8130 Stonebrook Dr · Ensley, FL 32514

$94,900

2 bd · 2.0 ba · 1,024 sqft · Townhouse public records · 114 Days on market

Built 1983 4,791 sqft lot $93/sqft · 37% below area Est $152k · 37% under

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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
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime value-add opportunity in a highly desirable location. The property will be vacant at closing, allowing you to move forward with updates on your timeline. It will need replumbing and a new roof, creating a clear renovation plan with strong upside potential. Conveniently located near the university, hospitals, shopping, grocery stores, public transportation, and local coffee shops. The deep backyard offers additional potential to design an inviting outdoor living space. A great opportunity to reimagine and add value in a high-demand area.

Key facts

• Vacant at closing
• Replumbing
• Deep backyard

Tags

• HIGHLY DESIRABLE LOCATION
• VACANT AT CLOSING
• REPLUMBING
• NEW ROOF
• DEEP BACKYARD
• INVITING OUTDOOR LIVING SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $95k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 4.7% in Ensley — 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 79/100 on livability (#133 in FL, #1,996 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D, schools 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; 27 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 $656 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 + 0.8% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $95k implies a 106% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.52% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.02%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (median comp): $151,606
• List price: $94,900
• Delta: -37.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8144 Stonebrook Dr	0.03mi	2/1.5	1,024 (0%)	3mo	$60,000	$59	95
8146 Stonebrook Dr	0.03mi	2/1.5	1,024 (0%)	3mo	$60,000	$59	94
7918 Stonebrook Dr	0.32mi	2/2.0	984 (-4%)	1mo	$197,000	$200	78
7994 Stonebrook Dr	0.22mi	2/2.0	984 (-4%)	14mo	$188,000	$191	71
7966 Stonebrook Dr	0.26mi	2/2.0	984 (-4%)	13mo	$197,000	$200	70
7949 Stonebrook Dr	0.28mi	2/2.0	984 (-4%)	22mo	$205,000	$208	62
8380 Country Walk Dr Unit B	0.58mi	2/2.0	994 (-3%)	22mo	$139,500	$140	50
749 Brook Meadow Ln	0.48mi	3/2.0 (+1)	1,142 (+12%)	19mo	$55,000	$48	38

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 · 0.76% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.47×
• Total profit: $12,518
• Equity at exit: $14,150

10-year hold

• IRR: 19.3%
• Equity multiple: 2.45×
• Total profit: $38,480
• Equity at exit: $8,205

Cash invested: $26,572 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,445 high
• Mortgage (P&I): −$498
• Tax from tax record: −$117 /mo · $1,403/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $488

Break-even live

Break-even rent $828

Max offer price $94,900

Occupancy floor 61%

Sensitivity live

Price	-10% $541	-5% $515	+0% $488	+5% $461	+10% $434
Rent	-10% $374	-5% $431	+0% $488	+5% $545	+10% $602
Rate	-1.0pp $535	-0.5pp $512	base $488	+0.5pp $463	+1.0pp $438

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1040 E Olive Rd Pensacola, FL	1.0–3.0	1.0–2.0	897	$1,361	$1.52	24d	7	0.08mi
8440 Chisholm Rd Unit B Pensacola, FL	3.0	2.0	1112	$1,525	$1.37	24d	1	0.46mi
671 E Olive Rd #9 Pensacola, FL	1.0	1.0	700	$875	$1.25	22d	1	0.47mi
8390 Country Walk Dr Unit B Pensacola, FL	2.0	2.0	994	$1,250	$1.26	24d	1	0.53mi
1500 E Johnson Ave #128 Pensacola, FL	2.0	2.0	1078	$1,275	$1.18	24d	1	0.73mi
204 Tree Swallow Dr Pensacola, FL	3.0	2.0	1500	$2,000	$1.33	24d	1	0.75mi
7840 Lilac Ln Pensacola, FL	1.0–3.0	1.0–2.0	1025	$1,690	$1.65	15d	16	0.80mi
8733 Chisholm Rd Pensacola, FL	3.0	1.0	1030	$1,300	$1.26	24d	1	0.83mi
7240 Hilburn Rd Unit 1D Pensacola, FL	2.0	1.0	800	$1,075	$1.34	24d	1	0.87mi
1600 Governors Dr Pensacola, FL	1.0–3.0	1.0–2.0	1010	$1,681	$1.66	15d	25	0.87mi
1857 Atwood Dr Pensacola, FL	1.0–2.0	1.0–1.5	892	$1,399	$1.57	24d	1	0.88mi
7812 Oak Forest Dr Pensacola, FL	3.0	1.5	1166	$1,750	$1.50	24d	1	0.90mi
1613 Governors Dr Pensacola, FL	2.0	2.0	1275	$1,600	$1.25	24d	1	0.95mi
288 E Olive Rd Pensacola, FL	1.0–2.0	1.0	750	$1,045	$1.39	24d	2	0.98mi
7150 Plantation Rd #122 Pensacola, FL	2.0	2.0	1092	$1,500	$1.37	24d	1	0.99mi
9004 Governors Place Ct Pensacola, FL	2.0	2.5	1250	$1,450	$1.16	15d	1	1.07mi
9100 Baldridge Rd Pensacola, FL	1.0–3.0	1.0–2.0	1086	$1,711	$1.57	15d	13	1.12mi
147 Creekview Dr Pensacola, FL	3.0	2.0	1188	$1,700	$1.43	15d	1	1.19mi
8651 Airway Dr Pensacola, FL	2.0	2.0	1170	$1,682	$1.44	22d	15	1.21mi
1015 Sable Dr Unit B Pensacola, FL	2.0	2.0	962	$1,300	$1.35	15d	1	1.32mi
1040 Sable Dr Unit c Pensacola, FL	2.0	1.5	1005	$1,200	$1.19	15d	1	1.34mi
8707 N Davis Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1017	$1,983	$1.95	15d	38	1.35mi
7101 Joy St Unit I5 Pensacola, FL	3.0	2.0	1183	$1,950	$1.65	24d	1	1.41mi
601 E Burgess Rd Pensacola, FL	2.0	2.0	870	$1,425	$1.64	24d	1	1.42mi
6016 Sewell St Pensacola, FL	3.0	1.5	1377	$1,650	$1.20	24d	1	1.44mi
6003 Born Dr Pensacola, FL	2.0	2.0	999	$1,450	$1.45	22d	1	1.46mi
6 Clyde St Pensacola, FL	2.0	1.0	794	$1,195	$1.51	24d	1	1.47mi

