8991 Brigade Trl · Ensley, FL 32534

$215,000

3 bd · 2.5 ba · 1,420 sqft · Townhouse public records · 156 Days on market

Built 2021 Good condition 1,598 sqft lot $151/sqft · 9% below area Est $256k · 16% under $164/mo HOA · 9% of rent

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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).

• ARV discount +14.8/15.0
• Cash flow +8.9/30.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +3.4/5.0
• DSCR +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEST PRICE and EXCELLENT CONDITION!! Welcome to easy living at its finest! This charming 3-bedroom, 2.5-bath townhome offers a bright, airy interior and one of the most worry-free lifestyles you’ll find in Pensacola. Get all the benefits of homeownership with none of the weekend chores. This HOA handles nearly everything—including exterior insurance, exterior maintenance (siding, roof, painting, pressure washing), lawn care, termite bond, plus maintenance of the resort-style pool, pavilion, dog park, and green spaces. Located in Admirals Quarters community—just minutes from Navy Federal’s main campus, I-10, downtown, the airport, and Gulf Coast beaches—you’ll love the location! Step inside to an open, modern layout featuring a stylish kitchen with granite countertops, stainless steel appliances, white cabinetry, and a large center island with breakfast bar. The living and dining areas flow together nicely and have views of a natural wooded area, and the handy half-bath completes the main level. Upstairs, the spacious primary suite includes an oversized closet and double-vanity bath, while two additional bedrooms and a second full bath offer great flexibility for guests, family, or a home office. Relax on your private patio, enjoy your attached garage, and come home each day to a community that truly takes care of you. Whether you’re seeking a first home, a smart investment, or a low-maintenance lifestyle, this townhome checks all the boxes with style.

Key facts

• Wooded views
• Stylish kitchen
• Granite countertops

Tags

• ADMIRALS QUARTERS COMMUNITY
• WOODED VIEWS
• OPEN-CONCEPT LAYOUT
• STYLISH KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (13.5% below list).
• Recommended offer: $184k (14.3% below list) — sets the bar for cash-flow.

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); 152 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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 156 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,186 (14.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.87% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.48%
• DSCR: 0.85
• GRM: 9.6

CMA / ARV

• ARV (median comp): $256,343
• List price: $215,000
• Delta: -13.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1541 Farragut Way	0.05mi	3/2.5	1,553 (+9%)	0mo	$250,000	$161	82
8928 Brigade Trl	0.12mi	3/2.5	1,537 (+8%)	0mo	$220,000	$143	80
8905 Brigade Trl #8905	0.15mi	3/2.5	1,537 (+8%)	3mo	$222,250	$145	77
8913 Brigade Trl	0.14mi	3/2.5	1,537 (+8%)	5mo	$230,000	$150	76
1587 Iroquois Ct	0.38mi	3/2.5	1,537 (+8%)	3mo	$225,900	$147	66
1956 Highland Ridge Ct	0.65mi	3/2.5	1,543 (+9%)	1mo	$233,900	$152	54
1952 Highland Ridge Ct Unit 5B	0.72mi	3/2.5	1,543 (+9%)	0mo	$233,900	$152	52
1944 Highland Ridge Ct Unit 7B	0.70mi	3/2.5	1,543 (+9%)	2mo	$233,900	$152	52
1940 Highland Ridge Ct Unit 8B	0.70mi	3/2.5	1,543 (+9%)	3mo	$233,900	$152	50
1960 Highland Ridge Ct Unit 3B	0.70mi	3/2.5	1,543 (+9%)	3mo	$233,900	$152	50
1964 Highland Ridge Ct Unit 2B	0.71mi	3/2.5	1,543 (+9%)	3mo	$233,900	$152	50
1968 Highland Ridge Ct Unit 1B	0.72mi	3/2.5	1,543 (+9%)	5mo	$227,400	$147	48

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: -21.3%
• Equity multiple: 0.26×
• Total profit: $-44,637
• Equity at exit: $32,057

10-year hold

• IRR: -13.1%
• Equity multiple: 0.21×
• Total profit: $-47,732
• Equity at exit: $18,589

Cash invested: $60,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 18 under contract
• Months of supply: 6.9 mo (14%/mo absorbed)
• Median asking: $227,900 ($148/sqft)
• Median days on market: 151 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +22.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32534

• Home prices YoY: -19.1%
• Rents YoY: 3.6%
• Active inventory: 152
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,861 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$263 /mo · $3,158/yr
• Insurance: −$90
• HOA: −$164
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-174

