4972 Lanett Dr · Bellview, FL 32526

$249,900

4 bd · 2.0 ba · 1,768 sqft · SingleFamily public records · 60 Days on market

Built 1975 0.27 ac lot Est $271k · 8% under

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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 +15.5/30.0
• ARV discount +10.9/15.0
• DSCR +4.8/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

VERY WELL MAINTAINED HOME. X-LARGE BREAKFAST BAR. STONE FIREPLACE IN FAMILY ROOM. NEW COVERED PATIO INSIDE PRIVACY FENCED CORNER LOT. FORMAL LIVING AND FAMILY ROOMS. LOTS OF CLOSETS. SIDEWALKS. SPRINKLER IS NOT WORKING, SOLD "AS IS". VERY LOVABLE HOME. KITCHEN IS CENTER OF HOME.

Key facts

• Breakfast nook
• Community park
• Covered patio

Tags

• CORNER LOT
• WOOD BURNING FIREPLACE
• STAINLESS STEEL APPLIANCES
• BREAKFAST NOOK
• COVERED PATIO
• COMMUNITY PARK

Property features AI

Finance

• HOA & community: No association; If applicable, association fees listed annually

Exterior

• Parking: Attached garage with one covered/garage space; Oversized garage with side entrance and garage door opener; One total parking space
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Copper wiring; Cable available; Paved county-maintained road
• Home design: One-story home; Resale property; Not attached to another property; Homestead eligible; Shingle, gable and hip roof
• Construction: Brick and frame construction; Slab foundation
• Exterior features: Covered porch; Back yard with privacy fencing; Corner lot; Central access; Interior lot

Interior

• Kitchen: Laminate counters; Pantry; Built-in microwave; Dishwasher; Refrigerator; Energy Star qualified dishwasher
• Bedrooms: Primary bedroom on the first floor; All bedrooms on the first floor
• Flooring: Vinyl flooring; Carpet
• Bathrooms: Two full bathrooms on the first floor
• Heating & cooling: Central heat and air; Heat pump (Energy Star qualified); Fireplace(s); Ceiling fans
• Interior features: Baseboards; Ceiling fans; High-speed internet; Storm windows; Blinds
• Laundry & utility: Inside laundry with washer/dryer hookups; Electric water heater; Energy Star qualified water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (19.3% below list).
• Recommended offer: $202k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.2% in Bellview — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: amenities F, commute F, health & safety 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: Bellview Elementary School (math 28% / reading 34%, grade F, #1,854 of 2,144 statewide, top 87%, 545 students, 75% FRL); Bellview Middle School (math 17% / reading 23%, grade F, #558 of 571 statewide, top 98%, 992 students, 76% FRL); Pine Forest High School (math 20% / reading 32%, grade F, #494 of 667 statewide, top 75%, 1,870 students, 62% FRL).
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-17 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 fast (+4.4%/yr); 421 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $127k; list at $250k implies a 97% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,661 (19.3% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.74%
• DSCR: 1.08
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $270,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5800 Avondale Rd	0.47mi	4/2.0	1,700 (-4%)	1mo	$110,000	$65	71
5686 Ventura Ln	0.27mi	5/2.0 (+1)	1,824 (+3%)	7mo	$260,000	$143	71
5940 Muldoon Rd	0.37mi	3/2.0 (-1)	1,684 (-5%)	3mo	$273,000	$162	67
4655 Kimberly Dr	0.47mi	4/2.0	1,850 (+5%)	5mo	$270,000	$146	67
5687 Nicholas Ln	0.55mi	3/2.0 (-1)	1,863 (+5%)	4mo	$155,000	$83	57
5000 Stevendale Rd	0.61mi	3/2.0 (-1)	1,699 (-4%)	6mo	$225,000	$132	55
5630 Ferndale Ct	0.37mi	4/2.0	1,512 (-14%)	9mo	$235,000	$155	51
5224 Westwind Cir	0.61mi	3/2.0 (-1)	1,595 (-10%)	2mo	$289,000	$181	49
5233 Westwind Cir	0.57mi	3/2.0 (-1)	1,550 (-12%)	1mo	$237,500	$153	47
6044 Champion Oaks Dr	0.52mi	5/2.0 (+1)	1,512 (-14%)	1mo	$200,000	$132	46
6041 Champion Oaks Dr	0.51mi	3/2.0 (-1)	1,555 (-12%)	8mo	$255,000	$164	45
5030 Stevendale Rd	0.64mi	3/2.0 (-1)	1,539 (-13%)	5mo	$260,000	$169	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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.55×
• Total profit: $-31,223
• Equity at exit: $37,261

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-6,987
• Equity at exit: $21,607

Cash invested: $69,972 (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: 421
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,017 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$77 /mo · $924/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $101

Break-even live

Break-even rent $1,888

Max offer price $249,900

Occupancy floor 90%

Sensitivity live

Price	-10% $243	-5% $172	+0% $101	+5% $31	+10% $-40
Rent	-10% $-58	-5% $22	+0% $101	+5% $181	+10% $261
Rate	-1.0pp $227	-0.5pp $165	base $101	+0.5pp $37	+1.0pp $-29

