8652 Mayflower Ave · Ensley, FL 32534

$139,000

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 21 Days on market

Built 1967 8,276 sqft lot Est $203k · 32% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.6/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled in 2018, this beautiful, centrally located 3 bedroom/2 bathroom brick home is move-in ready! Updates include windows, doors, gorgeous luxury vinyl wood look & tile flooring, roof, electrical, plumbing (all new plumbing from the meter), fixtures, toilets, appliances, cabinetry, vanities, and freshly textured walls & ceilings - no popcorn! Prepare to have your breath taken away upon walking in the door! The bright, open Living Room features custom tile flooring in the entryway, recessed lighting, coat closet and flows right into the Dining Area with double French doors adding to the nice, natural light. The kitchen is a dream including lots of new cabinetry with soft-close doors & drawers, granite countertops, high-end Samsung appliances, & deep sink with window. The nice, wide hallway leads to spacious bedrooms each including a ceiling fan. The Master Bathroom features a stunning custom tile walk-in shower with rain showerhead as well as a detachable showerhead while the hall bath includes custom tile surround and deep tub. Each bathroom includes updated vanities, toilets, and tile flooring. The extra-large laundry room includes washer, dryer, and freezer with plenty of space for additional storage. The French doors lead to a perfectly-sized, fenced-in backyard including an amazing wood deck and a big workshop complete with power. What more could you ask for? Make an appointment for your private tour today!

Key facts

• 2018 roof
• Pex plumbing
• Copper wiring

Tags

• FULLY RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• COPPER WIRING
• PEX PLUMBING
• 2018 ROOF

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Carport (covered) providing one covered parking space (total 1 parking space)
• Utilities: Public water; Septic tank sewer; Electric with circuit breakers and copper wiring
• Home design: Single-story (one level); Resale property; Not attached to another property
• Construction: Frame construction; Off-grade foundation; Composition roof
• Exterior features: Chain link and privacy fencing; Deck; Porch; Yard building (outbuilding); Paved, county-maintained road access; Central access lot feature

Interior

• Kitchen: Updated kitchen with granite countertops; Stainless steel appliances; New cabinets; Built-in microwave; Refrigerator
• Bedrooms: Master bedroom on the first floor; Additional bedrooms on the first floor
• Flooring: Tile
• Bathrooms: Two full bathrooms (recently updated within last 1–5 years)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring; Updated bathrooms with new vanities and tub/shower; Kitchen/dining combo
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 rising (+3.6%/yr); 113 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $961 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 + 3.6% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.

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 $136,915 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — 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. 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: 1.16% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.59%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $203,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8501 N Ryan Ave	0.27mi	3/1.0	1,056 (-2%)	4mo	$179,000	$170	77
8422 Cherry Ave	0.26mi	3/2.0	1,145 (+6%)	3mo	$219,000	$191	76
514 W Ensley St	0.22mi	3/2.0	1,179 (+9%)	1mo	$230,000	$195	74
8515 Rose Ave	0.34mi	3/2.0	1,145 (+6%)	2mo	$221,000	$193	72
8418 Cherry Ave	0.25mi	3/2.0	1,165 (+8%)	5mo	$219,000	$188	71
710 W Detroit Blvd	0.37mi	3/2.0	1,154 (+7%)	1mo	$199,000	$172	70
8510 Pond Ave	0.19mi	2/1.0 (-1)	927 (-14%)	2mo	$115,000	$124	57
8607 Doris Ave	0.41mi	3/2.0	1,200 (+11%)	6mo	$239,000	$199	57
8609 Doris Ave	0.41mi	3/2.0	1,200 (+11%)	7mo	$239,000	$199	57
8603 Russell Ave	0.57mi	3/2.0	1,221 (+13%)	1mo	$177,500	$145	50
7950 Hayworth Ave	0.72mi	3/2.0	1,205 (+12%)	2mo	$177,500	$147	45
7931 Atilla Ave	0.73mi	2/2.0 (-1)	939 (-13%)	2mo	$70,000	$75	37

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $394
• Equity at exit: $20,725

10-year hold

• IRR: 10.5%
• Equity multiple: 1.84×
• Total profit: $32,815
• Equity at exit: $12,018

Cash invested: $38,920 (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: 113
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$729
• Tax from tax record: −$142 /mo · $1,706/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $344

Break-even live

Break-even rent $1,176

Max offer price $139,000

Occupancy floor 74%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8660 Figland Ave Pensacola, FL	3.0	2.0	1106	$1,550	$1.40	13d	1	0.33mi
50 E Ensley St Unit A Pensacola, FL	3.0	2.0	840	$1,150	$1.37	13d	1	0.35mi
130 E 9 Mile Rd #5 Pensacola, FL	2.0	1.0	925	$1,095	$1.18	23d	1	0.81mi
9095 Airway Dr Pensacola, FL	1.0–3.0	1.0–2.0	1542	$1,809	$1.17	13d	19	1.10mi
1540 Wilimar Pl Pensacola, FL	3.0	2.0	1008	$1,550	$1.54	13d	1	1.22mi
8651 Airway Dr Pensacola, FL	2.0	2.0	1170	$1,682	$1.44	21d	15	1.26mi
288 E Olive Rd Pensacola, FL	1.0–2.0	1.0	750	$1,045	$1.39	23d	2	1.44mi

