8865 Brigade Trl · Ensley, FL 32534

$215,000

3 bd · 2.5 ba · 1,420 sqft · Townhouse public records · 445 Days on market

Built 2021 Good condition 1,742 sqft lot $151/sqft · 23% below area Est $303k · 29% under $164/mo HOA · 9% of rent ↓ 5% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +8.8/30.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bed 2.5 bath Admiral's Quarter townhome is the perfect turnkey property. Built in 2021 Admiral's Quarter is conveniently located minutes from The University of West Florida, Navy Federal Credit Union, and just 5 minutes from I-10 with access to downtown Pensacola in 15-20 minutes and the beautiful white sand beaches in 25-30 minutes. This unit boasts granite countertops in throughout, 9ft ceilings in downstairs living areas, stainless steel appliance package, luxury vinyl tile flooring in living areas and bathrooms, carpet in bedrooms and hallway upstairs, and 2 inch blinds on all windows. All 3 bedrooms and laundry room are located on the 2nd level. The 1st floor has a 1 car garage, a half bath, kitchen with white shaker cabinetry, a pantry, a breakfast bar and the living/dining area. The Admiral's Quarters community offers a pool and a dog park making it an attractive property for potential tenants or residents. Schedule your showing today!

Key facts

• Community pool
• Granite countertops
• $164 HOA

Tags

• GRANITE COUNTERTOPS
• LUXURY VINYL FLOORING
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (13.7% below list).
• Recommended offer: $183k (14.7% below list) — sets the bar for cash-flow.

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: Pine Meadow Elementary School (math 59% / reading 65%, grade B, #608 of 2,144 statewide, top 29%, 710 students, 51% 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-school proficiency averages 54% at this address vs 42% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Escambia average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.6%/yr); 152 active listings in the ZIP; 27 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).
• This rent runs 38% 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 $6k 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 445 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $68k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,385 (14.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 445 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.57%
• DSCR: 0.84
• GRM: 9.7

CMA / ARV

• ARV (median comp): $303,027
• List price: $215,000
• Delta: -29.05%
• 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
8928 Brigade Trl	0.07mi	3/2.5	1,537 (+8%)	0mo	$220,000	$143	82
8905 Brigade Trl #8905	0.04mi	3/2.5	1,537 (+8%)	3mo	$222,250	$145	82
8913 Brigade Trl	0.05mi	3/2.5	1,537 (+8%)	5mo	$230,000	$150	80
1541 Farragut Way	0.20mi	3/2.5	1,553 (+9%)	0mo	$250,000	$161	74
1587 Iroquois Ct	0.20mi	3/2.5	1,537 (+8%)	3mo	$225,900	$147	74
1956 Highland Ridge Ct	0.47mi	3/2.5	1,543 (+9%)	1mo	$233,900	$152	63
1952 Highland Ridge Ct Unit 5B	0.53mi	3/2.5	1,543 (+9%)	0mo	$233,900	$152	60
1944 Highland Ridge Ct Unit 7B	0.51mi	3/2.5	1,543 (+9%)	2mo	$233,900	$152	60
1940 Highland Ridge Ct Unit 8B	0.51mi	3/2.5	1,543 (+9%)	3mo	$233,900	$152	59
1960 Highland Ridge Ct Unit 3B	0.51mi	3/2.5	1,543 (+9%)	3mo	$233,900	$152	59
1964 Highland Ridge Ct Unit 2B	0.52mi	3/2.5	1,543 (+9%)	3mo	$233,900	$152	58
1968 Highland Ridge Ct Unit 1B	0.53mi	3/2.5	1,543 (+9%)	5mo	$227,400	$147	57

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: -21.4%
• Equity multiple: 0.25×
• Total profit: $-44,929
• Equity at exit: $32,057

10-year hold

• IRR: -13.3%
• Equity multiple: 0.20×
• Total profit: $-48,374
• Equity at exit: $18,589

Cash invested: $60,200 (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 →

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

Active competition Active MLS

• For sale now: 15 active · 18 under contract
• Months of supply: 6.9 mo (14%/mo absorbed)
• Median asking: $227,900 ($148/sqft)
• Median days on market: 151 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +44.5% above 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: 9.7×

Monthly cashflow live

• Estimated rent: $1,855 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$263 /mo · $3,158/yr
• Insurance: −$90
• HOA: −$164
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-179

Break-even live

Break-even rent $2,081

Max offer price $183,385

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-118	+0% $-179	+5% $-240	+10% $-301
Rent	-10% $-325	-5% $-252	+0% $-179	+5% $-106	+10% $-32
Rate	-1.0pp $-71	-0.5pp $-124	base $-179	+0.5pp $-235	+1.0pp $-291

