8435 Chisholm Rd #15 · Ensley, FL 32514

$119,900

3 bd · 2.0 ba · 1,287 sqft · Townhouse · 154 Days on market

Built 2007 Fair condition 3.57 ac lot $93/sqft · 13% below area Est $138k · 13% under $360/mo HOA · 22% of rent ↓ 26% since listing

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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 +18.7/30.0
• ARV discount +13.3/15.0
• 1% rule +8.8/10.0
• DSCR +5.9/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located just off Nine Mile Road, this condo offers great potential with a spacious and functional layout ready for your personal touch. The open living and dining area features plenty of natural light, while the fully equipped kitchen provides ample space for cooking and entertaining. The spacious downstairs primary bedroom offers added convenience, along with an indoor laundry area. The association covers lawn maintenance, water, garbage, sewer, exterior maintenance and insurance, and outdoor lighting, making for easy, low maintenance living. This property does need some TLC, making it a great opportunity to add your own style and value. Ready to take a look? Give me a call to schedule your tour!

Key facts

• Inside laundry
• $360 HOA
• Built 2007

Tags

• CONDO OFF NINE MILE ROAD
• FULLY EQUIPPED KITCHEN
• SPACIOUS MASTER BEDROOM
• INSIDE LAUNDRY
• LOW MAINTENANCE PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 221 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $829 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.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
8. 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.
9. 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: 1.38% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.26%
• DSCR: 1.19
• GRM: 6.0

CMA / ARV

• ARV (median comp): $137,532
• List price: $119,900
• Delta: -12.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8111 Ackerman Dr Unit B	0.35mi	3/2.0	1,293 (+0%)	23mo	$95,000	$73	64
749 Brook Meadow Ln	0.64mi	3/2.0	1,142 (-11%)	19mo	$55,000	$48	36

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: -13.0%
• Equity multiple: 0.55×
• Total profit: $-15,238
• Equity at exit: $17,877

10-year hold

• IRR: -9.4%
• Equity multiple: 0.50×
• Total profit: $-16,808
• Equity at exit: $10,367

Cash invested: $33,572 (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: 221
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$360
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $119

Break-even live

Break-even rent $1,505

Max offer price $119,900

Occupancy floor 88%

Sensitivity live

Price	-10% $202	-5% $161	+0% $119	+5% $78	+10% $36
Rent	-10% $-12	-5% $54	+0% $119	+5% $185	+10% $250
Rate	-1.0pp $180	-0.5pp $150	base $119	+0.5pp $88	+1.0pp $57

