1728 Amanda Ln · Ensley, FL 32533

$129,900

2 bd · 2.0 ba · 728 sqft · Manufactured public records · 34 Days on market

Built 1996 1.00 ac lot Est $120k · 8% over

---

Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +4.0/5.0
• ARV discount +3.8/15.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is situated on a well maintained 1 acre lot surrounded with mature trees providing shade, & TRANQUILITY...The kitchen has been remodeled with warm wood cabinetry and open shelving giving it an open and trendy look.There is new luxury vinyl flooring and new paint thorough-out finishing off the updated look. You will enjoy the new decking both on the front entrance and back of home. The deck is perfect to sit and soak in the view of this awesome property. The septic tank is sized for a 3 bedroom 2 bath home if you choose to build on the beautiful lot. Other great features home offers, a new stackable washer/dryer, new refrigerator, new water heater, all new light fixtures, new ceiling fan, a tool shed (outside), new shutters, and the exterior has been painted with a new color giving this home a complete makeover. This immaculate home is move in ready and located close to a Publix shopping center, hospital, Interstate, and plenty of restaurants for your choosing. Don't miss this one....Call today for your private showing!

Key facts

• 1 acre lot
• Updated kitchen
• Wood cabinetry

Tags

• 1 ACRE LOT
• MATURE TREES
• UPDATED KITCHEN
• WOOD CABINETRY
• OPEN SHELVING
• LUXURY VINYL FLOORING

Property features AI

Finance

• Other: Directions: Go north on Pine Forest Rd, right on Amanda Ln, home is on the left
• HOA & community: No homeowners association

Exterior

• Parking: Front entrance parking
• Utilities: Public water; Septic tank; Electric with circuit breakers and copper wiring
• Home design: Mobile/Manufactured or Modular home; One story; Resale property; Homestead exempt
• Construction: Off-grade foundation
• Exterior features: Composition roof; Paved road access; County maintained road; Lot approximately 1 acre

Interior

• Kitchen: Remodeled kitchen; All new countertops, cabinets, hardware, and sink
• Bedrooms: Master bedroom on the first floor, approximately 10 x 10; Additional bedroom on the first floor, approximately 6 x 9
• Flooring: Updated bathroom flooring
• Bathrooms: One full bathroom, recently updated (new vanity, tub/shower tile, flooring)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Living and dining combined (living/dining combo); Remodeled kitchen with new countertops, cabinets, hardware, and sink; Updated bathroom with new vanity, tile around tub/shower, and new flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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.
• 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: 511 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $108k; 20% 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 1.33% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.78%
• DSCR: 1.84
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $120,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1728 Amanda Ln	0.00mi	2/1.0	728 (0%)	1mo	$120,000	$165	96

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.42×
• Total profit: $15,179
• Equity at exit: $19,369

10-year hold

• IRR: 19.6%
• Equity multiple: 2.64×
• Total profit: $59,771
• Equity at exit: $11,231

Cash invested: $36,372 (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 32533

• Home prices YoY: -14.6%
• Active inventory: 511
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,731 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $569

Break-even live

Break-even rent $1,011

Max offer price $129,900

Occupancy floor 62%

Sensitivity live

Price	-10% $643	-5% $606	+0% $569	+5% $533	+10% $496
Rent	-10% $433	-5% $501	+0% $569	+5% $638	+10% $706
Rate	-1.0pp $635	-0.5pp $602	base $569	+0.5pp $536	+1.0pp $501

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1559 W Nine Mile Rd Pensacola, FL	1.0–2.0	1.0–2.0	894	$2,280	$2.55	15d	31	1.20mi
1431 W Nine Mile Rd Pensacola, FL	1.0–3.0	1.0–2.0	1017	$1,574	$1.55	15d	12	1.23mi
9759 Cove Ave Pensacola, FL	1.0	1.0	480	$1,100	$2.29	25d	1	1.42mi

Listing history 16 events

1. 2026-05-21
   status Pending
2. 2026-05-09
   historical Contingent
3. 2026-04-30
   price $129,900
4. 2026-04-17
   listed $133,000 Active
5. 2023-03-17
   status Pending 1054-char remark

   Show marketing remark (1054 chars)

   This property is situated on a well maintained 1 acre lot surrounded with mature trees providing shade, & TRANQUILITY...The kitchen has been remodeled with warm wood cabinetry and open shelving giving it an open and trendy look.There is new luxury vinyl flooring and new paint thorough-out finishing off the updated look. You will enjoy the new decking both on the front entrance and back of home. The deck is perfect to sit and soak in the view of this awesome property. The septic tank is sized for a 3 bedroom 2 bath home if you choose to build on the beautiful lot. Other great features home offers, a new stackable washer/dryer, new refrigerator, new water heater, all new light fixtures, new ceiling fan, a tool shed (outside), new shutters, and the exterior has been painted with a new color giving this home a complete makeover. This immaculate home is move in ready and located close to a Publix shopping center, hospital, Interstate, and plenty of restaurants for your choosing. Don't miss this one....Call today for your private showing!

