8410 Pond Ave · Ensley, FL 32534

$169,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 52 Days on market

Built 1998 0.26 ac lot Est $195k · 13% under ↓ 6% 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 +18.1/30.0
• ARV discount +13.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.6/10.0
• 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

Welcome to 8410 Pond Ave—where charm, functionality, and affordability come together in the best way. This cozy 3-bedroom, 1-bath cottage offers 1,020 square feet of comfortable living space, perfectly designed for those who appreciate a home that feels warm, inviting, and easy to maintain. Whether you’re a first-time buyer, downsizing, or looking for a smart investment, this home checks all the right boxes. Step outside and you’ll really see the value shine. Sitting on a spacious 0.26-acre lot, the fully fenced yard offers privacy, room to roam, and endless possibilities—pets, play, gardening, or entertaining. Need space for hobbies, storage, or projects? You’

Key facts

• Fully fenced yard
• 0.26 acre lot
• Parking

Tags

• FULLY FENCED YARD
• LARGE WORKSHOP BUILDING
• ADDITIONAL CARPORT AREA

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Carport (1 covered space); Driveway parking; Total of 1 parking space; has open parking
• Utilities: Public water; Septic tank sewer; Copper electrical wiring
• Home design: Single-family home, resale; One story (single level); Property is not attached to another unit; Metal roof; Entry level: first level
• Construction: Frame construction; Slab foundation; Built as a one-level structure
• Exterior features: Chain link fencing; Paved road access; Central access to the lot

Interior

• Kitchen: Laminate counters; Refrigerator included; Eat-in kitchen
• Bedrooms: One bedroom on the first level (approx. 12' x 10')
• Flooring: Laminate flooring
• Bathrooms: One full bathroom (not updated)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Ceiling fan(s); Blinds on windows
• Laundry & utility: Laundry inside; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (3.7% below list).
• Recommended offer: $163k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k 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 52 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

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 $162,790 (3.7% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 4% 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: 0.96% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.76%
• DSCR: 1.17
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $194,820
• 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	0.38mi	3/1.0	1,056 (+4%)	4mo	$179,000	$170	74
8510 Pond Ave	0.16mi	2/1.0 (-1)	927 (-9%)	2mo	$115,000	$124	71
21 Hannah Cir	0.40mi	3/2.0	960 (-6%)	8mo	$189,000	$197	60
8422 Cherry Ave	0.29mi	3/2.0	1,145 (+12%)	3mo	$219,000	$191	60
8418 Cherry Ave	0.30mi	3/2.0	1,165 (+14%)	5mo	$219,000	$188	54
710 W Detroit Blvd	0.43mi	3/2.0	1,154 (+13%)	1mo	$199,000	$172	53
8404 James Taylor Ln	0.70mi	3/2.0	1,046 (+2%)	9mo	$130,500	$125	52
8515 Rose Ave	0.48mi	3/2.0	1,145 (+12%)	2mo	$221,000	$193	52
7931 Atilla Ave	0.54mi	2/2.0 (-1)	939 (-8%)	2mo	$70,000	$75	51
8509 Walnut Ave	0.43mi	3/2.0	1,145 (+12%)	7mo	$225,000	$197	50
7900 Atilla Ave	0.58mi	3/2.0	1,173 (+15%)	2mo	$230,000	$196	42
8448 James Taylor Ln	0.71mi	3/2.0	1,106 (+8%)	10mo	$214,000	$193	41

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: -9.7%
• Equity multiple: 0.64×
• Total profit: $-16,902
• Equity at exit: $25,198

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,776
• Equity at exit: $14,612

Cash invested: $47,320 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,628 high
• Mortgage (P&I): −$886
• Tax from tax record: −$181 /mo · $2,174/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $148

Break-even live

Break-even rent $1,440

Max offer price $169,000

Occupancy floor 86%

Sensitivity live

Price	-10% $244	-5% $196	+0% $148	+5% $100	+10% $53
Rent	-10% $20	-5% $84	+0% $148	+5% $212	+10% $277
Rate	-1.0pp $233	-0.5pp $191	base $148	+0.5pp $104	+1.0pp $60

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 E Ensley St Unit A Pensacola, FL	3.0	2.0	840	$1,150	$1.37	14d	1	0.37mi
8660 Figland Ave Pensacola, FL	3.0	2.0	1106	$1,550	$1.40	14d	1	0.56mi
1540 Wilimar Pl Pensacola, FL	3.0	2.0	1008	$1,550	$1.54	14d	1	1.09mi
130 E 9 Mile Rd #5 Pensacola, FL	2.0	1.0	925	$1,095	$1.18	24d	1	1.11mi
9095 Airway Dr Pensacola, FL	1.0–3.0	1.0–2.0	1542	$1,809	$1.17	14d	19	1.15mi
288 E Olive Rd Pensacola, FL	1.0–2.0	1.0	750	$1,045	$1.39	24d	2	1.16mi
8651 Airway Dr Pensacola, FL	2.0	2.0	1170	$1,682	$1.44	22d	15	1.22mi
7812 Oak Forest Dr Pensacola, FL	3.0	1.5	1166	$1,750	$1.50	24d	1	1.30mi
147 Creekview Dr Pensacola, FL	3.0	2.0	1188	$1,700	$1.43	14d	1	1.49mi

Listing history 5 events

1. 2026-05-31
   status $169,000 Pending 52 DOM
2. 2026-05-31
   days on market $169,000 Contingent 52 DOM
3. 2026-05-06
   historical Contingent
4. 2026-04-30
   price $169,000
5. 2026-04-08
   listed $179,000 Active

ⓘ 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: $2,174 · $181/mo
• Projected year-2 tax: $2,174 · $181/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 3/10 Moderate
• 🌡 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: $19,535
• − Mortgage interest: −$9,467
• − Property taxes: −$2,174
• − Insurance: −$845
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$4,916
• Taxable loss: −$993
• Est. tax savings @ 24.0%: +$238
• After-tax cash flow: $2,017/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

-5.6% since first listed

3 events — show timeline

• 2026-05-06 Contingent — PARMLS
• 2026-04-30 Price Changed $169,000 PARMLS
• 2026-04-08 Listed $179,000 PARMLS

Property tax history

+18.4%/yr

Latest (2025): $2,174 · +16.8% YoY. Source: county tax records.