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8440 Chisholm Rd Unit B Pensacola, FL	3.0	2.0	1112	$1,525	$1.37	24d	1	0.09mi
8733 Chisholm Rd Pensacola, FL	3.0	1.0	1030	$1,300	$1.26	24d	1	0.46mi
8706 Meadow Flower Ln Pensacola, FL	3.0	2.5	1537	$1,800	$1.17	24d	1	0.57mi
1040 E Olive Rd Pensacola, FL	1.0–3.0	1.0–2.0	897	$1,644	$1.83	24d	7	0.58mi
8742 Meadow Flower Ln Pensacola, FL	3.0	2.5	1553	$1,950	$1.26	14d	1	0.59mi
7812 Oak Forest Dr Pensacola, FL	3.0	1.5	1166	$1,750	$1.50	24d	1	0.66mi
288 E Olive Rd Pensacola, FL	1.0–2.0	1.0	750	$1,045	$1.39	24d	2	0.66mi
8651 Airway Dr Pensacola, FL	2.0	2.0	1170	$1,682	$1.44	22d	15	0.72mi
758 Mozingo Ln Pensacola, FL	3.0	2.0	1700	$1,850	$1.09	14d	1	0.81mi
8390 Country Walk Dr Unit B Pensacola, FL	2.0	2.0	994	$1,250	$1.26	24d	1	0.89mi
204 Tree Swallow Dr Pensacola, FL	3.0	2.0	1500	$2,000	$1.33	24d	1	0.94mi
9091 Airway Dr Pensacola, FL	2.0	2.0	1524	$1,675	$1.10	14d	6	0.94mi
1015 Sable Dr Unit B Pensacola, FL	2.0	2.0	962	$1,300	$1.35	14d	1	0.98mi
1500 E Johnson Ave #128 Pensacola, FL	2.0	2.0	1078	$1,275	$1.18	24d	1	1.00mi
1040 Sable Dr Unit c Pensacola, FL	2.0	1.5	1005	$1,200	$1.19	14d	1	1.01mi
8881 Bellawood Cir Pensacola, FL	3.0	2.0	1685	$2,100	$1.25	24d	1	1.04mi
9095 Airway Dr Pensacola, FL	1.0–3.0	1.0–2.0	1542	$1,809	$1.17	14d	19	1.05mi
147 Creekview Dr Pensacola, FL	3.0	2.0	1188	$1,700	$1.43	14d	1	1.09mi
1600 Governors Dr Pensacola, FL	1.0–3.0	1.0–2.0	1010	$1,991	$1.97	14d	25	1.11mi
1613 Governors Dr Pensacola, FL	2.0	2.0	1275	$1,600	$1.25	24d	1	1.18mi
9100 Baldridge Rd Pensacola, FL	1.0–3.0	1.0–2.0	1086	$1,966	$1.81	14d	13	1.19mi
9004 Governors Place Ct Pensacola, FL	2.0	2.5	1250	$1,450	$1.16	14d	1	1.27mi
7840 Lilac Ln Pensacola, FL	1.0–3.0	1.0–2.0	1025	$1,904	$1.86	14d	16	1.30mi
1857 Atwood Dr Pensacola, FL	1.0–2.0	1.0–1.5	892	$1,399	$1.57	24d	1	1.38mi
7150 Plantation Rd #122 Pensacola, FL	2.0	2.0	1092	$1,500	$1.37	24d	1	1.45mi
27 E Burgess Rd Pensacola, FL	2.0	2.0	1100	$1,124	$1.02	24d	1	1.49mi

HOA detail

• Monthly dues: $360 · $4,320/yr
• Likely covers: watersewertrashexterior maint.

Listing history 23 events

1. 2026-06-18
   days on market $119,900 Active 154 DOM
2. 2026-06-17
   days on market $119,900 Active 153 DOM
3. 2026-06-16
   days on market $119,900 Active 152 DOM
4. 2026-06-15
   days on market $119,900 Active 151 DOM
5. 2026-06-14
   days on market $119,900 Active 149 DOM
6. 2026-06-10
   days on market $119,900 Active 146 DOM
7. 2026-06-09
   days on market $119,900 Active 145 DOM
8. 2026-06-08
   days on market $119,900 Active 144 DOM
9. 2026-06-07
   days on market $119,900 Active 143 DOM
10. 2026-06-03
    days on market $119,900 Active 139 DOM
11. 2026-06-02
    days on market $119,900 Active 138 DOM
12. 2026-06-01
    pricedays on market $119,900 Active 137 DOM
13. 2026-05-31
    days on market $124,900 Active 136 DOM
14. 2026-05-31
    days on market $124,900 Active 135 DOM
15. 2026-05-06
    status Active 719-char remark

    Show marketing remark (719 chars)

    Conveniently located just off Nine Mile Road, this condo offers great potential with a spacious and functional layout ready for your personal touch. The open living and dining area features plenty of natural light, while the fully equipped kitchen provides ample space for cooking and entertaining. The spacious downstairs primary bedroom offers added convenience, along with an indoor laundry area. The association covers lawn maintenance, water, garbage, sewer, exterior maintenance and insurance, and outdoor lighting, making for easy, low maintenance living. This property does need some TLC, making it a great opportunity to add your own style and value. Ready to take a look? Give me a call to schedule your tour!

16. 2026-05-06
    price $124,900 719-char remark

    Show marketing remark (719 chars)

    Conveniently located just off Nine Mile Road, this condo offers great potential with a spacious and functional layout ready for your personal touch. The open living and dining area features plenty of natural light, while the fully equipped kitchen provides ample space for cooking and entertaining. The spacious downstairs primary bedroom offers added convenience, along with an indoor laundry area. The association covers lawn maintenance, water, garbage, sewer, exterior maintenance and insurance, and outdoor lighting, making for easy, low maintenance living. This property does need some TLC, making it a great opportunity to add your own style and value. Ready to take a look? Give me a call to schedule your tour!

