9700 Chandler St · Ensley, FL 32534

$125,000

3 bd · 2.0 ba · 1,530 sqft · SingleFamily public records · 389 Days on market

Built 1943 Poor condition 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
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +1.0/5.0
• 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. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $725 ($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 13.2% vs local median 5.1% 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); 152 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 389 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 389 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. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.51% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.84%
• DSCR: 2.11
• GRM: 5.5

CMA / ARV

• ARV (median comp): $274,863
• List price: $125,000
• Delta: -54.52%
• 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
412 Strandview Dr	0.25mi	3/2.0	1,502 (-2%)	0mo	$255,000	$170	85
360 Mckinnon Ln	0.44mi	3/2.0	1,507 (-2%)	0mo	$289,900	$192	77
356 Mckinnon Ln	0.44mi	3/2.0	1,507 (-2%)	2mo	$289,900	$192	76
576 Edith Ln	0.24mi	3/2.0	1,400 (-8%)	4mo	$285,000	$204	71
567 Bridle Way	0.43mi	3/2.0	1,631 (+7%)	1mo	$289,900	$178	68
638 Saleta St	0.54mi	3/2.0	1,572 (+3%)	3mo	$248,000	$158	68
526 Bridle Way	0.42mi	3/2.0	1,631 (+7%)	2mo	$300,975	$185	67
531 Bridle Way	0.44mi	3/2.0	1,631 (+7%)	2mo	$299,900	$184	66
538 Bridle Way	0.49mi	3/2.0	1,631 (+7%)	2mo	$302,900	$186	65
10408 Millbrook Dr	0.70mi	3/2.0	1,498 (-2%)	1mo	$254,000	$170	63
550 Bridle Way	0.49mi	3/2.0	1,631 (+7%)	4mo	$292,900	$180	63
9902 Monet Way	0.70mi	3/2.0	1,665 (+9%)	4mo	$282,000	$169	49

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: 18.9%
• Equity multiple: 1.77×
• Total profit: $27,062
• Equity at exit: $18,638

10-year hold

• IRR: 27.7%
• Equity multiple: 3.51×
• Total profit: $87,849
• 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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 18 under contract
• Months of supply: 2.3 mo (43%/mo absorbed)
• Median asking: $282,500 ($180/sqft)
• Median days on market: 45 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: -0.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32534

• Home prices YoY: -19.1%
• Rents YoY: 3.6%
• Active inventory: 152
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$656
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $725

Break-even live

Break-even rent $967

Max offer price $125,000

Occupancy floor 57%

Sensitivity live

Price	-10% $795	-5% $760	+0% $725	+5% $689	+10% $654
Rent	-10% $576	-5% $650	+0% $725	+5% $799	+10% $873
Rate	-1.0pp $788	-0.5pp $756	base $725	+0.5pp $692	+1.0pp $659

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1106 Fretz St Unit A Pensacola, FL	2.0	1.0	1092	$1,350	$1.24	15d	1	1.00mi
9980 Bowman Ave Unit L Pensacola, FL	3.0	2.0	1150	$1,595	$1.39	63d	1	1.02mi
9980 Bowman Ave Unit N Pensacola, FL	3.0	2.0	1150	$1,595	$1.39	70d	1	1.02mi
9980 Bowman Ave Unit C Pensacola, FL	3.0	2.0	1150	$1,625	$1.41	15d	1	1.02mi
225 Leebeck Cir Pensacola, FL	3.0	2.0	1322	$1,886	$1.43	15d	1	1.05mi
8660 Figland Ave Pensacola, FL	3.0	2.0	1106	$1,550	$1.40	63d	1	1.05mi
1040 Lovebird Ct Pensacola, FL	4.0	2.0	1787	$2,100	$1.18	15d	1	1.06mi
3310 Bliss Ln Cantonment, FL	3.0	2.0	1491	$2,100	$1.41	63d	1	1.09mi
975 Lovebird Ct Pensacola, FL	4.0	2.0	1768	$2,100	$1.19	63d	1	1.11mi
951 Lovebird Ct Pensacola, FL	4.0	2.0	1787	$2,150	$1.20	63d	1	1.13mi
217 Cohasset Ct Pensacola, FL	3.0	2.0	1391	$1,875	$1.35	63d	1	1.13mi
10493 River Birch Dr Pensacola, FL	2.0	2.0	1053	$1,525	$1.45	72d	1	1.15mi
587 Bobwhite Dr Pensacola, FL	3.0	2.0	1410	$1,795	$1.27	15d	1	1.17mi
11111 Chippewa Way Pensacola, FL	3.0	2.0	1350	$1,900	$1.41	15d	1	1.19mi
8644 Cove Ave Pensacola, FL	3.0	2.0	1588	$1,850	$1.16	72d	1	1.20mi
8881 Bellawood Cir Pensacola, FL	3.0	2.0	1685	$2,100	$1.25	72d	1	1.35mi
9095 Airway Dr Pensacola, FL	1.0–3.0	1.0–2.0	1542	$1,789	$1.16	15d	20	1.38mi