6. 2023-03-17
   soldstatus $108,000 Sold 1054-char remark

   Show marketing remark (1054 chars)

   This property is situated on a well maintained 1 acre lot surrounded with mature trees providing shade, & TRANQUILITY...The kitchen has been remodeled with warm wood cabinetry and open shelving giving it an open and trendy look.There is new luxury vinyl flooring and new paint thorough-out finishing off the updated look. You will enjoy the new decking both on the front entrance and back of home. The deck is perfect to sit and soak in the view of this awesome property. The septic tank is sized for a 3 bedroom 2 bath home if you choose to build on the beautiful lot. Other great features home offers, a new stackable washer/dryer, new refrigerator, new water heater, all new light fixtures, new ceiling fan, a tool shed (outside), new shutters, and the exterior has been painted with a new color giving this home a complete makeover. This immaculate home is move in ready and located close to a Publix shopping center, hospital, Interstate, and plenty of restaurants for your choosing. Don't miss this one....Call today for your private showing!

7. 2023-02-04
   historical Contingent 1054-char remark

   Show marketing remark (1054 chars)

   This property is situated on a well maintained 1 acre lot surrounded with mature trees providing shade, & TRANQUILITY...The kitchen has been remodeled with warm wood cabinetry and open shelving giving it an open and trendy look.There is new luxury vinyl flooring and new paint thorough-out finishing off the updated look. You will enjoy the new decking both on the front entrance and back of home. The deck is perfect to sit and soak in the view of this awesome property. The septic tank is sized for a 3 bedroom 2 bath home if you choose to build on the beautiful lot. Other great features home offers, a new stackable washer/dryer, new refrigerator, new water heater, all new light fixtures, new ceiling fan, a tool shed (outside), new shutters, and the exterior has been painted with a new color giving this home a complete makeover. This immaculate home is move in ready and located close to a Publix shopping center, hospital, Interstate, and plenty of restaurants for your choosing. Don't miss this one....Call today for your private showing!

8. 2023-01-28
   listed $125,000 Active 1054-char remark

   Show marketing remark (1054 chars)

   This property is situated on a well maintained 1 acre lot surrounded with mature trees providing shade, & TRANQUILITY...The kitchen has been remodeled with warm wood cabinetry and open shelving giving it an open and trendy look.There is new luxury vinyl flooring and new paint thorough-out finishing off the updated look. You will enjoy the new decking both on the front entrance and back of home. The deck is perfect to sit and soak in the view of this awesome property. The septic tank is sized for a 3 bedroom 2 bath home if you choose to build on the beautiful lot. Other great features home offers, a new stackable washer/dryer, new refrigerator, new water heater, all new light fixtures, new ceiling fan, a tool shed (outside), new shutters, and the exterior has been painted with a new color giving this home a complete makeover. This immaculate home is move in ready and located close to a Publix shopping center, hospital, Interstate, and plenty of restaurants for your choosing. Don't miss this one....Call today for your private showing!

9. 2020-08-21
   soldstatus $66,900
10. 2020-08-20
    soldstatus $67,900 278-char remark

    Show marketing remark (278 chars)

    One acre of land with improvements, 4 miles from Navy Federal Credit Union. No presence of wetland. Perfect for building a house, or several. Lot has been cleared of all brush and undergrowth. Mobile Home has a new roof (1 yr old). The mobile home has been cleaned up by seller.

11. 2020-07-27
    listed $65,000 278-char remark

    Show marketing remark (278 chars)

    One acre of land with improvements, 4 miles from Navy Federal Credit Union. No presence of wetland. Perfect for building a house, or several. Lot has been cleared of all brush and undergrowth. Mobile Home has a new roof (1 yr old). The mobile home has been cleaned up by seller.

12. 2019-06-14
    soldstatus $50,000
13. 2019-06-12
    soldstatus $50,000
14. 2019-05-31
    listed $56,800
15. 1997-01-15
    soldstatus $18,000
16. 1986-11-01
    soldstatus $14,500

ⓘ 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: $758 · $63/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: +$320/yr (+$27/mo · 42.3%)

ⓘ 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 4/10 Moderate
• 🌡 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: $20,777
• − Mortgage interest: −$7,276
• − Property taxes: −$758
• − Insurance: −$650
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$3,779
• Taxable income: $4,990
• Est. tax owed @ 24.0%: −$1,198
• After-tax cash flow: $5,635/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
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 31,860
• Household income: $86,087
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 389.0

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 (74%)
• Race & ethnicity: White 74% Black 12% Two or more races 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Italian 2% Serbian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Guatemala, China
• Languages at home: 96% English-only · Spanish 2% Vietnamese 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: ▼ -44.13%
• Current HPI: 259.2605
• Rent YoY: —
• 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

+795.9% since first listed

16 events — show timeline

• 2026-05-21 Pending — PARMLS
• 2026-05-09 Contingent — PARMLS
• 2026-04-30 Price Changed $129,900 PARMLS
• 2026-04-17 Listed $133,000 PARMLS
• 2023-03-17 Pending — PARMLS
• 2023-03-17 Sold (MLS) $108,000 PARMLS
• 2023-02-04 Contingent — PARMLS
• 2023-01-28 Listed $125,000 PARMLS
• 2020-08-21 Sold (Public Records) $66,900 Public Records
• 2020-08-20 Sold (MLS) $67,900 PARMLS
• 2020-07-27 Listed $65,000 PARMLS
• 2019-06-14 Sold (Public Records) $50,000 Public Records
• 2019-06-12 Sold (MLS) $50,000 PARMLS
• 2019-05-31 Listed $56,800 PARMLS
• 1997-01-15 Sold (Public Records) $18,000 Public Records
• 1986-11-01 Sold (Public Records) $14,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $758 · +25.0% YoY. Source: county tax records.