219 Arbor Ave · Ensley, FL 32534

$100,000

3 bd · 1.0 ba · 1,175 sqft · SingleFamily public records · 34 Days on market

Built 1975 0.27 ac lot Est $173k · 42% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Adorable Updated Home ~ Freshly Painted Interior All Neutral Colors ~ New Neutral Berber Carpet in Living Room & Bedrooms(2006)~ Light Wood Laminate Flooring in Dining Room & Kitchen (2006)~ Lots of New Appliances - Side by Side Refrigerator (2006), Dishwasher (2005), Built-In Microwave (2005), Lots of Wood Cabinetry ~ Cathedral Ceiling in Family Room ~ Bay Window in Dining Room ~ Newer Hot Water Heater ~ Extended Patio off Kitchen New in 2006 ~ All New Blinds ~ All New Interior Doors ~ Roof Replaced 2005 ~ Buyer to Verify All Dimensions & Lot Size

Key facts

• Generously sized lot
• 0.27 acre lot
• Parking

Tags

• GENEROUSLY SIZED LOT
• QUICK ACCESS TO INTERSTATE
• EXCELLENT ACCESSIBILITY

Property features AI

Finance

• Other: Access via county-maintained road
• HOA & community: No homeowners association

Exterior

• Parking: Carport (covered) with 1 parking space
• Utilities: Copper wiring for electric; Septic tank
• Home design: Single-story home; Resale property; Not attached to another property; Homestead exempt
• Construction: Frame construction; Off-grade foundation; Built as a one-level structure
• Exterior features: Metal roof; Central access lot

Interior

• Kitchen: Built-in microwave; Dishwasher; Oven; Electric water heater
• Bedrooms: Primary bedroom on the first floor (approx. 15' x 12')
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $636 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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: Ensley Elementary School (math 22% / reading 27%, grade F, #2,037 of 2,144 statewide, top 96%, 465 students, 67% FRL); Pine Forest High School (math 20% / reading 32%, grade F, #494 of 667 statewide, top 75%, 1,870 students, 62% FRL).
• Zoned-school proficiency averages 25% at this address vs 42% district-wide (-17 pts) — the specific schools serving this property underperform the Escambia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.6%/yr); 115 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $78k; 27% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.59% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.25%
• DSCR: 2.21
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $172,725
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7624 Faith Dr	0.20mi	3/1.0	1,215 (+3%)	12mo	$50,000	$41	75
7607 Charity Dr	0.09mi	3/2.0	1,275 (+8%)	4mo	$174,750	$137	74
7909 Beaver Dr	0.05mi	3/2.0	1,326 (+13%)	6mo	$200,000	$151	68
5 Whitehead Dr	0.63mi	3/2.0	1,183 (+1%)	2mo	$212,400	$180	64
7900 Atilla Ave	0.67mi	3/2.0	1,173 (-0%)	2mo	$230,000	$196	62
7950 Hayworth Ave	0.59mi	3/2.0	1,205 (+3%)	2mo	$177,500	$147	62
772 Dunkirk St	0.63mi	3/2.0	1,205 (+3%)	10mo	$100,000	$83	54
151 Calvert Oaks Dr	0.70mi	3/2.0	1,248 (+6%)	4mo	$248,500	$199	50
1215 W Hope Dr	0.67mi	3/1.0	1,026 (-13%)	4mo	$40,000	$39	44
7431 Cobb Ln	0.50mi	3/1.0	1,014 (-14%)	12mo	$75,000	$74	43
130 Calvert Oaks Dr	0.74mi	3/2.0	1,296 (+10%)	2mo	$208,500	$161	42
7908 Atilla Ave	0.67mi	3/1.0	1,064 (-9%)	14mo	$128,500	$121	42

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: 21.9%
• Equity multiple: 1.90×
• Total profit: $25,286
• Equity at exit: $14,910

10-year hold

• IRR: 30.3%
• Equity multiple: 3.80×
• Total profit: $78,294
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,588 high
• Mortgage (P&I): −$524
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $636

Break-even live

Break-even rent $783

Max offer price $100,000

Occupancy floor 55%

Sensitivity live

Price	-10% $692	-5% $664	+0% $636	+5% $608	+10% $579
Rent	-10% $510	-5% $573	+0% $636	+5% $699	+10% $761
Rate	-1.0pp $686	-0.5pp $661	base $636	+0.5pp $610	+1.0pp $584

