2315 W Gadsden St · Pensacola, FL 32505

$160,000

3 bd · 2.0 ba · 1,670 sqft · Land · 30 Days on market

Built 2026 6,534 sqft lot

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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 +29.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand-new 3-bedroom, 2-bathroom home in Pensacola, Florida. This new construction residence features an open-concept layout with wood-look flooring throughout and no HOA fees. The open floor plan connects the living, dining, and kitchen areas into one cohesive space, making it well suited for both everyday living and entertaining. This home has no HOA, is newly constructed with a new roof, new HVAC system, new water heater, and new electrical, and is move-in ready with no deferred maintenance. New construction homes in downtown Pensacola, Florida with no HOA are increasingly rare, making this an opportunity worth acting on quickly. Located close to downtown Pensacola, this home offers walka

Key facts

• Wood-look flooring
• New water heater
• No hoa fees

Tags

• OPEN-CONCEPT LAYOUT
• WOOD-LOOK FLOORING
• NO HOA FEES
• NEW ROOF
• NEW HVAC SYSTEM
• NEW WATER HEATER

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Public sewer; Copper electrical wiring
• Home design: One-story home; Not attached to other properties; New construction
• Construction: Frame construction; Shingle roof; Slab foundation; Built as new construction
• Exterior features: Public-maintained road access; Central access lot

Interior

• Kitchen: Electric water heater
• Bedrooms: Primary bedroom on the first floor, approximately 12 x 12
• Flooring: Simulated wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Simulated wood flooring

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $160k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.6% in 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 83/100 on livability (#53 in FL, #924 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• 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 (+4.9%/yr); 198 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• At $1,894/mo this rent would consume 51% of the median local household income ($45k/yr) (locally 1458% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 4.9% 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 30 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $160k implies a 471% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.18% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.04%
• DSCR: 1.67
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.92% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.30×
• Total profit: $13,480
• Equity at exit: $23,857

10-year hold

• IRR: 18.3%
• Equity multiple: 2.64×
• Total profit: $73,379
• Equity at exit: $13,834

Cash invested: $44,800 (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 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 198
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,894 high
• Mortgage (P&I): −$839
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $561

Break-even live

Break-even rent $1,183

Max offer price $160,000

Occupancy floor 65%

Sensitivity live

Price	-10% $652	-5% $607	+0% $561	+5% $516	+10% $280
Rent	-10% $412	-5% $487	+0% $561	+5% $636	+10% $711
Rate	-1.0pp $642	-0.5pp $602	base $561	+0.5pp $520	+1.0pp $478

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 N Pace Blvd Unit b Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	24d	1	0.33mi
315 N Pace Blvd Unit A Pensacola, FL	3.0	2.0	1342	$1,850	$1.38	24d	1	0.33mi
309 N Pace Blvd Unit B Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	24d	1	0.34mi
2802 W Gonzalez St Pensacola, FL	3.0	2.0	1824	$1,600	$0.88	24d	1	0.39mi
239 N K St Pensacola, FL	3.0	2.0	1392	$1,950	$1.40	24d	1	0.57mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	24d	1	0.67mi
706 N F St Pensacola, FL	3.0	2.5	2000	$2,600	$1.30	24d	1	0.83mi
814 N E St Pensacola, FL	3.0	2.0	1440	$1,695	$1.18	24d	1	0.91mi
852 Garnet St Pensacola, FL	3.0	1.5	1150	$1,150	$1.00	14d	1	0.92mi
411 N D St Pensacola, FL	4.0	2.0	1511	$2,175	$1.44	24d	1	0.96mi
106 S G St Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	24d	1	0.99mi
1010 N D St Pensacola, FL	2.0	2.0	1196	$1,850	$1.55	24d	1	1.00mi
410 N C St Unit 1367374P Pensacola, FL	3.0	2.0	1291	$3,313	$2.57	14d	1	1.05mi
1215 N C St Pensacola, FL	3.0	1.0	1203	$1,775	$1.48	14d	1	1.08mi
615 N A St Pensacola, FL	3.0	2.0	1122	$1,900	$1.69	14d	1	1.14mi
2108 W Bobe St Pensacola, FL	4.0	2.0	1752	$2,100	$1.20	24d	1	1.15mi
218 Junction Ave Pensacola, FL	2.0	2.5	1295	$2,400	$1.85	24d	1	1.42mi
3418 Luke St Pensacola, FL	4.0	2.0	1620	$1,800	$1.11	24d	1	1.45mi
13 Elegans Ave Pensacola, FL	3.0	2.0	1835	$1,895	$1.03	24d	1	1.48mi
407 W Jordan St Unit NA Pensacola, FL	3.0	2.0	1300	$2,200	$1.69	24d	1	1.48mi
214 W La Rua St Pensacola, FL	2.0	2.5	1600	$2,800	$1.75	14d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $160,000 Active 30 DOM
2. 2026-06-17
   status $160,000 Active 29 DOM
3. 2026-06-16
   statusdays on market $160,000 Pending 29 DOM
4. 2026-06-15
   days on market $160,000 Contingent 28 DOM
5. 2026-06-14
   days on market $160,000 Contingent 26 DOM
6. 2026-06-10
   days on market $160,000 Contingent 23 DOM
7. 2026-06-09
   days on market $160,000 Contingent 22 DOM
8. 2026-06-08
   days on market $160,000 Contingent 21 DOM
9. 2026-06-07
   days on market $160,000 Contingent 20 DOM
10. 2026-06-03
    days on market $160,000 Contingent 16 DOM
11. 2026-06-02
    days on market $160,000 Contingent 15 DOM
12. 2026-06-01
    days on market $160,000 Contingent 14 DOM
13. 2026-05-31
    days on market $160,000 Contingent 13 DOM
14. 2026-05-31
    days on market $160,000 Contingent 12 DOM
15. 2026-05-18
    listed $160,000 Active
16. 2024-11-20
    soldstatus $28,000
17. 2023-08-01
    soldstatus $9,995
18. 1987-06-01
    soldstatus $20,000
19. 1978-01-01
    soldstatus $5,000

ⓘ 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: $346 · $29/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$982/yr (+$82/mo · 283.3%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,724
• − Mortgage interest: −$8,962
• − Property taxes: −$346
• − Insurance: −$800
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$4,655
• Taxable income: $4,325
• Est. tax owed @ 24.0%: −$1,038
• After-tax cash flow: $5,699/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 — Pensacola

• Score: 83/100
• State rank: #53
• US rank: #924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pensacola, FL
• County: Escambia County · 301,722 people
• City population: 27,543
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 27,877
• Household income: $44,783
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1458.0

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 0.66)
• Race & ethnicity: Black 48% White 32% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% Vietnamese 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: ▼ -74.10%
• Current HPI: 205.45
• Rent YoY: ▲ 4.92%
• 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

+3100.0% since first listed

5 events — show timeline

• 2026-05-18 Listed $160,000 PARMLS
• 2024-11-20 Sold (Public Records) $28,000 Public Records
• 2023-08-01 Sold (Public Records) $9,995 Public Records
• 1987-06-01 Sold (Public Records) $20,000 Public Records
• 1978-01-01 Sold (Public Records) $5,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $346 · +87.0% YoY. Source: county tax records.