7333 Pine Forest Rd · Bellview, FL 32526

$37,900

2 bd · 2.0 ba · 2,874 sqft · Other public records · 32 Days on market

Built 1995

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

RENOVATED- SELLING AS IS, LAND LOT FEE $655 PLUS UTILITIES, METAL ROOF. PET FRIENDLY PARK. PARKING FOR 2 CARS. REFRIGERATOR AND STOVE INCLUDED. NEW OWNER CAN LIVE IN OR RENT IT OUT. SHED AND PORCH STAIRS INCLUDED. HAS A BRAND NEW ELECTRIC METER.

Key facts

• Pet friendly park
• Metal roof
• Parking for 2 cars

Tags

• METAL ROOF
• PET FRIENDLY PARK
• PARKING FOR 2 CARS
• SHED AND PORCH STAIRS INCLUDED
• BRAND NEW ELECTRIC METER

Property features AI

Exterior

• Home design: Single-family property built in 1995
• Construction: Built in 1995
• Exterior features: Located in the Northwest Pensacola subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $38k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $38k).
• Recommended offer: $37k (3.0% below list) — sets the bar for market timing.
• Cap rate 46.2% vs local median 5.2% in Bellview — 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 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); 423 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $262 of loan paydown is wiped out by about $1k 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 + 4.4% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($37k) is reasonable based on typical stale-listing flexibility.

Recommended offer $36,763 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 5.08% ✓
• Cap rate: 46.18%
• Cash-on-cash: 142.46%
• DSCR: 7.34
• GRM: 1.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.42% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.25×
• Total profit: $76,917
• Equity at exit: $5,651

10-year hold

• IRR: —
• Equity multiple: 18.17×
• Total profit: $182,204
• Equity at exit: $3,277

Cash invested: $10,612 (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: 423
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,926 medium
• Mortgage (P&I): −$199
• Tax est. 1.5%: −$47 /mo · $568/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $1,260

Break-even live

Break-even rent $332

Max offer price $37,900

Occupancy floor 30%

Sensitivity live

Price	-10% $1,286	-5% $1,273	+0% $1,260	+5% $1,247	+10% $1,234
Rent	-10% $1,108	-5% $1,184	+0% $1,260	+5% $1,336	+10% $1,412
Rate	-1.0pp $1,279	-0.5pp $1,269	base $1,260	+0.5pp $1,250	+1.0pp $1,240

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: $9,475
• Closing costs: $1,137
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6787 Rickwood Dr Pensacola, FL	3.0	2.0	1931	$2,100	$1.09	15d	1	0.72mi
7095 N Blue Angel Pkwy Pensacola, FL	3.0	2.0–2.5	2168	$1,875	$0.86	24d	2	0.87mi

Listing history 17 events

1. 2026-06-21
   days on market $37,900 Active 32 DOM
2. 2026-06-18
   days on market $37,900 Active 29 DOM
3. 2026-06-17
   days on market $37,900 Active 28 DOM
4. 2026-06-16
   days on market $37,900 Active 27 DOM
5. 2026-06-15
   days on market $37,900 Active 26 DOM
6. 2026-06-14
   days on market $37,900 Active 24 DOM
7. 2026-06-10
   days on market $37,900 Active 21 DOM
8. 2026-06-09
   days on market $37,900 Active 20 DOM
9. 2026-06-08
   days on market $37,900 Active 19 DOM
10. 2026-06-07
    days on market $37,900 Active 18 DOM
11. 2026-06-03
    days on market $37,900 Active 14 DOM
12. 2026-06-02
    days on market $37,900 Active 13 DOM
13. 2026-06-01
    days on market $37,900 Active 12 DOM
14. 2026-05-31
    days on market $37,900 Active 11 DOM
15. 2026-05-21
    listed $37,900 Active
16. 1998-09-04
    soldstatus $1,025,000
17. 1993-10-29
    soldstatus $565,000

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

Taxation est. · year 1

• Rental income: $23,115
• − Mortgage interest: −$2,123
• − Property taxes: −$568
• − Insurance: −$190
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − Depreciation: −$1,103
• Taxable income: $15,433
• Est. tax owed @ 24.0%: −$3,704
• After-tax cash flow: $11,414/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

• 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

-93.3% since first listed

3 events — show timeline

• 2026-05-21 Listed $37,900 FSBO.com
• 1998-09-04 Sold (Public Records) $1,025,000 Public Records
• 1993-10-29 Sold (Public Records) $565,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $66,647 · +39.0% YoY. Source: county tax records.