1862 Nestle Dr · Ensley, FL 32534

$225,000

3 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 20 Days on market

Built 1974 0.32 ac lot Est $203k · 11% over

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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 +14.1/30.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• 1% rule +3.2/10.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enter the world of Cul De Sac living. This cute as a button 3 bedroom, 2 bath home sits on .3 of an acre. No neighbors behind and an enormous back deck. Come on in, and be greeted by the cozy living room with immediate access to the dining room and a custom made pass through. The dining room is light and airy and has French doors leading outside. To the left of the dining area, we have the kitchen with ample storage space, new faucet and hardware. The custom handmade wooden bar, What a treat! If we walk down the hall to the right, we come upon one bedroom to the right, and hall bath to the left, another bedroom to the right and then the Master bedroom to the left. Check out the shoe storage! How cute is that!! There is also a full bath in the master bedroom to make this your very own secluded area. Outside you will find the massive deck for all of your entertaining or relaxation needs. Walk down the steps of your deck to find the firepit and enough grassy space for your furry or non furry friends/family. Updates include: new Schlage locks, 2014 HVAC, 2022 Roof, 2018 Water Heater, 2018 Garage door opener. Schedule your showing today! Seller to give a $7000.00 flooring credit at closing. Alarm system does not convey. Seller has a new survey.

Key facts

• Brick home
• Large rear deck
• Generous backyard

Tags

• BRICK HOME
• PASS-THROUGH BREAKFAST NOOK
• LARGE REAR DECK
• GENEROUS BACKYARD

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached garage with one covered space; Side entrance; Garage door opener; One total parking space
• Security: Smoke detectors
• Utilities: Public sewer; Electric service with circuit breakers; County-maintained road access
• Home design: Single-story home; Resale property; Not attached to another property; Homestead exemption in place
• Construction: Block construction; Composition roof; Slab foundation; Built as a one-level dwelling
• Exterior features: Porch; Rain gutters; Partial fencing; Located on a cul-de-sac

Interior

• Kitchen: Laminate countertops; Electric water heater
• Bedrooms: Primary bedroom on the first floor; Additional bedrooms on the first floor
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans for cooling
• Interior features: Baseboards; Ceiling fans; Laminate counters
• Laundry & utility: Electric service with circuit breakers

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $35 ($420/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 $185k (17.7% below list).
• Recommended offer: $185k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.6% 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.
• 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: Pine Meadow Elementary School (math 59% / reading 65%, grade B, #608 of 2,144 statewide, top 29%, 710 students, 51% FRL); J. M. Tate Senior High School (math 42% / reading 52%, grade D-, #207 of 667 statewide, top 32%, 2,110 students, 44% FRL).
• Zoned-school proficiency averages 54% at this address vs 42% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Escambia average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.6%/yr); 115 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($59k/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 20 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y 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 $189k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,182 (17.7% below list)

Questions for the listing agent

1. Built in 1974 — 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 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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $203,112
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8500 Blue Jay Way	0.31mi	3/2.0	1,050 (-4%)	12mo	$205,000	$195	69
1405 Dunhurst Dr	0.64mi	2/2.0 (-1)	1,016 (-7%)	7mo	$189,250	$186	48
1434 Keylan Cv	0.58mi	3/2.0	1,188 (+9%)	15mo	$165,000	$139	46
8680 Sharon Ln	0.59mi	2/1.0 (-1)	1,205 (+10%)	10mo	$150,000	$124	38
1416 Dunhurst Dr	0.66mi	2/2.0 (-1)	985 (-10%)	14mo	$198,000	$201	36
7949 Stallworth Ln	0.69mi	2/2.0 (-1)	1,218 (+12%)	12mo	$191,500	$157	33
1612 Addies Way	0.58mi	3/2.0	1,246 (+14%)	21mo	$260,000	$209	32
7810 Homestead Ln	0.74mi	2/1.5 (-1)	1,242 (+14%)	18mo	$199,000	$160	21

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 · 3.63% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.47×
• Total profit: $-33,099
• Equity at exit: $33,548

10-year hold

• IRR: -5.0%
• Equity multiple: 0.66×
• Total profit: $-21,245
• Equity at exit: $19,454

Cash invested: $63,000 (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 32534

• Home prices YoY: -19.1%
• Rents YoY: 3.6%
• Active inventory: 115
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,852 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$154 /mo · $1,851/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $35