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
288 E Olive Rd Pensacola, FL	1.0–2.0	1.0	750	$1,045	$1.39	25d	2	0.78mi
147 Creekview Dr Pensacola, FL	3.0	2.0	1188	$1,700	$1.43	15d	1	0.83mi
7812 Oak Forest Dr Pensacola, FL	3.0	1.5	1166	$1,750	$1.50	25d	1	0.85mi
50 E Ensley St Unit A Pensacola, FL	3.0	2.0	840	$1,150	$1.37	15d	1	0.98mi
27 E Burgess Rd Pensacola, FL	2.0	2.0	1100	$1,124	$1.02	25d	1	1.01mi
6426 Wagner Rd Pensacola, FL	4.0	1.5	1296	$1,300	$1.00	25d	1	1.01mi
6 Clyde St Pensacola, FL	2.0	1.0	794	$1,195	$1.51	25d	1	1.14mi
1540 Wilimar Pl Pensacola, FL	3.0	2.0	1008	$1,550	$1.54	15d	1	1.25mi
1472 Wingfoot Way Pensacola, FL	3.0	2.0	1284	$1,595	$1.24	25d	1	1.25mi
8660 Figland Ave Pensacola, FL	3.0	2.0	1106	$1,550	$1.40	15d	1	1.27mi
6831 Tiki Ln Unit 4 Pensacola, FL	2.0	1.0	800	$1,250	$1.56	25d	1	1.37mi
8651 Airway Dr Pensacola, FL	2.0	2.0	1170	$1,682	$1.44	22d	15	1.39mi
6832 Tiki Ln Apt 4 Pensacola, FL	2.0	1.0	800	$1,250	$1.56	25d	1	1.40mi
6818 Tiki Ln Unit 3 Pensacola, FL	2.0	1.0	755	$1,200	$1.59	25d	1	1.42mi
204 Tree Swallow Dr Pensacola, FL	3.0	2.0	1500	$2,000	$1.33	25d	1	1.43mi
9095 Airway Dr Pensacola, FL	1.0–3.0	1.0–2.0	1542	$1,809	$1.17	15d	19	1.50mi

Listing history 22 events

1. 2026-06-21
   days on market $100,000 Active 34 DOM
2. 2026-06-18
   days on market $100,000 Active 31 DOM
3. 2026-06-17
   days on market $100,000 Active 30 DOM
4. 2026-06-16
   days on market $100,000 Active 29 DOM
5. 2026-06-15
   days on market $100,000 Active 28 DOM
6. 2026-06-14
   days on market $100,000 Active 26 DOM
7. 2026-06-10
   days on market $100,000 Active 23 DOM
8. 2026-06-09
   days on market $100,000 Active 22 DOM
9. 2026-06-08
   days on market $100,000 Active 21 DOM
10. 2026-06-07
    statusdays on market $100,000 Active 20 DOM
11. 2026-06-03
    days on market $100,000 Contingent 16 DOM
12. 2026-06-02
    days on market $100,000 Contingent 15 DOM
13. 2026-06-01
    days on market $100,000 Contingent 14 DOM
14. 2026-05-31
    days on market $100,000 Contingent 13 DOM
15. 2026-05-31
    days on market $100,000 Contingent 12 DOM
16. 2026-05-18
    listed $100,000 Active
17. 2007-01-08
    soldstatus $78,500
18. 2006-12-29
    soldstatus $78,500 566-char remark

    Show marketing remark (566 chars)

    Adorable Updated Home ~ Freshly Painted Interior All Neutral Colors ~ New Neutral Berber Carpet in Living Room & Bedrooms(2006)~ Light Wood Laminate Flooring in Dining Room & Kitchen (2006)~ Lots of New Appliances - Side by Side Refrigerator (2006), Dishwasher (2005), Built-In Microwave (2005), Lots of Wood Cabinetry ~ Cathedral Ceiling in Family Room ~ Bay Window in Dining Room ~ Newer Hot Water Heater ~ Extended Patio off Kitchen New in 2006 ~ All New Blinds ~ All New Interior Doors ~ Roof Replaced 2005 ~ Buyer to Verify All Dimensions & Lot Size

19. 2006-11-17
    listed $85,000 566-char remark

    Show marketing remark (566 chars)

    Adorable Updated Home ~ Freshly Painted Interior All Neutral Colors ~ New Neutral Berber Carpet in Living Room & Bedrooms(2006)~ Light Wood Laminate Flooring in Dining Room & Kitchen (2006)~ Lots of New Appliances - Side by Side Refrigerator (2006), Dishwasher (2005), Built-In Microwave (2005), Lots of Wood Cabinetry ~ Cathedral Ceiling in Family Room ~ Bay Window in Dining Room ~ Newer Hot Water Heater ~ Extended Patio off Kitchen New in 2006 ~ All New Blinds ~ All New Interior Doors ~ Roof Replaced 2005 ~ Buyer to Verify All Dimensions & Lot Size

20. 1989-07-01
    soldstatus $44,900
21. 1985-10-01
    soldstatus $12,500
22. 1985-01-01
    soldstatus $15,000

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: +$196/yr (+$16/mo · 30.9%)

ⓘ 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 2/10 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: $19,060
• − Mortgage interest: −$5,602
• − Property taxes: −$634
• − Insurance: −$500
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$2,909
• Taxable income: $6,365
• Est. tax owed @ 24.0%: −$1,528
• After-tax cash flow: $6,103/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

+566.7% since first listed

9 events — show timeline

• 2026-06-05 Relisted — PARMLS
• 2026-05-28 Contingent — PARMLS
• 2026-05-18 Listed $100,000 PARMLS
• 2007-01-08 Sold (Public Records) $78,500 Public Records
• 2006-12-29 Sold (MLS) $78,500 PARMLS
• 2006-11-17 Listed $85,000 PARMLS
• 1989-07-01 Sold (Public Records) $44,900 Public Records
• 1985-10-01 Sold (Public Records) $12,500 Public Records
• 1985-01-01 Sold (Public Records) $15,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $634 · +25.5% YoY. Source: county tax records.