Break-even live

Break-even rent $2,081

Max offer price $184,186

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-114	+0% $-174	+5% $-235	+10% $-296
Rent	-10% $-321	-5% $-248	+0% $-174	+5% $-101	+10% $-27
Rate	-1.0pp $-66	-0.5pp $-120	base $-174	+0.5pp $-230	+1.0pp $-287

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: $53,750
• Closing costs: $6,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8978 Brigade Trl Pensacola, FL	3.0	2.5	1537	$1,725	$1.12	15d	1	0.01mi
8980 Brigade Trl Pensacola, FL	3.0	2.5	1537	$1,725	$1.12	72d	1	0.01mi
8980 Brigade Trl Pensacola, FL	3.0	2.5	1537	$1,725	$1.12	70d	1	0.01mi
8988 Brigade Trl Pensacola, FL	3.0	2.5	1530	$2,050	$1.34	15d	1	0.03mi
1524 Farragut Way Pensacola, FL	3.0	2.5	1537	$1,750	$1.14	63d	1	0.08mi
8932 Brigade Trl Pensacola, FL	3.0	2.5	1530	$1,825	$1.19	72d	1	0.08mi
1559 W Nine Mile Rd Pensacola, FL	1.0–3.0	1.0–2.0	1094	$2,765	$2.53	15d	28	0.12mi
8932 Abbington Dr Pensacola, FL	3.0	2.0	1576	$2,015	$1.28	72d	1	0.13mi
8869 Brigade Trl Pensacola, FL	3.0	2.5	1537	$1,725	$1.12	63d	1	0.16mi
1512 Iroquois Ct Pensacola, FL	3.0	2.5	1500	$1,750	$1.17	72d	1	0.17mi
1431 W Nine Mile Rd Pensacola, FL	1.0–3.0	1.0–2.0	1017	$1,893	$1.86	15d	18	0.18mi
1542 Iroquois Ct Pensacola, FL	3.0	2.5	1537	$1,750	$1.14	15d	1	0.35mi
28 Easton St Cantonment, FL	3.0	2.0	1695	$1,850	$1.09	63d	1	0.47mi
2292 Sparrow Ln Pensacola, FL	3.0	2.0	1275	$1,525	$1.20	72d	1	0.54mi
8800 Pine Forest Rd Pensacola, FL	1.0–3.0	1.0–2.0	1077	$1,753	$1.63	15d	18	0.66mi
1106 Fretz St Unit A Pensacola, FL	2.0	1.0	1092	$1,350	$1.24	15d	1	0.73mi
8644 Cove Ave Pensacola, FL	3.0	2.0	1588	$1,850	$1.16	72d	1	0.86mi
9980 Bowman Ave Unit C Pensacola, FL	3.0	2.0	1150	$1,625	$1.41	15d	1	0.90mi
9980 Bowman Ave Unit L Pensacola, FL	3.0	2.0	1150	$1,595	$1.39	63d	1	0.90mi
9980 Bowman Ave Unit N Pensacola, FL	3.0	2.0	1150	$1,595	$1.39	70d	1	0.90mi
8889 Ransley Station Blvd Pensacola, FL	1.0–3.0	1.0–2.0	1176	$3,160	$2.69	15d	50	0.99mi
975 Lovebird Ct Pensacola, FL	4.0	2.0	1768	$2,100	$1.19	63d	1	1.24mi
1229 W Ten Mile Rd Cantonment, FL	3.0	2.0	1528	$2,000	$1.31	72d	1	1.26mi
951 Lovebird Ct Pensacola, FL	4.0	2.0	1787	$2,150	$1.20	63d	1	1.28mi
1040 Lovebird Ct Pensacola, FL	4.0	2.0	1787	$2,100	$1.18	15d	1	1.30mi
3318 Pine Forest Rd Cantonment, FL	2.0	2.0	968	$1,250	$1.29	72d	1	1.39mi
1612 Bradberry Pl Pensacola, FL	3.0	1.0	984	$1,450	$1.47	15d	1	1.47mi
8660 Figland Ave Pensacola, FL	3.0	2.0	1106	$1,550	$1.40	63d	1	1.48mi

