldstatus $1,218,900
11. 2007-11-06
    listed $89,900
12. 2005-01-24
    soldstatus $95,000
13. 2004-08-30
    listed $95,000
14. 2004-03-01
    soldstatus $92,700
15. 1973-01-01
    soldstatus $18,000

ⓘ 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: $1,993 · $166/mo
• Projected year-2 tax: $1,993 · $166/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 1/10 Low
• 🌡 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: $25,646
• − Mortgage interest: −$9,075
• − Property taxes: −$1,993
• − Insurance: −$810
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − Depreciation: −$4,713
• Taxable income: $4,952
• Est. tax owed @ 24.0%: −$1,189
• After-tax cash flow: $6,074/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
• City population: 1,170
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 34,549
• Household income: $62,486
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 1359.0

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 0.60)
• Race & ethnicity: White 60% Black 18% Two or more races 11% Hispanic / Latino 6% Asian 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 4% Tagalog/Filipino 2% 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: ▼ -71.86%
• Current HPI: 247.6085
• Rent YoY: ▲ 3.85%
• 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

+800.0% since first listed

15 events — show timeline

• 2026-04-29 Pending — PARMLS
• 2026-04-23 Price Changed $162,000 PARMLS
• 2026-03-12 Price Changed $163,000 PARMLS
• 2026-01-27 Price Changed $164,000 PARMLS
• 2025-12-03 Listed $169,000 PARMLS
• 2017-08-25 Sold (Public Records) $191,762 Public Records
• 2015-10-07 Listing Removed — PARMLS
• 2015-08-31 Listed $79,000 PARMLS
• 2009-11-11 Listing Removed — PARMLS
• 2008-07-16 Sold (Public Records) $1,218,900 Public Records
• 2007-11-06 Listed $89,900 PARMLS
• 2005-01-24 Sold (MLS) $95,000 PARMLS
• 2004-08-30 Listed $95,000 PARMLS
• 2004-03-01 Sold (Public Records) $92,700 Public Records
• 1973-01-01 Sold (Public Records) $18,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,993 · +15.8% YoY. Source: county tax records.