Listing history 50 events

1. 2026-08-08
   days on market $125,000 Active 389 DOM
2. 2026-08-07
   days on market $125,000 Active 388 DOM
3. 2026-08-06
   days on market $125,000 Active 387 DOM
4. 2026-08-05
   days on market $125,000 Active 386 DOM
5. 2026-08-04
   days on market $125,000 Active 385 DOM
6. 2026-08-03
   days on market $125,000 Active 384 DOM
7. 2026-07-31
   days on market $125,000 Active 381 DOM
8. 2026-07-30
   days on market $125,000 Active 380 DOM
9. 2026-07-29
   days on market $125,000 Active 379 DOM
10. 2026-07-27
    days on market $125,000 Active 377 DOM
11. 2026-07-25
    days on market $125,000 Active 375 DOM
12. 2026-07-23
    days on market $125,000 Active 373 DOM
13. 2026-07-22
    days on market $125,000 Active 372 DOM
14. 2026-07-21
    days on market $125,000 Active 371 DOM
15. 2026-07-18
    days on market $125,000 Active 368 DOM
16. 2026-07-16
    days on market $125,000 Active 366 DOM
17. 2026-07-16
    days on market $125,000 Active 365 DOM
18. 2026-07-14
    days on market $125,000 Active 364 DOM
19. 2026-07-14
    days on market $125,000 Active 363 DOM
20. 2026-07-12
    days on market $125,000 Active 362 DOM
21. 2026-07-11
    days on market $125,000 Active 361 DOM
22. 2026-07-10
    days on market $125,000 Active 360 DOM
23. 2026-07-09
    days on market $125,000 Active 359 DOM
24. 2026-07-08
    days on market $125,000 Active 358 DOM
25. 2026-07-07
    days on market $125,000 Active 357 DOM
26. 2026-07-06
    days on market $125,000 Active 356 DOM
27. 2026-07-05
    days on market $125,000 Active 355 DOM
28. 2026-07-04
    days on market $125,000 Active 354 DOM
29. 2026-07-03
    days on market $125,000 Active 353 DOM
30. 2026-07-02
    days on market $125,000 Active 352 DOM
31. 2026-07-01
    days on market $125,000 Active 351 DOM
32. 2026-06-30
    days on market $125,000 Active 350 DOM
33. 2026-06-29
    days on market $125,000 Active 349 DOM
34. 2026-06-28
    days on market $125,000 Active 348 DOM
35. 2026-06-28
    days on market $125,000 Active 347 DOM
36. 2026-06-27
    days on market $125,000 Active 346 DOM
37. 2026-06-25
    days on market $125,000 Active 344 DOM
38. 2026-06-23
    days on market $125,000 Active 342 DOM
39. 2026-06-21
    days on market $125,000 Active 341 DOM
40. 2026-06-18
    days on market $125,000 Active 338 DOM
41. 2026-06-17
    days on market $125,000 Active 337 DOM
42. 2026-06-16
    days on market $125,000 Active 336 DOM
43. 2026-06-15
    days on market $125,000 Active 335 DOM
44. 2026-06-14
    days on market $125,000 Active 333 DOM
45. 2026-06-10
    days on market $125,000 Active 330 DOM
46. 2026-06-09
    days on market $125,000 Active 329 DOM
47. 2026-06-08
    days on market $125,000 Active 328 DOM
48. 2026-06-07
    days on market $125,000 Active 327 DOM
49. 2026-06-03
    days on market $125,000 Active 323 DOM
50. 2026-06-02
    days on market $125,000 Active 322 DOM

ⓘ 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: $22,608
• − Mortgage interest: −$7,002
• − Property taxes: −$674
• − Insurance: −$625
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$3,636
• Taxable income: $7,053
• Est. tax owed @ 24.0%: −$1,693
• After-tax cash flow: $7,002/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 · 3 photos

Poor 20/100 Extensive rehab Est. rehab $76,500–$137,700 screening

This property requires extensive repairs and maintenance, including a new roof and siding, painting, and landscaping. The high-density residential zoning offers significant potential for multi-family housing, making it an attractive investment opportunity.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows are old and appear to be in poor condition, with some possibly missing or broken.
• Major Electrical (electrical) — The electrical panel is not visible, and the house appears to be in disrepair, indicating potential electrical issues.
• Major Plumbing (plumbing) — The house is in a state of disrepair, and plumbing issues are likely present, as there is no visible evidence of proper maintenance.
• Major Exterior (exterior) — The exterior of the house is in poor condition, with visible damage and missing siding.

Repairs flagged

• Major roof — Significant damage and potential leaks are visible.
• Major exterior siding — Severe peeling and deterioration are evident.
• Major foundation — Inspection is needed for any structural issues.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's appearance and reduce maintenance costs. ↑
• Resale exterior siding replacement — A new siding will enhance the home's curb appeal and increase its market value. ↑
• Both painting — Painting will improve the home's appearance and make it more attractive to potential buyers or renters. ↑
• Both landscaping — Landscaping will enhance the home's curb appeal and make it more attractive to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary L. D. Mcarthur Elementary School F FL #1,345/2,144 Nat'l #17,359/41,679 Middle Beulah Middle School D- FL #340/571 Nat'l #5,398/14,009 High J. M. Tate Senior High School D- FL #207/667 Nat'l #6,330/17,239

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

B Composite livability gradescore 79/100

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 · 334,637 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: 13% of renters

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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%

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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%

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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

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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.