Listing history 16 events

1. 2026-06-14
   statusdays on market $94,900 Pending 114 DOM
2. 2026-06-10
   days on market $94,900 Contingent 112 DOM
3. 2026-06-09
   days on market $94,900 Contingent 111 DOM
4. 2026-06-08
   days on market $94,900 Contingent 110 DOM
5. 2026-06-07
   days on market $94,900 Contingent 109 DOM
6. 2026-06-03
   days on market $94,900 Contingent 105 DOM
7. 2026-06-02
   days on market $94,900 Contingent 104 DOM
8. 2026-06-01
   days on market $94,900 Contingent 103 DOM
9. 2026-05-31
   days on market $94,900 Contingent 102 DOM
10. 2026-05-31
    days on market $94,900 Contingent 101 DOM
11. 2026-04-24
    price $94,900 548-char remark

    Show marketing remark (548 chars)

    Prime value-add opportunity in a highly desirable location. The property will be vacant at closing, allowing you to move forward with updates on your timeline. It will need replumbing and a new roof, creating a clear renovation plan with strong upside potential. Conveniently located near the university, hospitals, shopping, grocery stores, public transportation, and local coffee shops. The deep backyard offers additional potential to design an inviting outdoor living space. A great opportunity to reimagine and add value in a high-demand area.

12. 2026-02-18
    listed $99,900 Active 548-char remark

    Show marketing remark (548 chars)

    Prime value-add opportunity in a highly desirable location. The property will be vacant at closing, allowing you to move forward with updates on your timeline. It will need replumbing and a new roof, creating a clear renovation plan with strong upside potential. Conveniently located near the university, hospitals, shopping, grocery stores, public transportation, and local coffee shops. The deep backyard offers additional potential to design an inviting outdoor living space. A great opportunity to reimagine and add value in a high-demand area.

13. 2017-07-10
    soldstatus $46,000
14. 1999-09-07
    soldstatus $41,500
15. 1989-07-01
    soldstatus $30,000
16. 1988-08-01
    soldstatus $30,000

ⓘ 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: $1,403 · $117/mo
• Projected year-2 tax: $1,403 · $117/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 · 22 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: $17,343
• − Mortgage interest: −$5,316
• − Property taxes: −$1,403
• − Insurance: −$474
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$2,761
• Taxable income: $4,615
• Est. tax owed @ 24.0%: −$1,108
• After-tax cash flow: $4,745/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 — Ensley

• Score: 79/100
• State rank: #133
• US rank: #1996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ensley, FL
• County: Escambia County · 301,722 people
• City population: 15,879
• 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

+216.3% since first listed

6 events — show timeline

• 2026-04-24 Price Changed $94,900 PARMLS
• 2026-02-18 Listed $99,900 PARMLS
• 2017-07-10 Sold (Public Records) $46,000 Public Records
• 1999-09-07 Sold (Public Records) $41,500 Public Records
• 1989-07-01 Sold (Public Records) $30,000 Public Records
• 1988-08-01 Sold (Public Records) $30,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,403 · +18.3% YoY. Source: county tax records.