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: $53,750
• Closing costs: $6,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8869 Brigade Trl Pensacola, FL	3.0	2.5	1537	$1,725	$1.12	63d	1	0.02mi
1512 Iroquois Ct Pensacola, FL	3.0	2.5	1500	$1,750	$1.17	72d	1	0.02mi
8932 Brigade Trl Pensacola, FL	3.0	2.5	1530	$1,825	$1.19	72d	1	0.07mi
8932 Abbington Dr Pensacola, FL	3.0	2.0	1576	$2,015	$1.28	72d	1	0.12mi
8978 Brigade Trl Pensacola, FL	3.0	2.5	1537	$1,725	$1.12	15d	1	0.16mi
8980 Brigade Trl Pensacola, FL	3.0	2.5	1537	$1,725	$1.12	72d	1	0.16mi
8980 Brigade Trl Pensacola, FL	3.0	2.5	1537	$1,725	$1.12	70d	1	0.16mi
8988 Brigade Trl Pensacola, FL	3.0	2.5	1530	$2,050	$1.34	15d	1	0.18mi
1542 Iroquois Ct Pensacola, FL	3.0	2.5	1537	$1,750	$1.14	15d	1	0.21mi
1524 Farragut Way Pensacola, FL	3.0	2.5	1537	$1,750	$1.14	63d	1	0.21mi
1559 W Nine Mile Rd Pensacola, FL	1.0–3.0	1.0–2.0	1094	$2,765	$2.53	15d	28	0.26mi
1431 W Nine Mile Rd Pensacola, FL	1.0–3.0	1.0–2.0	1017	$1,893	$1.86	15d	18	0.33mi
2292 Sparrow Ln Pensacola, FL	3.0	2.0	1275	$1,525	$1.20	72d	1	0.43mi
8800 Pine Forest Rd Pensacola, FL	1.0–3.0	1.0–2.0	1077	$1,753	$1.63	15d	18	0.57mi
28 Easton St Cantonment, FL	3.0	2.0	1695	$1,850	$1.09	63d	1	0.58mi
1106 Fretz St Unit A Pensacola, FL	2.0	1.0	1092	$1,350	$1.24	15d	1	0.82mi
8644 Cove Ave Pensacola, FL	3.0	2.0	1588	$1,850	$1.16	72d	1	0.88mi
8889 Ransley Station Blvd Pensacola, FL	1.0–3.0	1.0–2.0	1176	$3,160	$2.69	15d	50	0.89mi
9980 Bowman Ave Unit C Pensacola, FL	3.0	2.0	1150	$1,625	$1.41	15d	1	1.04mi
9980 Bowman Ave Unit L Pensacola, FL	3.0	2.0	1150	$1,595	$1.39	63d	1	1.04mi
9980 Bowman Ave Unit N Pensacola, FL	3.0	2.0	1150	$1,595	$1.39	70d	1	1.04mi
975 Lovebird Ct Pensacola, FL	4.0	2.0	1768	$2,100	$1.19	63d	1	1.26mi
951 Lovebird Ct Pensacola, FL	4.0	2.0	1787	$2,150	$1.20	63d	1	1.29mi
1040 Lovebird Ct Pensacola, FL	4.0	2.0	1787	$2,100	$1.18	15d	1	1.32mi
1612 Bradberry Pl Pensacola, FL	3.0	1.0	984	$1,450	$1.47	15d	1	1.40mi
1229 W Ten Mile Rd Cantonment, FL	3.0	2.0	1528	$2,000	$1.31	72d	1	1.41mi
3318 Pine Forest Rd Cantonment, FL	2.0	2.0	968	$1,250	$1.29	72d	1	1.50mi

