9700 Chandler St · Ensley, FL 32534

$125,000

3 bd · 2.0 ba · 1,530 sqft · SingleFamily public records · 341 Days on market

Built 1943 0.82 ac lot $82/sqft · 55% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Endless Potential on Nearly an Acre! This 3-bedroom, 2-bath home sits on a spacious 0.82-acre lot adorned with beautiful oak and fruit trees, offering both charm and opportunity. Inside, you'll find a large fireplace and a layout with character, though the home could use a bit of TLC. What truly sets this property apart is its zoning: HDR (High Density Residential)—making it an ideal investment for those looking to build townhomes, duplexes, or other multi-family housing. Whether you're a homeowner with vision or a developer seeking your next project, this is a rare chance to own land with significant potential. The value is in the land—don’t miss out on this incredible opportunity!

Key facts

• Zoning hdr
• Nearly an acre
• Spacious lot

Tags

• NEARLY AN ACRE
• SPACIOUS LOT
• BEAUTIFUL OAK TREES
• FRUIT TREES
• LARGE FIREPLACE
• ZONING HDR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 4.6% 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: L. D. Mcarthur Elementary School (math 44% / reading 43%, grade F, #1,345 of 2,144 statewide, top 64%, 593 students, 65% 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 schools at 55% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 115 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $864 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 341 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $34k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $125k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 341 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.52% ✓
• Cap rate: 13.41%
• Cash-on-cash: 25.40%
• DSCR: 2.13
• GRM: 5.5

CMA / ARV

• ARV (median comp): $279,611
• List price: $125,000
• Delta: -55.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
532 Edith Ln	0.31mi	3/2.0	1,482 (-3%)	7mo	$267,000	$180	74
576 Edith Ln	0.24mi	3/2.0	1,400 (-8%)	3mo	$285,000	$204	72
638 Saleta St	0.54mi	3/2.0	1,572 (+3%)	2mo	$248,000	$158	69
526 Bridle Way	0.42mi	3/2.0	1,631 (+7%)	1mo	$300,975	$185	69
531 Bridle Way	0.44mi	3/2.0	1,631 (+7%)	1mo	$299,900	$184	68
555 Bridle Way	0.41mi	3/2.0	1,631 (+7%)	3mo	$274,900	$169	67
550 Bridle Way	0.49mi	3/2.0	1,631 (+7%)	2mo	$292,900	$180	64
547 Bridle Way	0.52mi	3/2.0	1,631 (+7%)	3mo	$280,000	$172	62
117 Sprague Dr	0.25mi	3/2.0	1,325 (-13%)	14mo	$245,000	$185	54
405 W 9 1/2 Mile Rd	0.70mi	3/2.0	1,581 (+3%)	10mo	$275,000	$174	54
9902 Monet Way	0.70mi	3/2.0	1,665 (+9%)	2mo	$282,000	$169	51
9896 Monet Way	0.70mi	3/2.0	1,428 (-7%)	13mo	$260,000	$182	45

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: 19.6%
• Equity multiple: 1.80×
• Total profit: $28,111
• Equity at exit: $18,638

10-year hold

• IRR: 28.3%
• Equity multiple: 3.58×
• Total profit: $90,152
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$656
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $741

Break-even live

Break-even rent $967

Max offer price $125,000

Occupancy floor 56%

Sensitivity live

Price	-10% $812	-5% $776	+0% $741	+5% $705	+10% $670
Rent	-10% $590	-5% $666	+0% $741	+5% $816	+10% $891
Rate	-1.0pp $804	-0.5pp $773	base $741	+0.5pp $708	+1.0pp $675

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9980 Bowman Ave Unit N Pensacola, FL	3.0	2.0	1150	$1,595	$1.39	23d	1	1.02mi
9980 Bowman Ave Unit L Pensacola, FL	3.0	2.0	1150	$1,595	$1.39	15d	1	1.02mi
8660 Figland Ave Pensacola, FL	3.0	2.0	1106	$1,550	$1.40	15d	1	1.05mi
3310 Bliss Ln Cantonment, FL	3.0	2.0	1491	$2,100	$1.41	15d	1	1.09mi
975 Lovebird Ct Pensacola, FL	4.0	2.0	1768	$2,100	$1.19	15d	1	1.11mi
951 Lovebird Ct Pensacola, FL	4.0	2.0	1787	$2,150	$1.20	15d	1	1.13mi
217 Cohasset Ct Pensacola, FL	3.0	2.0	1391	$1,875	$1.35	15d	1	1.13mi
10493 River Birch Dr Pensacola, FL	2.0	2.0	1053	$1,525	$1.45	25d	1	1.15mi
8644 Cove Ave Pensacola, FL	3.0	2.0	1588	$1,850	$1.16	25d	1	1.20mi
8881 Bellawood Cir Pensacola, FL	3.0	2.0	1685	$2,100	$1.25	25d	1	1.35mi
9095 Airway Dr Pensacola, FL	1.0–3.0	1.0–2.0	1542	$1,809	$1.17	15d	19	1.38mi

Listing history 28 events

1. 2026-06-21
   days on market $125,000 Active 341 DOM
2. 2026-06-18
   days on market $125,000 Active 338 DOM
3. 2026-06-17
   days on market $125,000 Active 337 DOM
4. 2026-06-16
   days on market $125,000 Active 336 DOM
5. 2026-06-15
   days on market $125,000 Active 335 DOM
6. 2026-06-14
   days on market $125,000 Active 333 DOM
7. 2026-06-10
   days on market $125,000 Active 330 DOM
8. 2026-06-09
   days on market $125,000 Active 329 DOM
9. 2026-06-08
   days on market $125,000 Active 328 DOM
10. 2026-06-07
    days on market $125,000 Active 327 DOM
11. 2026-06-03
    days on market $125,000 Active 323 DOM
12. 2026-06-02
    days on market $125,000 Active 322 DOM
13. 2026-06-01
    days on market $125,000 Active 321 DOM
14. 2026-05-31
    days on market $125,000 Active 320 DOM
15. 2026-03-31
    historical
16. 2026-01-26
    price $137,900
17. 2026-01-23
    price $137,900 710-char remark

