222 Ada Wilson Ave · Warrington, FL 32507

$104,900

3 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 5 Days on market

Built 1948 0.26 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks in Pensacola! This 3-bedroom, 1-bath home offers solid upside with a brand-new roof already in place and a functional layout that includes a rear addition built years ago for added space. The exterior features a partial brick front with wood and aluminum siding on three sides. Interior needs a full renovation, including HVAC, making this a great option for an investor, contractor, or buyer looking to customize from the ground up. Seller is in the process of cleaning out the property and providing a dumpster for cleanup. Bonus structure on site was previously used as a 1-car garage and may offer future utility with some stabilization/work to the loft area. With the big-tic

Key facts

• Bonus structure
• Brand new roof
• Rear addition

Tags

• BRAND NEW ROOF
• REAR ADDITION
• PARTIAL BRICK FRONT
• WOOD AND ALUMINUM SIDING
• BONUS STRUCTURE

Property features AI

Finance

• Other: Building area approximately 1,276 square feet
• HOA & community: No association

Exterior

• Parking: Carport (1 covered space, total 1 parking space)
• Utilities: Electric with circuit breakers; No public water or sewer
• Home design: Single-story home; Resale property; Not attached to another property; Construction combines brick and frame
• Construction: Brick and frame construction; Off-grade foundation; One level
• Exterior features: Gable roof; Open loop geothermal heat pump system; Paved road access; No road maintenance responsibility; Lot approximately 0.26 acres; No water/sewer service

Interior

• Kitchen: Kitchen details not updated
• Bedrooms: Master bedroom on the first floor (approximately 12' x 12'); Two additional first-floor bedrooms (each approximately 10' x 10')
• Flooring: Hardwood
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Hardwood flooring; Bathroom not updated
• Laundry & utility: No water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 14.5% vs local median 4.3% in Warrington — 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 (#631 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment 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.
• Zoned schools: Warrington Elementary School (math 32% / reading 27%, grade F, #1,896 of 2,144 statewide, top 90%, 307 students, 91% FRL); Warrington Middle School (math 19% / reading 24%, grade F, #553 of 571 statewide, top 97%, 573 students, 87% FRL); Pensacola High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 1,229 students, 55% FRL) — zoned schools average 77% FRL vs 58% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-12 pts) — the specific schools serving this property underperform the Escambia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.2%/yr); 701 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $725 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 + 1.2% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $104,900

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.64% ✓
• Cap rate: 14.51%
• Cash-on-cash: 29.35%
• DSCR: 2.31
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $230,956
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Ada Wilson Ave	0.07mi	3/2.0	1,132 (-11%)	1mo	$217,000	$192	73
815 Lakewood Rd	0.33mi	3/2.0	1,325 (+4%)	4mo	$259,900	$196	71
307 Lakewood Rd	0.27mi	2/2.5 (-1)	1,252 (-2%)	4mo	$210,000	$168	70
315 Frisco Ct	0.55mi	3/2.0	1,196 (-6%)	2mo	$201,000	$168	58
4 Victoria Pl	0.55mi	3/1.0	1,184 (-7%)	7mo	$225,000	$190	56
320 Chaseville St	0.44mi	2/1.0 (-1)	1,168 (-8%)	5mo	$155,000	$133	56
138 Cottage View Dr	0.38mi	3/2.0	1,140 (-11%)	7mo	$265,000	$232	55
5 Bell Ct	0.60mi	3/1.0	1,430 (+12%)	1mo	$117,000	$82	51
805 Rue Max St	0.57mi	3/1.0	1,106 (-13%)	1mo	$200,000	$181	50
222 Henry St	0.52mi	4/2.0 (+1)	1,400 (+10%)	3mo	$265,000	$189	48
525 Pelham Rd	0.75mi	3/1.0	1,401 (+10%)	3mo	$117,500	$84	46
1200 Wisteria Ave	0.70mi	3/2.0	1,444 (+13%)	2mo	$245,000	$170	40

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 · 1.22% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 1.88×
• Total profit: $25,711
• Equity at exit: $15,641

10-year hold

• IRR: 28.8%
• Equity multiple: 3.36×
• Total profit: $69,232
• Equity at exit: $9,070

Cash invested: $29,372 (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 32507

• Home prices YoY: -4.6%
• Rents YoY: 1.2%
• Active inventory: 701
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,718 high
• Mortgage (P&I): −$550
• Tax from tax record: −$45 /mo · $538/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $718

Break-even live

Break-even rent $808

Max offer price $104,900

Occupancy floor 53%

Sensitivity live

Price	-10% $778	-5% $748	+0% $718	+5% $689	+10% $659
Rent	-10% $583	-5% $651	+0% $718	+5% $786	+10% $854
Rate	-1.0pp $771	-0.5pp $745	base $718	+0.5pp $691	+1.0pp $664

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Elegans Ave Pensacola, FL	3.0	2.0	1835	$1,895	$1.03	25d	1	0.47mi
3141 Barrancas Ave Pensacola, FL	2.0	1.5	1200	$2,150	$1.79	15d	1	0.94mi
190 N Old Corry Field Rd Pensacola, FL	1.0–2.0	1.0–2.0	915	$1,174	$1.28	15d	3	1.03mi
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	25d	1	1.08mi
1120 S Old Corry Field Rd Pensacola, FL	3.0	1.0	1000	$1,295	$1.29	25d	1	1.10mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	25d	1	1.11mi
4600 Twin Oaks Dr Pensacola, FL	1.0–2.0	1.0	838	$1,499	$1.79	15d	29	1.39mi
315 N Pace Blvd Unit b Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	25d	1	1.41mi
315 N Pace Blvd Unit A Pensacola, FL	3.0	2.0	1342	$1,850	$1.38	25d	1	1.41mi
309 N Pace Blvd Unit B Pensacola, FL	3.0	2.0	1342	$1,650	$1.23	25d	1	1.42mi
99 S 3rd St Unit 3 Pensacola, FL	2.0	1.5	900	$1,259	$1.40	25d	1	1.44mi
852 Garnet St Pensacola, FL	3.0	1.5	1150	$1,150	$1.00	15d	1	1.44mi
7 Mindoro Cir Pensacola, FL	3.0	1.0	924	$1,395	$1.51	25d	1	1.48mi
405 E Palmetto Ave Pensacola, FL	2.0	1.0	900	$1,800	$2.00	25d	1	1.48mi

Listing history 4 events

1. 2026-06-21
   days on market $104,900 Active 5 DOM
2. 2026-06-18
   days on market $104,900 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $104,900 Active 1 DOM

ⓘ 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: $538 · $45/mo
• Projected year-2 tax: $871 · $73/mo
• Expected delta: +$333/yr (+$28/mo · 61.8%)

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

Taxation est. · year 1

• Rental income: $20,615
• − Mortgage interest: −$5,876
• − Property taxes: −$538
• − Insurance: −$524
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$3,052
• Taxable income: $7,326
• Est. tax owed @ 24.0%: −$1,758
• After-tax cash flow: $6,863/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 — Warrington

• Score: 65/100
• State rank: #631
• US rank: #12396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrington, FL
• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 32,226
• Household income: $73,540
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1175.0

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 (73%)
• Race & ethnicity: White 73% Black 10% Two or more races 10% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -26.23%
• Current HPI: 548.03
• Rent YoY: ▲ 1.22%
• 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

1 event — show timeline

• 2026-06-16 Listed $104,900 PARMLS

Property tax history

+3.0%/yr

Latest (2025): $538 · +29.6% YoY. Source: county tax records.