162 Holsberry Ln #3 · Ensley, FL 32534

$69,500

5 bd · 2.0 ba · 1,100 sqft · Manufactured · 142 Days on market

Built 1976 Poor condition 10,454 sqft lot $63/sqft · 49% above area Est $47k · 49% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +1.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location! Location! Location! Situated just off 9 Mile Rd. in an established district, this centrally located property offers convenient access to many of today’s most desired amenities. The main home features approximately 780 sq ft, complemented by a detached 320 sq ft unit offering two additional bedrooms—ideal for extended family, guests, or added flexibility. With its affordable price point and versatile layout, this property provides a fantastic opportunity for comfortable living or potential investment. Contact the listing agent or your Realtor today to schedule a showing and make this home YOURS!

Key facts

• Versatile layout
• Convenient access
• Detached unit

Tags

• CONVENIENT ACCESS
• DETACHED UNIT
• VERSATILE LAYOUT

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath manufactured listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.6% 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, 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); 116 active listings in the ZIP; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% 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 $481 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($61k) 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 $61,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 1976 — 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: 3.13% ✓
• Cap rate: 27.65%
• Cash-on-cash: 76.27%
• DSCR: 4.39
• GRM: 2.7

CMA / ARV

• ARV (median comp): $46,546
• List price: $69,500
• Delta: 49.32%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 Holsberry Ln	0.06mi	6/2.0 (+1)	1,216 (+10%)	19mo	$129,500	$106	58

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: 76.9%
• Equity multiple: 4.54×
• Total profit: $68,929
• Equity at exit: $10,363

10-year hold

• IRR: 80.7%
• Equity multiple: 9.60×
• Total profit: $167,349
• Equity at exit: $6,009

Cash invested: $19,460 (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: 116
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,174 medium
• Mortgage (P&I): −$364
• Tax est. 1.5%: −$87 /mo · $1,042/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $1,237

Break-even live

Break-even rent $608

Max offer price $69,500

Occupancy floor 38%

Sensitivity live

Price	-10% $1,285	-5% $1,261	+0% $1,237	+5% $1,213	+10% $1,189
Rent	-10% $1,065	-5% $1,151	+0% $1,237	+5% $1,323	+10% $1,408
Rate	-1.0pp $1,272	-0.5pp $1,254	base $1,237	+0.5pp $1,219	+1.0pp $1,200

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $69,500 Active 142 DOM
2. 2026-06-18
   days on market $69,500 Active 139 DOM
3. 2026-06-17
   days on market $69,500 Active 138 DOM
4. 2026-06-16
   days on market $69,500 Active 137 DOM
5. 2026-06-15
   days on market $69,500 Active 136 DOM
6. 2026-06-14
   days on market $69,500 Active 134 DOM
7. 2026-06-10
   days on market $69,500 Active 131 DOM
8. 2026-06-09
   days on market $69,500 Active 130 DOM
9. 2026-06-08
   days on market $69,500 Active 129 DOM
10. 2026-06-07
    days on market $69,500 Active 128 DOM
11. 2026-06-03
    days on market $69,500 Active 124 DOM
12. 2026-06-02
    days on market $69,500 Active 123 DOM
13. 2026-06-01
    days on market $69,500 Active 122 DOM
14. 2026-05-31
    days on market $69,500 Active 121 DOM
15. 2026-05-31
    days on market $69,500 Active 120 DOM
16. 2026-01-30
    listed $69,500 Active 625-char remark

    Show marketing remark (625 chars)

    Location! Location! Location! Situated just off 9 Mile Rd. in an established district, this centrally located property offers convenient access to many of today’s most desired amenities. The main home features approximately 780 sq ft, complemented by a detached 320 sq ft unit offering two additional bedrooms—ideal for extended family, guests, or added flexibility. With its affordable price point and versatile layout, this property provides a fantastic opportunity for comfortable living or potential investment. Contact the listing agent or your Realtor today to schedule a showing and make this home YOURS!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $26,082
• − Mortgage interest: −$3,893
• − Property taxes: −$1,042
• − Insurance: −$348
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − Depreciation: −$2,022
• Taxable income: $14,604
• Est. tax owed @ 24.0%: −$3,505
• After-tax cash flow: $11,336/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

Poor 20/100 Extensive rehab

This property requires extensive renovation and repairs, including structural, aesthetic, and functional upgrades. Immediate attention is needed to address the poor condition of the home.

Repairs flagged

• Major Exposed beams — Structural integrity compromised
• Major Cluttered countertops — Aesthetic and functionality issues
• Major Outdated appliances — Aesthetic and functionality issues

Value-add opportunities

• Both Paint — Enhances curb appeal and interior aesthetics
• Both Flooring — Improves comfort and functionality
• Both Appliances — Enhances functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed beams · Structural integrity compromised	Major	$15,000–50,000
Cluttered countertops · Aesthetic and functionality issues	Major	$15,000–50,000
Outdated appliances · Aesthetic and functionality issues	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint — Enhances curb appeal and interior aesthetics ↑
• Both Flooring — Improves comfort and functionality ↑
• Both Appliances — Enhances functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-01-30 Listed $69,500 PARMLS