17. 2026-04-02
    historical Contingent 719-char remark

    Show marketing remark (719 chars)

    Conveniently located just off Nine Mile Road, this condo offers great potential with a spacious and functional layout ready for your personal touch. The open living and dining area features plenty of natural light, while the fully equipped kitchen provides ample space for cooking and entertaining. The spacious downstairs primary bedroom offers added convenience, along with an indoor laundry area. The association covers lawn maintenance, water, garbage, sewer, exterior maintenance and insurance, and outdoor lighting, making for easy, low maintenance living. This property does need some TLC, making it a great opportunity to add your own style and value. Ready to take a look? Give me a call to schedule your tour!

18. 2026-03-11
    price $134,900 719-char remark

    Show marketing remark (719 chars)

    Conveniently located just off Nine Mile Road, this condo offers great potential with a spacious and functional layout ready for your personal touch. The open living and dining area features plenty of natural light, while the fully equipped kitchen provides ample space for cooking and entertaining. The spacious downstairs primary bedroom offers added convenience, along with an indoor laundry area. The association covers lawn maintenance, water, garbage, sewer, exterior maintenance and insurance, and outdoor lighting, making for easy, low maintenance living. This property does need some TLC, making it a great opportunity to add your own style and value. Ready to take a look? Give me a call to schedule your tour!

19. 2026-01-15
    listed $144,900 Active 719-char remark

    Show marketing remark (719 chars)

    Conveniently located just off Nine Mile Road, this condo offers great potential with a spacious and functional layout ready for your personal touch. The open living and dining area features plenty of natural light, while the fully equipped kitchen provides ample space for cooking and entertaining. The spacious downstairs primary bedroom offers added convenience, along with an indoor laundry area. The association covers lawn maintenance, water, garbage, sewer, exterior maintenance and insurance, and outdoor lighting, making for easy, low maintenance living. This property does need some TLC, making it a great opportunity to add your own style and value. Ready to take a look? Give me a call to schedule your tour!

20. 2020-08-05
    soldstatus $86,000 302-char remark

    Show marketing remark (302 chars)

    Beautiful condo located just off of Nine Mile Road. Excellent condition. Living/dining combination. Fully equipped kitchen. Master bedroom is downstairs. Inside laundry. Association covers the following: lawn maintenance; water, garbage, sewer; outdoor lighting, Insurance and maintenance on exterior

21. 2020-07-01
    listed $92,000 302-char remark

    Show marketing remark (302 chars)

    Beautiful condo located just off of Nine Mile Road. Excellent condition. Living/dining combination. Fully equipped kitchen. Master bedroom is downstairs. Inside laundry. Association covers the following: lawn maintenance; water, garbage, sewer; outdoor lighting, Insurance and maintenance on exterior

22. 2007-10-26
    listed $169,300
23. 2007-09-10
    soldstatus $169,300

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $19,866
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − HOA: −$4,320
• − Depreciation: −$3,488
• Taxable loss: −$235
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $1,487/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 · 12 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen backsplash, exterior siding, and interior walls.

Repairs flagged

• Minor kitchen backsplash — missing tiles
• Minor bathroom vanity cabinet — door slightly ajar
• Moderate exterior siding — light wear

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics
• Resale replace missing tiles in kitchen backsplash — improves functionality and appearance
• Resale repair exterior siding — enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · missing tiles	Minor	$500–3,000
bathroom vanity cabinet · door slightly ajar	Minor	$500–3,000
exterior siding · light wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Resale replace missing tiles in kitchen backsplash — improves functionality and appearance ↑
• Resale repair exterior siding — enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-26.2% since first listed

9 events — show timeline

• 2026-05-06 Relisted — PARMLS
• 2026-05-06 Price Changed $124,900 PARMLS
• 2026-04-02 Contingent — PARMLS
• 2026-03-11 Price Changed $134,900 PARMLS
• 2026-01-15 Listed $144,900 PARMLS
• 2020-08-05 Sold (MLS) $86,000 PARMLS
• 2020-07-01 Listed $92,000 PARMLS
• 2007-10-26 Listed $169,300 PARMLS
• 2007-09-10 Sold (MLS) $169,300 PARMLS