8101 Tippin Ave Unit D · Ferry Pass, FL 32514

$80,000

2 bd · 2.0 ba · 1,190 sqft · Condo public records · 232 Days on market

Built 1972 $67/sqft · 44% below area Est $143k · 44% under $300/mo HOA · 20% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1.5-bath condo offers 1,190 square feet of potential, ready for your creative vision. The home has been completely gutted, providing a clean slate for a full renovation or custom redesign. Whether you’re an investor seeking your next profitable project, a flipper looking for strong resale potential, or a homeowner ready to create your dream space, this property is bursting with opportunity. Don’t miss your chance to turn this blank canvas into your next success story.

Key facts

• $300 HOA
• Parking
• Built 1972

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 4.4% in Ferry Pass — 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 65/100 on livability (#664 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D, 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 flat; 218 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $553 of loan paydown is wiped out by about $2k 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 + 0.8% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $80k implies a 108% 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.91% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.39%
• DSCR: 1.82
• GRM: 4.4

CMA / ARV

• ARV (median comp): $142,965
• List price: $80,000
• Delta: -44.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.76% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.26×
• Total profit: $5,748
• Equity at exit: $11,928

10-year hold

• IRR: 13.4%
• Equity multiple: 1.93×
• Total profit: $20,810
• Equity at exit: $6,917

Cash invested: $22,400 (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 32514

• Home prices YoY: -31.2%
• Rents YoY: 0.8%
• Active inventory: 218
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,529 high
• Mortgage (P&I): −$420
• Tax from tax record: −$112 /mo · $1,343/yr
• Insurance: −$33
• HOA: −$300
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $343

Break-even live

Break-even rent $1,095

Max offer price $80,000

Occupancy floor 73%

Sensitivity live

Price	-10% $389	-5% $366	+0% $343	+5% $321	+10% $298
Rent	-10% $223	-5% $283	+0% $343	+5% $404	+10% $464
Rate	-1.0pp $384	-0.5pp $364	base $343	+0.5pp $323	+1.0pp $302

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3205 E Olive Rd Pensacola, FL	1.0–2.0	1.0–2.0	900	$1,540	$1.71	15d	8	0.28mi
8108 Ridgefield Rd Pensacola, FL	3.0	2.0	1485	$2,000	$1.35	15d	1	0.40mi
4051 E Olive Rd Pensacola, FL	1.0–2.0	1.0–2.0	855	$1,425	$1.67	24d	37	0.56mi
7650 Kipling St Unit 1 Pensacola, FL	3.0	2.0	1200	$1,300	$1.08	24d	1	0.69mi
7650 Kipling St Unit 3 Pensacola, FL	2.0	2.0	800	$1,000	$1.25	24d	1	0.69mi
7601 N 9th Ave Pensacola, FL	1.0–2.0	1.0–2.0	855	$1,467	$1.72	15d	7	0.79mi
7155 N 9th Ave Pensacola, FL	1.0–2.0	1.0	850	$1,575	$1.85	15d	4	0.89mi
7171 N 9th Ave Unit D6 Pensacola, FL	2.0	2.0	1204	$1,450	$1.20	15d	1	0.89mi
7322 Mangum Dr Unit 7322 Pensacola, FL	2.0	2.0	1100	$1,450	$1.32	24d	1	0.96mi
1843 San Dollar Cir Unit 1843 Pensacola, FL	2.0	1.0	920	$1,400	$1.52	24d	1	1.16mi
8487 Old Spanish Trail Rd Pensacola, FL	3.0	1.5	1364	$1,550	$1.14	24d	1	1.30mi
8990 N Davis Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1019	$1,565	$1.54	15d	20	1.32mi
6409 Concord Way Pensacola, FL	2.0	2.0	990	$2,100	$2.12	24d	1	1.37mi
8707 N Davis Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1017	$1,983	$1.95	15d	38	1.41mi
9165 Loomis St Pensacola, FL	3.0	2.0	1056	$1,400	$1.33	24d	1	1.41mi
9184 Arand Dr Pensacola, FL	3.0	2.0	1348	$1,575	$1.17	22d	1	1.45mi
2345 Langston St Pensacola, FL	2.0	1.0	806	$1,250	$1.55	22d	1	1.49mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $80,000 Active 232 DOM
2. 2026-06-18
   days on market $80,000 Active 229 DOM
3. 2026-06-17
   days on market $80,000 Active 228 DOM
4. 2026-06-16
   days on market $80,000 Active 227 DOM
5. 2026-06-15
   days on market $80,000 Active 226 DOM
6. 2026-06-14
   days on market $80,000 Active 224 DOM
7. 2026-06-10
   days on market $80,000 Active 221 DOM
8. 2026-06-09
   days on market $80,000 Active 220 DOM
9. 2026-06-08
   days on market $80,000 Active 219 DOM
10. 2026-06-07
    days on market $80,000 Active 218 DOM
11. 2026-06-03
    days on market $80,000 Active 214 DOM
12. 2026-06-02
    days on market $80,000 Active 213 DOM
13. 2026-06-01
    days on market $80,000 Active 212 DOM
14. 2026-05-31
    days on market $80,000 Active 211 DOM
15. 2026-05-31
    days on market $80,000 Active 210 DOM
16. 2026-04-08
    price $80,000 500-char remark