Listing history 24 events

1. 2026-06-18
   days on market $139,000 Active 21 DOM
2. 2026-06-17
   days on market $139,000 Active 20 DOM
3. 2026-06-16
   days on market $139,000 Active 19 DOM
4. 2026-06-15
   days on market $139,000 Active 18 DOM
5. 2026-06-14
   days on market $139,000 Active 16 DOM
6. 2026-06-10
   days on market $139,000 Active 13 DOM
7. 2026-06-09
   days on market $139,000 Active 12 DOM
8. 2026-06-08
   days on market $139,000 Active 11 DOM
9. 2026-06-07
   days on market $139,000 Active 10 DOM
10. 2026-06-03
    days on market $139,000 Active 6 DOM
11. 2026-06-02
    days on market $139,000 Active 5 DOM
12. 2026-06-01
    days on market $139,000 Active 4 DOM
13. 2026-05-31
    days on market $139,000 Active 3 DOM
14. 2026-05-31
    days on market $139,000 Active 2 DOM
15. 2026-05-28
    listed $139,000 Active
16. 2021-07-22
    soldstatus $170,000 Sold 1475-char remark

    Show marketing remark (1475 chars)

    Completely remodeled in 2018, this beautiful, centrally located 3 bedroom/2 bathroom brick home is move-in ready! Updates include windows, doors, gorgeous luxury vinyl wood look & tile flooring, roof, electrical, plumbing (all new plumbing from the meter), fixtures, toilets, appliances, cabinetry, vanities, and freshly textured walls & ceilings - no popcorn! Prepare to have your breath taken away upon walking in the door! The bright, open Living Room features custom tile flooring in the entryway, recessed lighting, coat closet and flows right into the Dining Area with double French doors adding to the nice, natural light. The kitchen is a dream including lots of new cabinetry with soft-close doors & drawers, granite countertops, high-end Samsung appliances, & deep sink with window. The nice, wide hallway leads to spacious bedrooms each including a ceiling fan. The Master Bathroom features a stunning custom tile walk-in shower with rain showerhead as well as a detachable showerhead while the hall bath includes custom tile surround and deep tub. Each bathroom includes updated vanities, toilets, and tile flooring. The extra-large laundry room includes washer, dryer, and freezer with plenty of space for additional storage. The French doors lead to a perfectly-sized, fenced-in backyard including an amazing wood deck and a big workshop complete with power. What more could you ask for? Make an appointment for your private tour today!

17. 2021-05-23
    historical Contingent 1475-char remark

    Show marketing remark (1475 chars)

    Completely remodeled in 2018, this beautiful, centrally located 3 bedroom/2 bathroom brick home is move-in ready! Updates include windows, doors, gorgeous luxury vinyl wood look & tile flooring, roof, electrical, plumbing (all new plumbing from the meter), fixtures, toilets, appliances, cabinetry, vanities, and freshly textured walls & ceilings - no popcorn! Prepare to have your breath taken away upon walking in the door! The bright, open Living Room features custom tile flooring in the entryway, recessed lighting, coat closet and flows right into the Dining Area with double French doors adding to the nice, natural light. The kitchen is a dream including lots of new cabinetry with soft-close doors & drawers, granite countertops, high-end Samsung appliances, & deep sink with window. The nice, wide hallway leads to spacious bedrooms each including a ceiling fan. The Master Bathroom features a stunning custom tile walk-in shower with rain showerhead as well as a detachable showerhead while the hall bath includes custom tile surround and deep tub. Each bathroom includes updated vanities, toilets, and tile flooring. The extra-large laundry room includes washer, dryer, and freezer with plenty of space for additional storage. The French doors lead to a perfectly-sized, fenced-in backyard including an amazing wood deck and a big workshop complete with power. What more could you ask for? Make an appointment for your private tour today!

18. 2021-05-20
    status Active 1475-char remark

    Show marketing remark (1475 chars)

    Completely remodeled in 2018, this beautiful, centrally located 3 bedroom/2 bathroom brick home is move-in ready! Updates include windows, doors, gorgeous luxury vinyl wood look & tile flooring, roof, electrical, plumbing (all new plumbing from the meter), fixtures, toilets, appliances, cabinetry, vanities, and freshly textured walls & ceilings - no popcorn! Prepare to have your breath taken away upon walking in the door! The bright, open Living Room features custom tile flooring in the entryway, recessed lighting, coat closet and flows right into the Dining Area with double French doors adding to the nice, natural light. The kitchen is a dream including lots of new cabinetry with soft-close doors & drawers, granite countertops, high-end Samsung appliances, & deep sink with window. The nice, wide hallway leads to spacious bedrooms each including a ceiling fan. The Master Bathroom features a stunning custom tile walk-in shower with rain showerhead as well as a detachable showerhead while the hall bath includes custom tile surround and deep tub. Each bathroom includes updated vanities, toilets, and tile flooring. The extra-large laundry room includes washer, dryer, and freezer with plenty of space for additional storage. The French doors lead to a perfectly-sized, fenced-in backyard including an amazing wood deck and a big workshop complete with power. What more could you ask for? Make an appointment for your private tour today!