HOA detail $164/mo · $1,968/yr

• Likely covers: pool

Listing history 50 events

1. 2026-08-08
   days on market $215,000 Active 445 DOM
2. 2026-08-07
   days on market $215,000 Active 444 DOM
3. 2026-08-06
   days on market $215,000 Active 443 DOM
4. 2026-08-05
   days on market $215,000 Active 442 DOM
5. 2026-08-04
   days on market $215,000 Active 441 DOM
6. 2026-08-03
   days on market $215,000 Active 440 DOM
7. 2026-07-31
   days on market $215,000 Active 437 DOM
8. 2026-07-30
   days on market $215,000 Active 436 DOM
9. 2026-07-29
   days on market $215,000 Active 435 DOM
10. 2026-07-27
    days on market $215,000 Active 433 DOM
11. 2026-07-25
    pricedays on market $215,000 Active 431 DOM
12. 2026-07-23
    days on market $229,000 Active 429 DOM
13. 2026-07-22
    days on market $229,000 Active 428 DOM
14. 2026-07-21
    days on market $229,000 Active 427 DOM
15. 2026-07-18
    days on market $229,000 Active 424 DOM
16. 2026-07-16
    days on market $229,000 Active 422 DOM
17. 2026-07-16
    days on market $229,000 Active 421 DOM
18. 2026-07-14
    days on market $229,000 Active 420 DOM
19. 2026-07-14
    days on market $229,000 Active 419 DOM
20. 2026-07-12
    days on market $229,000 Active 418 DOM
21. 2026-07-11
    days on market $229,000 Active 417 DOM
22. 2026-07-10
    days on market $229,000 Active 416 DOM
23. 2026-07-09
    days on market $229,000 Active 415 DOM
24. 2026-07-08
    days on market $229,000 Active 414 DOM
25. 2026-07-07
    days on market $229,000 Active 413 DOM
26. 2026-07-06
    days on market $229,000 Active 412 DOM
27. 2026-07-05
    days on market $229,000 Active 411 DOM
28. 2026-07-04
    days on market $229,000 Active 410 DOM
29. 2026-07-03
    days on market $229,000 Active 409 DOM
30. 2026-07-02
    days on market $229,000 Active 408 DOM
31. 2026-07-01
    days on market $229,000 Active 407 DOM
32. 2026-06-30
    days on market $229,000 Active 406 DOM
33. 2026-06-29
    days on market $229,000 Active 405 DOM
34. 2026-06-28
    days on market $229,000 Active 404 DOM
35. 2026-06-28
    days on market $229,000 Active 403 DOM
36. 2026-06-27
    days on market $229,000 Active 402 DOM
37. 2026-06-25
    days on market $229,000 Active 400 DOM
38. 2026-06-23
    days on market $229,000 Active 398 DOM
39. 2026-06-21
    days on market $229,000 Active 397 DOM
40. 2026-06-18
    days on market $229,000 Active 394 DOM
41. 2026-06-17
    days on market $229,000 Active 393 DOM
42. 2026-06-16
    days on market $229,000 Active 392 DOM
43. 2026-06-15
    days on market $229,000 Active 391 DOM
44. 2026-06-14
    days on market $229,000 Active 389 DOM
45. 2026-06-10
    days on market $229,000 Active 386 DOM
46. 2026-06-09
    days on market $229,000 Active 385 DOM
47. 2026-06-08
    days on market $229,000 Active 384 DOM
48. 2026-06-07
    days on market $229,000 Active 383 DOM
49. 2026-06-03
    days on market $229,000 Active 379 DOM
50. 2026-06-02
    days on market $229,000 Active 378 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: $3,158 · $263/mo
• Projected year-2 tax: $3,158 · $263/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 17 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: $22,257
• − Mortgage interest: −$12,043
• − Property taxes: −$3,158
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − HOA: −$1,968
• − Depreciation: −$6,255
• Taxable loss: −$5,803
• Est. tax savings @ 24.0%: +$1,393
• After-tax cash flow: $-755/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 · 12 photos

Good 80/100 None rehab

This turnkey Admiral's Quarter townhome is in excellent condition with modern finishes and a great location.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — fresh paint can make a big difference in curb appeal and interior aesthetics ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Lincoln Park Elementary School F FL #1,609/2,144 Nat'l #21,438/41,679 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

-4.8% since first listed

18 events — show timeline

• 2026-03-27 Relisted — PARMLS
• 2026-03-27 Price Changed $236,000 PARMLS
• 2025-04-06 Listing Removed — PARMLS
• 2025-02-04 Price Changed $250,000 PARMLS
• 2025-01-09 Relisted — PARMLS
• 2025-01-01 Listing Removed — PARMLS
• 2024-06-28 Price Changed $262,000 PARMLS
• 2024-06-17 Price Changed $279,000 PARMLS
• 2024-05-22 Listed $283,000 PARMLS
• 2021-07-30 Sold (MLS) $262,900 PARMLS
• 2021-06-14 Pending — PARMLS
• 2021-06-12 Relisted — PARMLS
• 2021-06-12 Price Changed $262,900 PARMLS
• 2021-06-02 Listing Removed — PARMLS
• 2021-05-08 Pending — PARMLS
• 2021-05-05 Relisted — PARMLS
• 2021-04-27 Listing Removed — PARMLS
• 2021-04-26 Listed $247,900 PARMLS

Property tax history

-0.6%/yr

Latest (2025): $3,158 · -2.7% YoY. Source: county tax records.