    Show marketing remark (500 chars)

    This 2-bedroom, 1.5-bath condo offers 1,190 square feet of potential, ready for your creative vision. The home has been completely gutted, providing a clean slate for a full renovation or custom redesign. Whether you’re an investor seeking your next profitable project, a flipper looking for strong resale potential, or a homeowner ready to create your dream space, this property is bursting with opportunity. Don’t miss your chance to turn this blank canvas into your next success story.

17. 2025-12-05
    status Active 500-char remark

    Show marketing remark (500 chars)

    This 2-bedroom, 1.5-bath condo offers 1,190 square feet of potential, ready for your creative vision. The home has been completely gutted, providing a clean slate for a full renovation or custom redesign. Whether you’re an investor seeking your next profitable project, a flipper looking for strong resale potential, or a homeowner ready to create your dream space, this property is bursting with opportunity. Don’t miss your chance to turn this blank canvas into your next success story.

18. 2025-11-17
    historical Contingent 500-char remark

    Show marketing remark (500 chars)

    This 2-bedroom, 1.5-bath condo offers 1,190 square feet of potential, ready for your creative vision. The home has been completely gutted, providing a clean slate for a full renovation or custom redesign. Whether you’re an investor seeking your next profitable project, a flipper looking for strong resale potential, or a homeowner ready to create your dream space, this property is bursting with opportunity. Don’t miss your chance to turn this blank canvas into your next success story.

19. 2025-11-01
    listed $85,000 Active 500-char remark

    Show marketing remark (500 chars)

    This 2-bedroom, 1.5-bath condo offers 1,190 square feet of potential, ready for your creative vision. The home has been completely gutted, providing a clean slate for a full renovation or custom redesign. Whether you’re an investor seeking your next profitable project, a flipper looking for strong resale potential, or a homeowner ready to create your dream space, this property is bursting with opportunity. Don’t miss your chance to turn this blank canvas into your next success story.

20. 1981-11-01
    soldstatus $38,400

ⓘ 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: $1,343 · $112/mo
• Projected year-2 tax: $1,343 · $112/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 ≥106°F today · 23 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: $18,352
• − Mortgage interest: −$4,481
• − Property taxes: −$1,343
• − Insurance: −$400
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − HOA: −$3,600
• − Depreciation: −$2,327
• Taxable income: $3,264
• Est. tax owed @ 24.0%: −$783
• After-tax cash flow: $3,337/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 — Ferry Pass

• Score: 65/100
• State rank: #664
• US rank: #13543

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: Ferry Pass, FL
• County: Escambia County · 301,722 people
• City population: 43,072
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 42,447
• Household income: $66,644
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1962.0

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 0.55)
• Race & ethnicity: White 63% Black 22% Two or more races 9% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% Tagalog/Filipino 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: ▼ -120.99%
• Current HPI: 266.7408
• Rent YoY: ▲ 0.76%
• 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

+108.3% since first listed

5 events — show timeline

• 2026-04-08 Price Changed $80,000 PARMLS
• 2025-12-05 Relisted — PARMLS
• 2025-11-17 Contingent — PARMLS
• 2025-11-01 Listed $85,000 PARMLS
• 1981-11-01 Sold (Public Records) $38,400 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,343 · +11.7% YoY. Source: county tax records.