19. 2021-05-19
    historical Contingent 1475-char remark

    Show marketing remark (1475 chars)

    Completely remodeled in 2018, this beautiful, centrally located 3 bedroom/2 bathroom brick home is move-in ready! Updates include windows, doors, gorgeous luxury vinyl wood look & tile flooring, roof, electrical, plumbing (all new plumbing from the meter), fixtures, toilets, appliances, cabinetry, vanities, and freshly textured walls & ceilings - no popcorn! Prepare to have your breath taken away upon walking in the door! The bright, open Living Room features custom tile flooring in the entryway, recessed lighting, coat closet and flows right into the Dining Area with double French doors adding to the nice, natural light. The kitchen is a dream including lots of new cabinetry with soft-close doors & drawers, granite countertops, high-end Samsung appliances, & deep sink with window. The nice, wide hallway leads to spacious bedrooms each including a ceiling fan. The Master Bathroom features a stunning custom tile walk-in shower with rain showerhead as well as a detachable showerhead while the hall bath includes custom tile surround and deep tub. Each bathroom includes updated vanities, toilets, and tile flooring. The extra-large laundry room includes washer, dryer, and freezer with plenty of space for additional storage. The French doors lead to a perfectly-sized, fenced-in backyard including an amazing wood deck and a big workshop complete with power. What more could you ask for? Make an appointment for your private tour today!

20. 2021-05-15
    listed $165,000 Active 1475-char remark

    Show marketing remark (1475 chars)

    Completely remodeled in 2018, this beautiful, centrally located 3 bedroom/2 bathroom brick home is move-in ready! Updates include windows, doors, gorgeous luxury vinyl wood look & tile flooring, roof, electrical, plumbing (all new plumbing from the meter), fixtures, toilets, appliances, cabinetry, vanities, and freshly textured walls & ceilings - no popcorn! Prepare to have your breath taken away upon walking in the door! The bright, open Living Room features custom tile flooring in the entryway, recessed lighting, coat closet and flows right into the Dining Area with double French doors adding to the nice, natural light. The kitchen is a dream including lots of new cabinetry with soft-close doors & drawers, granite countertops, high-end Samsung appliances, & deep sink with window. The nice, wide hallway leads to spacious bedrooms each including a ceiling fan. The Master Bathroom features a stunning custom tile walk-in shower with rain showerhead as well as a detachable showerhead while the hall bath includes custom tile surround and deep tub. Each bathroom includes updated vanities, toilets, and tile flooring. The extra-large laundry room includes washer, dryer, and freezer with plenty of space for additional storage. The French doors lead to a perfectly-sized, fenced-in backyard including an amazing wood deck and a big workshop complete with power. What more could you ask for? Make an appointment for your private tour today!

21. 2018-02-12
    soldstatus $43,000 206-char remark

    Show marketing remark (206 chars)

    Great potential with this 3 bedroom 2 bath brick ranch! Good sized kitchen with plenty of counter and cupboard space. Quiet neighborhood convenient to amenities. Don't miss out on this great opportunity!

22. 2017-12-06
    listed $44,500 206-char remark

    Show marketing remark (206 chars)

    Great potential with this 3 bedroom 2 bath brick ranch! Good sized kitchen with plenty of counter and cupboard space. Quiet neighborhood convenient to amenities. Don't miss out on this great opportunity!

23. 2002-12-03
    soldstatus $66,000
24. 1987-01-01
    soldstatus $20,300

ⓘ 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: $1,706 · $142/mo
• Projected year-2 tax: $1,706 · $142/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 ≥105°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: $19,331
• − Mortgage interest: −$7,786
• − Property taxes: −$1,706
• − Insurance: −$695
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$4,044
• Taxable income: $2,007
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $3,642/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

+584.7% since first listed

10 events — show timeline

• 2026-05-28 Listed $139,000 PARMLS
• 2021-07-22 Sold (MLS) $170,000 PARMLS
• 2021-05-23 Contingent — PARMLS
• 2021-05-20 Relisted — PARMLS
• 2021-05-19 Contingent — PARMLS
• 2021-05-15 Listed $165,000 PARMLS
• 2018-02-12 Sold (MLS) $43,000 PARMLS
• 2017-12-06 Listed $44,500 PARMLS
• 2002-12-03 Sold (Public Records) $66,000 Public Records
• 1987-01-01 Sold (Public Records) $20,300 Public Records

Property tax history

+12.9%/yr

Latest (2025): $1,706 · +14.1% YoY. Source: county tax records.