4421 W Jackson St · West Pensacola, FL 32506

$115,000

2 bd · 2.0 ba · 1,048 sqft · MultiFamily · 469 Days on market

Built 1943 Poor condition 0.43 ac lot $110/sqft · 22% below area Est $148k · 22% under ↓ 4% since listing

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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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +1.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great property located in a commercial zone according to the property assessors office. Marked as residential. Do a total rehab, or demo it and build what you want! Large lot, partially fenced- front and sides, this property can go so many different ways. Appliances stay. Current survey in hand .

Key facts

• Total rehab
• Partially fenced
• Large lot

Tags

• COMMERCIAL ZONE
• TOTAL REHAB
• LARGE LOT
• PARTIALLY FENCED
• APPLIANCES STAY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $115k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 7.7% in West 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 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; 12 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 469 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 469 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.59%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $148,316
• List price: $115,000
• Delta: -22.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.85% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,402
• Equity at exit: $17,147

10-year hold

• IRR: 12.4%
• Equity multiple: 2.02×
• Total profit: $32,723
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $311

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 73%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4519 Martha Ave Pensacola, FL	3.0	1.0	1104	$1,600	$1.45	23d	1	0.42mi
190 N Old Corry Field Rd Pensacola, FL	1.0–2.0	1.0–2.0	915	$1,174	$1.28	14d	3	0.55mi
4600 Twin Oaks Dr Pensacola, FL	1.0–2.0	1.0	838	$1,499	$1.79	14d	29	0.61mi
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	23d	1	0.80mi
316 Teakwood Cir Pensacola, FL	2.0	1.5	1024	$1,350	$1.32	14d	1	0.86mi
5501 Mayfair Dr Pensacola, FL	3.0	1.0	912	$1,295	$1.42	23d	1	0.86mi
852 Garnet St Pensacola, FL	3.0	1.5	1150	$1,150	$1.00	14d	1	0.90mi
101 Vanderbilt Rd Pensacola, FL	3.0	2.0	1104	$1,850	$1.68	21d	1	1.04mi
1218 N Kirk St Pensacola, FL	2.0	1.0	850	$1,150	$1.35	23d	1	1.07mi
908 N 57th Ave Pensacola, FL	1.0	1.0	740	$1,195	$1.61	23d	1	1.07mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	23d	1	1.08mi
3206 W Lee St Unit A Pensacola, FL	2.0	1.0	800	$1,550	$1.94	14d	1	1.36mi

Listing history 18 events

1. 2026-06-18
   days on market $115,000 Active 469 DOM
2. 2026-06-17
   days on market $115,000 Active 468 DOM
3. 2026-06-16
   days on market $115,000 Active 467 DOM
4. 2026-06-15
   days on market $115,000 Active 466 DOM
5. 2026-06-14
   days on market $115,000 Active 464 DOM
6. 2026-06-10
   days on market $115,000 Active 461 DOM
7. 2026-06-09
   days on market $115,000 Active 460 DOM
8. 2026-06-08
   days on market $115,000 Active 459 DOM
9. 2026-06-07
   days on market $115,000 Active 458 DOM
10. 2026-06-03
    days on market $115,000 Active 454 DOM
11. 2026-06-02
    days on market $115,000 Active 453 DOM
12. 2026-06-01
    days on market $115,000 Active 452 DOM
13. 2026-05-31
    days on market $115,000 Active 451 DOM
14. 2026-01-16
    price $115,000 299-char remark

    Show marketing remark (299 chars)

    Great property located in a commercial zone according to the property assessors office. Marked as residential. Do a total rehab, or demo it and build what you want! Large lot, partially fenced- front and sides, this property can go so many different ways. Appliances stay. Current survey in hand .

15. 2025-03-06
    listed $125,000 Active 299-char remark

    Show marketing remark (299 chars)

    Great property located in a commercial zone according to the property assessors office. Marked as residential. Do a total rehab, or demo it and build what you want! Large lot, partially fenced- front and sides, this property can go so many different ways. Appliances stay. Current survey in hand .

16. 2023-06-29
    historical
17. 2023-06-16
    price $109,000
18. 2023-06-05
    listed $120,000 Active

ⓘ 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: $16,796
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,345
• Taxable income: $2,022
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $3,247/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 · 13 photos

Poor 30/100 Extensive rehab

This property requires extensive renovations, including a new roof and siding, kitchen and bathroom updates, HVAC system replacement, and landscaping improvements. The current condition is poor, and the property has significant potential for increased value with these updates.

Repairs flagged

• Major roof — visible missing shingles
• Major exterior siding — weathered and peeling
• Major kitchen cabinets — dated and worn-out
• Major bathroom fixtures — dated and small
• Major HVAC system — old and possibly inefficient
• Major landscaping — overgrown and unkempt yard

Value-add opportunities

• Both new roof and siding — improves both resale and rental value
• Both kitchen and bathroom updates — modernizes the home and improves both resale and rental value
• Both HVAC system replacement — increases comfort and energy efficiency, improving both resale and rental value
• Both landscaping and curb appeal — enhances the home's appearance and increases its appeal to potential buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible missing shingles	Major	$15,000–50,000
exterior siding · weathered and peeling	Major	$15,000–50,000
kitchen cabinets · dated and worn-out	Major	$15,000–50,000
bathroom fixtures · dated and small	Major	$15,000–50,000
HVAC system · old and possibly inefficient	Major	$15,000–50,000
landscaping · overgrown and unkempt yard	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both new roof and siding — improves both resale and rental value ↑
• Both kitchen and bathroom updates — modernizes the home and improves both resale and rental value ↑
• Both HVAC system replacement — increases comfort and energy efficiency, improving both resale and rental value ↑
• Both landscaping and curb appeal — enhances the home's appearance and increases its appeal to potential buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• 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

-4.2% since first listed

5 events — show timeline

• 2026-01-16 Price Changed $115,000 PARMLS
• 2025-03-06 Listed $125,000 PARMLS
• 2023-06-29 Listing Removed — PARMLS
• 2023-06-16 Price Changed $109,000 PARMLS
• 2023-06-05 Listed $120,000 PARMLS