829 W Hope Dr · Ensley, FL 32534

$59,900

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 32 Days on market

Built 1967 0.91 ac lot

---

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

Located on an approximately 0.91-acre parcel zoned HDMU, this property offers an opportunity for redevelopment, investment, or renovation in Pensacola. The property includes an existing 1,104 sq ft home built in 1967 that will require substantial renovation, along with an older mobile home currently situated on site. Recent window updates have been completed on the main residence. The parcel consists of multiple sections with additional frontage and depth that may offer future development potential. Buyer to verify all zoning, lot configuration, land use, subdivision potential, utility availability, mobile home allowances, and buildability.

Key facts

• Zoned hdmu
• 0.91 acre parcel
• Additional frontage

Tags

• 0.91 ACRE PARCEL
• ZONED HDMU
• OPPORTUNITY FOR REDEVELOPMENT
• SUBSTANTIAL RENOVATION
• RECENT WINDOW UPDATES
• ADDITIONAL FRONTAGE

Property features AI

Finance

• Other: Property is resale (not new construction)
• Financial info: No investor or income/expense details provided
• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Security: No security features provided
• Utilities: Public water; Septic tank sewer; Electric with circuit breakers and copper wiring
• Home design: Modular structure; One story
• Construction: Frame construction; Off-grade foundation; Composition and gable roof
• Exterior features: Paved, publicly maintained road access; Does not allow horses

Interior

• Kitchen: Electric water heater (kitchen appliance/utility noted)
• Bedrooms: Master bedroom on the first level
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms on the first level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Hardwood flooring; Kitchen and living/dining combos
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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; 10 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).
• This rent runs 32% 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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.60% ✓
• Cap rate: 21.15%
• Cash-on-cash: 53.05%
• DSCR: 3.36
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $161,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7900 Atilla Ave	0.39mi	3/2.0	1,173 (+6%)	2mo	$230,000	$196	69
1215 W Hope Dr	0.28mi	3/1.0	1,026 (-7%)	4mo	$40,000	$39	68
7950 Hayworth Ave	0.39mi	3/2.0	1,205 (+9%)	2mo	$177,500	$147	65
1007 Broad St	0.47mi	3/2.0	1,128 (+2%)	13mo	$218,000	$193	63
772 Dunkirk St	0.42mi	3/2.0	1,205 (+9%)	10mo	$100,000	$83	57
7431 Cobb Ln	0.36mi	3/1.0	1,014 (-8%)	12mo	$75,000	$74	55
1011 Broad St	0.48mi	3/2.0	1,227 (+11%)	13mo	$245,000	$200	48
7931 Atilla Ave	0.45mi	2/2.0 (-1)	939 (-15%)	2mo	$70,000	$75	48
7615 Shamrock Dr	0.49mi	3/2.0	960 (-13%)	12mo	$170,000	$177	45
7624 Faith Dr	0.58mi	3/1.0	1,215 (+10%)	12mo	$50,000	$41	42
7620 Faith Dr	0.58mi	2/1.0 (-1)	971 (-12%)	4mo	$55,000	$57	40
7731 Castlegate Dr	0.60mi	4/1.0 (+1)	1,232 (+12%)	5mo	$180,000	$146	39

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: 51.9%
• Equity multiple: 3.30×
• Total profit: $38,585
• Equity at exit: $8,931

10-year hold

• IRR: 57.5%
• Equity multiple: 6.89×
• Total profit: $98,827
• Equity at exit: $5,179

Cash invested: $16,772 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,558 high
• Mortgage (P&I): −$314
• Tax from tax record: −$150 /mo · $1,802/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $742

Break-even live

Break-even rent $619

Max offer price $59,900

Occupancy floor 47%

Sensitivity live

Price	-10% $775	-5% $758	+0% $742	+5% $725	+10% $708
Rent	-10% $618	-5% $680	+0% $742	+5% $803	+10% $865
Rate	-1.0pp $772	-0.5pp $757	base $742	+0.5pp $726	+1.0pp $710

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 Wilimar Pl Pensacola, FL	3.0	2.0	1008	$1,550	$1.54	14d	1	0.85mi
6426 Wagner Rd Pensacola, FL	4.0	1.5	1296	$1,300	$1.00	24d	1	0.86mi
1472 Wingfoot Way Pensacola, FL	3.0	2.0	1284	$1,595	$1.24	24d	1	1.00mi
50 E Ensley St Unit A Pensacola, FL	3.0	2.0	840	$1,150	$1.37	14d	1	1.10mi
8660 Figland Ave Pensacola, FL	3.0	2.0	1106	$1,550	$1.40	14d	1	1.15mi
147 Creekview Dr Pensacola, FL	3.0	2.0	1188	$1,700	$1.43	14d	1	1.20mi
288 E Olive Rd Pensacola, FL	1.0–2.0	1.0	750	$1,045	$1.39	24d	2	1.20mi
27 E Burgess Rd Pensacola, FL	2.0	2.0	1100	$1,124	$1.02	24d	1	1.28mi
7812 Oak Forest Dr Pensacola, FL	3.0	1.5	1166	$1,750	$1.50	24d	1	1.28mi
6 Clyde St Pensacola, FL	2.0	1.0	794	$1,195	$1.51	24d	1	1.42mi

Listing history 18 events

1. 2026-06-18
   days on market $59,900 Active 32 DOM
2. 2026-06-17
   days on market $59,900 Active 31 DOM
3. 2026-06-16
   pricedays on market $59,900 Active 30 DOM
4. 2026-06-15
   days on market $62,900 Active 29 DOM
5. 2026-06-14
   days on market $62,900 Active 27 DOM
6. 2026-06-10
   pricedays on market $62,900 Active 24 DOM
7. 2026-06-09
   days on market $64,900 Active 23 DOM
8. 2026-06-08
   days on market $64,900 Active 22 DOM
9. 2026-06-07
   pricedays on market $64,900 Active 21 DOM
10. 2026-06-03
    pricedays on market $67,900 Active 17 DOM
11. 2026-06-03
    price $69,900 Active 16 DOM
12. 2026-06-02
    days on market $72,900 Active 16 DOM
13. 2026-06-01
    days on market $72,900 Active 15 DOM
14. 2026-05-31
    days on market $72,900 Active 14 DOM
15. 2026-05-31
    pricestatusdays on market $72,900 Active 13 DOM
16. 2026-05-23
    status Active
17. 2026-05-21
    historical
18. 2026-05-16
    listed $79,900 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: $1,802 · $150/mo
• Projected year-2 tax: $1,802 · $150/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 2/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°F today · 18 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: $18,695
• − Mortgage interest: −$3,355
• − Property taxes: −$1,802
• − Insurance: −$300
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$1,743
• Taxable income: $8,505
• Est. tax owed @ 24.0%: −$2,041
• After-tax cash flow: $6,857/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

3 events — show timeline

• 2026-05-23 Relisted — PARMLS
• 2026-05-21 Listing Removed — PARMLS
• 2026-05-16 Listed $79,900 PARMLS

Property tax history

+7.0%/yr

Latest (2025): $1,802 · +18.1% YoY. Source: county tax records.