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4856 Genevive Ct Pensacola, FL	3.0	2.0	1900	$1,850	$0.97	15d	1	0.17mi
6077 Royal Port Ct Pensacola, FL	3.0	2.5	1542	$1,775	$1.15	25d	1	0.62mi
6081 Royal Port Ct Pensacola, FL	3.0	2.5	1428	$1,850	$1.30	25d	1	0.62mi
5217 Saufley Field Rd Pensacola, FL	4.0	2.5	1817	$1,895	$1.04	25d	1	0.63mi
5184 Regalo Dr Pensacola, FL	3.0	2.0	1504	$1,900	$1.26	25d	1	0.63mi
3230 Palmdale Ave Pensacola, FL	3.0	2.0	1300	$1,500	$1.15	25d	1	0.75mi
6225 Mobile Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1036	$2,595	$2.50	15d	15	0.87mi
6379 Mers Ln Pensacola, FL	3.0	2.5	1811	$1,900	$1.05	23d	1	1.02mi
5519 Lexlee Blvd Pensacola, FL	3.0	2.5	1543	$1,850	$1.20	25d	1	1.05mi
5604 Scotland Ter Pensacola, FL	3.0	2.0	1231	$1,600	$1.30	15d	1	1.17mi
5172 Zachary Blvd Pensacola, FL	3.0	2.0	1803	$1,900	$1.05	25d	1	1.34mi
1860 Broyhill Ln Pensacola, FL	3.0	2.0	1561	$1,600	$1.02	25d	1	1.36mi
2702 Massachusetts Ave Pensacola, FL	1.0–3.0	1.0–2.5	1150	$1,745	$1.52	15d	9	1.38mi

Listing history 24 events

1. 2026-06-21
   days on market $249,900 Active 60 DOM
2. 2026-06-18
   days on market $249,900 Active 57 DOM
3. 2026-06-17
   days on market $249,900 Active 56 DOM
4. 2026-06-16
   days on market $249,900 Active 55 DOM
5. 2026-06-15
   days on market $249,900 Active 54 DOM
6. 2026-06-14
   days on market $249,900 Active 52 DOM
7. 2026-06-10
   days on market $249,900 Active 49 DOM
8. 2026-06-09
   days on market $249,900 Active 48 DOM
9. 2026-06-08
   days on market $249,900 Active 47 DOM
10. 2026-06-07
    days on market $249,900 Active 46 DOM
11. 2026-06-03
    days on market $249,900 Active 42 DOM
12. 2026-06-02
    days on market $249,900 Active 41 DOM
13. 2026-06-01
    days on market $249,900 Active 40 DOM
14. 2026-05-31
    days on market $249,900 Active 39 DOM
15. 2026-05-31
    days on market $249,900 Active 38 DOM
16. 2026-05-19
    status Active
17. 2026-05-12
    historical
18. 2026-04-14
    listed $249,900 Active
19. 2005-01-06
    soldstatus $126,900
20. 2003-12-11
    soldstatus $98,900
21. 2003-11-25
    soldstatus $98,900 291-char remark

    Show marketing remark (291 chars)

    VERY WELL MAINTAINED HOME. X-LARGE BREAKFAST BAR. STONE FIREPLACE IN FAMILY ROOM. NEW COVERED PATIO INSIDE PRIVACY FENCED CORNER LOT. FORMAL LIVING AND FAMILY ROOMS. LOTS OF CLOSETS. SIDEWALKS. SPRINKLER IS NOT WORKING, SOLD "AS IS". VERY LOVABLE HOME. KITCHEN IS CENTER OF HOME.

22. 2003-08-18
    listed $99,900 291-char remark

    Show marketing remark (291 chars)

    VERY WELL MAINTAINED HOME. X-LARGE BREAKFAST BAR. STONE FIREPLACE IN FAMILY ROOM. NEW COVERED PATIO INSIDE PRIVACY FENCED CORNER LOT. FORMAL LIVING AND FAMILY ROOMS. LOTS OF CLOSETS. SIDEWALKS. SPRINKLER IS NOT WORKING, SOLD "AS IS". VERY LOVABLE HOME. KITCHEN IS CENTER OF HOME.

23. 1996-02-27
    soldstatus $85,000
24. 1975-01-01
    soldstatus $35,000

ⓘ 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: $924 · $77/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$1,150/yr (+$96/mo · 124.5%)

ⓘ 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 · 24 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: $24,199
• − Mortgage interest: −$13,998
• − Property taxes: −$924
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − Depreciation: −$7,270
• Taxable loss: −$3,114
• Est. tax savings @ 24.0%: +$747
• After-tax cash flow: $1,965/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

• Census place: Bellview, FL
• 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

+614.0% since first listed

9 events — show timeline

• 2026-05-19 Relisted — PARMLS
• 2026-05-12 Listing Removed — PARMLS
• 2026-04-14 Listed $249,900 PARMLS
• 2005-01-06 Sold (Public Records) $126,900 Public Records
• 2003-12-11 Sold (Public Records) $98,900 Public Records
• 2003-11-25 Sold (MLS) $98,900 PARMLS
• 2003-08-18 Listed $99,900 PARMLS
• 1996-02-27 Sold (Public Records) $85,000 Public Records
• 1975-01-01 Sold (Public Records) $35,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $924 · +21.3% YoY. Source: county tax records.