8641 Fab St · Ensley, FL 32514

$90,000

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 14 Days on market

Built 1967 6,534 sqft lot

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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 +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special or great opportunity for a homeowner ready to add value! This 3-bedroom, 1-bath home in Pensacola is currently tenant occupied and provides solid potential with a functional layout and carport parking. The roof was replaced approximately 2 years ago. Great value-add opportunity for investors, flippers, or buyers looking to build equity through improvements. This home is priced to sell, so don't miss out!

Key facts

• Carport parking
• Roof replaced
• 6,534 sq ft lot

Tags

• CARPORT PARKING
• ROOF REPLACED

Property features AI

Finance

• Other: County maintained road
• HOA & community: No association

Exterior

• Parking: Carport (1 covered space, total 1 parking space)
• Utilities: Public water; Septic tank sewer
• Home design: One-story property; Resale (not new construction); Not attached to another property; 816 total building area
• Construction: Block, brick, and concrete construction; Slab foundation; Hip composition roof
• Exterior features: Interior lot; No horse privileges

Interior

• Kitchen: Updated kitchen
• Bedrooms: Master bedroom on the first floor (approx. 7 x 7)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Ceiling fan(s); Floor furnace heating
• Interior features: Ceiling fan(s); Updated bathroom; Updated kitchen
• Laundry & utility: No water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 13.6% 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 flat; 221 active listings in the ZIP; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 + 0.8% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $14k; list at $90k implies a 543% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.63% ✓
• Cap rate: 13.62%
• Cash-on-cash: 26.15%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $44,880
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
224 Barker St	0.52mi	3/1.0	768 (-6%)	8mo	$42,000	$55	59
8650 Airway Dr	0.21mi	2/1.0 (-1)	744 (-9%)	16mo	$23,333	$31	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 · 0.76% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.68×
• Total profit: $17,175
• Equity at exit: $13,419

10-year hold

• IRR: 24.2%
• Equity multiple: 2.88×
• Total profit: $47,367
• Equity at exit: $7,782

Cash invested: $25,200 (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 →

ZIP-level market 32514

• Home prices YoY: -31.2%
• Rents YoY: 0.8%
• Active inventory: 221
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,467 high
• Mortgage (P&I): −$472
• Tax from tax record: −$100 /mo · $1,202/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $549

Break-even live

Break-even rent $772

Max offer price $90,000

Occupancy floor 58%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8733 Chisholm Rd Pensacola, FL	3.0	1.0	1030	$1,300	$1.26	23d	1	0.65mi
288 E Olive Rd Pensacola, FL	1.0–2.0	1.0	750	$1,045	$1.39	23d	2	0.70mi
8440 Chisholm Rd Unit B Pensacola, FL	3.0	2.0	1112	$1,525	$1.37	23d	1	0.74mi
50 E Ensley St Unit A Pensacola, FL	3.0	2.0	840	$1,150	$1.37	13d	1	0.79mi
1015 Sable Dr Unit B Pensacola, FL	2.0	2.0	962	$1,300	$1.35	13d	1	0.87mi
1040 Sable Dr Unit c Pensacola, FL	2.0	1.5	1005	$1,200	$1.19	13d	1	0.93mi
130 E 9 Mile Rd #5 Pensacola, FL	2.0	1.0	925	$1,095	$1.18	23d	1	1.25mi
1040 E Olive Rd Pensacola, FL	1.0–3.0	1.0–2.0	897	$1,644	$1.83	23d	7	1.27mi
8660 Figland Ave Pensacola, FL	3.0	2.0	1106	$1,550	$1.40	13d	1	1.47mi

Listing history 10 events

1. 2026-06-08
   days on market $90,000 Active 14 DOM
2. 2026-06-07
   days on market $90,000 Active 13 DOM
3. 2026-06-03
   days on market $90,000 Active 9 DOM
4. 2026-06-02
   days on market $90,000 Active 8 DOM
5. 2026-06-01
   pricedays on market $90,000 Active 7 DOM
6. 2026-05-31
   days on market $99,900 Active 6 DOM
7. 2026-05-31
   days on market $99,900 Active 5 DOM
8. 2026-05-21
   listed $99,900 Active
9. 1995-05-25
   soldstatus $14,000
10. 1983-04-01
    soldstatus $22,700

ⓘ 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: $1,202 · $100/mo
• Projected year-2 tax: $1,202 · $100/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 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥106°F today · 19 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: $17,603
• − Mortgage interest: −$5,041
• − Property taxes: −$1,202
• − Insurance: −$450
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$2,618
• Taxable income: $5,474
• Est. tax owed @ 24.0%: −$1,314
• After-tax cash flow: $5,276/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): 42,447
• Household income: $66,644
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1962.0

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 0.55)
• Race & ethnicity: White 63% Black 22% Two or more races 9% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% 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: ▼ -120.99%
• Current HPI: 266.7408
• Rent YoY: ▲ 0.76%
• 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

+340.1% since first listed

3 events — show timeline

• 2026-05-21 Listed $99,900 PARMLS
• 1995-05-25 Sold (Public Records) $14,000 Public Records
• 1983-04-01 Sold (Public Records) $22,700 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,202 · +13.6% YoY. Source: county tax records.