Break-even live

Break-even rent $1,808

Max offer price $225,000

Occupancy floor 93%

Sensitivity live

Price	-10% $162	-5% $99	+0% $35	+5% $-29	+10% $-92
Rent	-10% $-111	-5% $-38	+0% $35	+5% $108	+10% $181
Rate	-1.0pp $148	-0.5pp $92	base $35	+0.5pp $-23	+1.0pp $-83

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1512 Iroquois Ct Pensacola, FL	3.0	2.5	1500	$1,750	$1.17	25d	1	0.40mi
2292 Sparrow Ln Pensacola, FL	3.0	2.0	1275	$1,525	$1.20	25d	1	0.55mi
1559 W Nine Mile Rd Pensacola, FL	1.0–2.0	1.0–2.0	894	$2,280	$2.55	15d	31	0.67mi
8800 Pine Forest Rd Pensacola, FL	1.0–3.0	1.0–2.0	1077	$1,809	$1.68	15d	18	0.68mi
1431 W Nine Mile Rd Pensacola, FL	1.0–3.0	1.0–2.0	1017	$1,780	$1.75	15d	12	0.71mi
1540 Wilimar Pl Pensacola, FL	3.0	2.0	1008	$1,550	$1.54	15d	1	1.23mi
9980 Bowman Ave Unit L Pensacola, FL	3.0	2.0	1150	$1,595	$1.39	15d	1	1.36mi
9980 Bowman Ave Unit N Pensacola, FL	3.0	2.0	1150	$1,595	$1.39	23d	1	1.36mi
8660 Figland Ave Pensacola, FL	3.0	2.0	1106	$1,550	$1.40	15d	1	1.40mi

Listing history 13 events

1. 2026-06-21
   days on market $225,000 Active 20 DOM
2. 2026-06-18
   days on market $225,000 Active 17 DOM
3. 2026-06-17
   days on market $225,000 Active 16 DOM
4. 2026-06-16
   days on market $225,000 Active 15 DOM
5. 2026-06-15
   days on market $225,000 Active 14 DOM
6. 2026-06-14
   days on market $225,000 Active 12 DOM
7. 2026-06-10
   days on market $225,000 Active 9 DOM
8. 2026-06-09
   days on market $225,000 Active 8 DOM
9. 2026-06-08
   days on market $225,000 Active 7 DOM
10. 2026-06-07
    days on market $225,000 Active 6 DOM
11. 2026-06-03
    days on market $225,000 Active 2 DOM
12. 2026-06-01
    remarks 699-char remark
13. 2026-06-01
    listed $225,000 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: $1,851 · $154/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$16/yr (+$1/mo · 0.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥105°F today · 18 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: $22,222
• − Mortgage interest: −$12,603
• − Property taxes: −$1,851
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$6,545
• Taxable loss: −$3,459
• Est. tax savings @ 24.0%: +$830
• After-tax cash flow: $1,250/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): 17,104
• Household income: $58,992
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 540.0

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 0.65)
• Race & ethnicity: White 51% Black 30% Two or more races 9% Hispanic / Latino 8% Asian 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Serbian 3% Italian 2% Portuguese 1%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 6% Vietnamese 2% 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: ▼ -60.23%
• Current HPI: 255.7617
• Rent YoY: ▲ 3.63%
• 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

+782.4% since first listed

20 events — show timeline

• 2026-06-01 Listed $225,000 PARMLS
• 2023-11-22 Sold (MLS) $189,000 PARMLS
• 2023-11-20 Pending — PARMLS
• 2023-10-28 Contingent — PARMLS
• 2023-10-21 Relisted — PARMLS
• 2023-09-15 Contingent — PARMLS
• 2023-09-09 Listed $195,000 PARMLS
• 2018-02-07 Sold (Public Records) $92,000 Public Records
• 2018-02-02 Listed $92,000 PARMLS
• 2018-02-02 Sold (MLS) $92,000 PARMLS
• 2014-09-04 Listing Removed — PARMLS
• 2014-07-18 Listed $109,900 PARMLS
• 2014-06-04 Sold (MLS) $36,000 PARMLS
• 2013-11-12 Listed $38,500 PARMLS
• 2013-08-14 Listing Removed — PARMLS
• 2010-04-28 Listed $57,900 PARMLS
• 1996-04-09 Sold (Public Records) $58,000 Public Records
• 1984-03-01 Sold (Public Records) $35,100 Public Records
• 1979-02-01 Sold (Public Records) $29,900 Public Records
• 1976-01-01 Sold (Public Records) $25,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,851 · -16.8% YoY. Source: county tax records.