    Show marketing remark (710 chars)

    Endless Potential on Nearly an Acre! This 3-bedroom, 2-bath home sits on a spacious 0.82-acre lot adorned with beautiful oak and fruit trees, offering both charm and opportunity. Inside, you'll find a large fireplace and a layout with character, though the home could use a bit of TLC. What truly sets this property apart is its zoning: HDR (High Density Residential)—making it an ideal investment for those looking to build townhomes, duplexes, or other multi-family housing. Whether you're a homeowner with vision or a developer seeking your next project, this is a rare chance to own land with significant potential. The value is in the land—don’t miss out on this incredible opportunity!

18. 2025-11-10
    price $144,000

    Show marketing remark (710 chars)

    Endless Potential on Nearly an Acre! This 3-bedroom, 2-bath home sits on a spacious 0.82-acre lot adorned with beautiful oak and fruit trees, offering both charm and opportunity. Inside, you'll find a large fireplace and a layout with character, though the home could use a bit of TLC. What truly sets this property apart is its zoning: HDR (High Density Residential)—making it an ideal investment for those looking to build townhomes, duplexes, or other multi-family housing. Whether you're a homeowner with vision or a developer seeking your next project, this is a rare chance to own land with significant potential. The value is in the land—don’t miss out on this incredible opportunity!

19. 2025-11-10
    price $144,000 710-char remark

    Show marketing remark (710 chars)

    Endless Potential on Nearly an Acre! This 3-bedroom, 2-bath home sits on a spacious 0.82-acre lot adorned with beautiful oak and fruit trees, offering both charm and opportunity. Inside, you'll find a large fireplace and a layout with character, though the home could use a bit of TLC. What truly sets this property apart is its zoning: HDR (High Density Residential)—making it an ideal investment for those looking to build townhomes, duplexes, or other multi-family housing. Whether you're a homeowner with vision or a developer seeking your next project, this is a rare chance to own land with significant potential. The value is in the land—don’t miss out on this incredible opportunity!

20. 2025-09-04
    price $149,000 710-char remark

    Show marketing remark (710 chars)

    Endless Potential on Nearly an Acre! This 3-bedroom, 2-bath home sits on a spacious 0.82-acre lot adorned with beautiful oak and fruit trees, offering both charm and opportunity. Inside, you'll find a large fireplace and a layout with character, though the home could use a bit of TLC. What truly sets this property apart is its zoning: HDR (High Density Residential)—making it an ideal investment for those looking to build townhomes, duplexes, or other multi-family housing. Whether you're a homeowner with vision or a developer seeking your next project, this is a rare chance to own land with significant potential. The value is in the land—don’t miss out on this incredible opportunity!

21. 2025-09-02
    price $149,000
22. 2025-08-19
    listed $159,000 Active
23. 2025-07-15
    listed $159,000 Active 710-char remark

    Show marketing remark (710 chars)

    Endless Potential on Nearly an Acre! This 3-bedroom, 2-bath home sits on a spacious 0.82-acre lot adorned with beautiful oak and fruit trees, offering both charm and opportunity. Inside, you'll find a large fireplace and a layout with character, though the home could use a bit of TLC. What truly sets this property apart is its zoning: HDR (High Density Residential)—making it an ideal investment for those looking to build townhomes, duplexes, or other multi-family housing. Whether you're a homeowner with vision or a developer seeking your next project, this is a rare chance to own land with significant potential. The value is in the land—don’t miss out on this incredible opportunity!

24. 2023-10-02
    historical
25. 2023-06-30
    listed $175,000 Active
26. 2004-10-01
    soldstatus $59,000
27. 2004-05-10
    listed $58,550
28. 1985-07-01
    soldstatus $44,900

ⓘ 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: $674 · $56/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$364/yr (+$30/mo · 53.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 21 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: $22,855
• − Mortgage interest: −$7,002
• − Property taxes: −$674
• − Insurance: −$625
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − Depreciation: −$3,636
• Taxable income: $7,261
• Est. tax owed @ 24.0%: −$1,743
• After-tax cash flow: $7,148/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

+207.1% since first listed

14 events — show timeline

• 2026-03-31 Listing Removed — PARMLS
• 2026-01-26 Price Changed $137,900 PARMLS
• 2026-01-23 Price Changed $137,900 PARMLS
• 2025-11-10 Price Changed $144,000 PARMLS
• 2025-11-10 Price Changed $144,000 PARMLS
• 2025-09-04 Price Changed $149,000 PARMLS
• 2025-09-02 Price Changed $149,000 PARMLS
• 2025-08-19 Listed $159,000 PARMLS
• 2025-07-15 Listed $159,000 PARMLS
• 2023-10-02 Listing Removed — PARMLS
• 2023-06-30 Listed $175,000 PARMLS
• 2004-10-01 Sold (MLS) $59,000 PARMLS
• 2004-05-10 Listed $58,550 PARMLS
• 1985-07-01 Sold (Public Records) $44,900 Public Records

Property tax history

+3.6%/yr

Latest (2025): $674 · +28.2% YoY. Source: county tax records.