HOA detail $164/mo · $1,968/yr

• Likely covers: landscapingexterior maint.pool

Listing history 50 events

1. 2026-08-08
   days on market $215,000 Active 156 DOM
2. 2026-08-07
   days on market $215,000 Active 155 DOM
3. 2026-08-06
   days on market $215,000 Active 154 DOM
4. 2026-08-05
   price $215,000 Active 153 DOM
5. 2026-08-05
   days on market $222,900 Active 153 DOM
6. 2026-08-04
   days on market $222,900 Active 152 DOM
7. 2026-08-03
   days on market $222,900 Active 151 DOM
8. 2026-07-31
   days on market $222,900 Active 148 DOM
9. 2026-07-30
   days on market $222,900 Active 147 DOM
10. 2026-07-29
    days on market $222,900 Active 146 DOM
11. 2026-07-27
    days on market $222,900 Active 144 DOM
12. 2026-07-25
    days on market $222,900 Active 142 DOM
13. 2026-07-23
    days on market $222,900 Active 140 DOM
14. 2026-07-22
    days on market $222,900 Active 139 DOM
15. 2026-07-21
    days on market $222,900 Active 138 DOM
16. 2026-07-18
    days on market $222,900 Active 135 DOM
17. 2026-07-16
    days on market $222,900 Active 133 DOM
18. 2026-07-16
    days on market $222,900 Active 132 DOM
19. 2026-07-14
    days on market $222,900 Active 131 DOM
20. 2026-07-14
    days on market $222,900 Active 130 DOM
21. 2026-07-12
    days on market $222,900 Active 129 DOM
22. 2026-07-11
    days on market $222,900 Active 128 DOM
23. 2026-07-10
    days on market $222,900 Active 127 DOM
24. 2026-07-09
    pricedays on market $222,900 Active 126 DOM
25. 2026-07-08
    days on market $224,900 Active 125 DOM
26. 2026-07-07
    days on market $224,900 Active 124 DOM
27. 2026-07-06
    days on market $224,900 Active 123 DOM
28. 2026-07-05
    days on market $224,900 Active 122 DOM
29. 2026-07-04
    days on market $224,900 Active 121 DOM
30. 2026-07-03
    days on market $224,900 Active 120 DOM
31. 2026-07-02
    days on market $224,900 Active 119 DOM
32. 2026-07-01
    days on market $224,900 Active 118 DOM
33. 2026-06-30
    days on market $224,900 Active 117 DOM
34. 2026-06-29
    days on market $224,900 Active 116 DOM
35. 2026-06-28
    days on market $224,900 Active 115 DOM
36. 2026-06-28
    days on market $224,900 Active 114 DOM
37. 2026-06-27
    days on market $224,900 Active 113 DOM
38. 2026-06-25
    days on market $224,900 Active 111 DOM
39. 2026-06-23
    days on market $224,900 Active 109 DOM
40. 2026-06-21
    days on market $224,900 Active 108 DOM
41. 2026-06-18
    days on market $224,900 Active 105 DOM
42. 2026-06-17
    days on market $224,900 Active 104 DOM
43. 2026-06-16
    days on market $224,900 Active 103 DOM
44. 2026-06-15
    days on market $224,900 Active 102 DOM
45. 2026-06-14
    days on market $224,900 Active 100 DOM
46. 2026-06-10
    days on market $224,900 Active 97 DOM
47. 2026-06-09
    days on market $224,900 Active 96 DOM
48. 2026-06-08
    days on market $224,900 Active 95 DOM
49. 2026-06-07
    days on market $224,900 Active 94 DOM
50. 2026-06-03
    days on market $224,900 Active 90 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: $3,158 · $263/mo
• Projected year-2 tax: $3,158 · $263/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 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: $22,326
• − Mortgage interest: −$12,043
• − Property taxes: −$3,158
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − HOA: −$1,968
• − Depreciation: −$6,255
• Taxable loss: −$5,745
• Est. tax savings @ 24.0%: +$1,379
• After-tax cash flow: $-714/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.

Condition & rehab AI · 3 photos

Good 80/100 Cosmetic rehab Est. rehab $7,100–$21,300 screening

This well-maintained townhouse in Admirals Quarters offers a good condition with minimal repairs needed. It's move-in ready with potential for minor cosmetic updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Lincoln Park Elementary School F FL #1,609/2,144 Nat'l #21,438/41,679 Middle Beulah Middle School D- FL #340/571 Nat'l #5,398/14,009 High J. M. Tate Senior High School D- FL #207/667 Nat'l #6,330/17,239

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

B Composite livability gradescore 79/100

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 · 334,637 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: 13% of renters

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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%

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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%

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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

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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

+9.8% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $224,900 PARMLS
• 2026-03-05 Listed $228,900 PARMLS
• 2021-02-26 Sold (MLS) $204,900 PARMLS
• 2020-11-01 Listed $204,900 PARMLS

Property tax history

-0.6%/yr

Latest (2025): $3,158 · -2.7% YoY. Source: county tax records.