1731 Savage Ln · Ensley, FL 32505

$195,000

4 bd · 1.0 ba · 1,529 sqft · SingleFamily public records · 33 Days on market

Built 1925 0.58 ac lot Est $240k · 19% under

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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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming home offers incredible potential and has already been updated and remodeled in many ways! Relax on the welcoming front porch overlooking the front yard before stepping inside to a bright and spacious interior filled with beautiful tile flooring throughout. The flexible floor plan features two bedrooms or bonus flex spaces just off the foyer, perfect for a home office, playroom, or guest area. A third bedroom is conveniently located near the living room and breakfast bar area. The beautiful kitchen overlooks the main living space, creating an open and connected feel that’s ideal for everyday living and entertaining. Additional highlights include a laundry area with newer

Key facts

• Laundry area
• Flexible floor plan
• Front porch

Tags

• FRONT PORCH
• TILE FLOORING
• FLEXIBLE FLOOR PLAN
• LAUNDRY AREA
• WATER HEATER
• OVERSIZED BONUS ROOM

Property features AI

Finance

• Other: Lot size approximately 0.579 acres; Directions: From Rolling Hills Rd, left onto Elmhurst Rd, left on Savage Ln; home is on the right.
• HOA & community: No homeowners association

Exterior

• Parking: Open parking; Driveway with guest and front-entrance parking
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Electric service with circuit breakers
• Home design: Single-story home; Detached property; Resale condition; Homesteaded
• Construction: Frame construction; Composition roof; Off-grade foundation; Building area approximately 1,529 square feet
• Exterior features: Porch; Chain-link fencing; Unimproved road access (road not maintained)

Interior

• Kitchen: Updated kitchen with tile counters and backsplash; Newer appliances including built-in microwave, dishwasher, and refrigerator
• Bedrooms: Primary bedroom on the first floor (approx. 13 by 17); Additional bedrooms on the first floor (approx. 12.2 by 16.2)
• Flooring: Tile
• Bathrooms: Three full bathrooms; Remodeled bathrooms (floors and fixtures) — updated within the last 6–10 years
• Heating & cooling: Central heating; Central air conditioning; Wall/window AC units and ceiling fans
• Interior features: Tile floors; Double-pane windows with blinds and drapes; Ceiling fans; Crown molding; Storage space; Bonus room; High-speed internet available
• Laundry & utility: Inside laundry with washer and dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (2.7% below list).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 fast (+4.9%/yr); 198 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• At $1,898/mo this rent would consume 51% of the median local household income ($45k/yr) (locally 1458% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 33 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $32k; list at $195k implies a 509% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $240,053
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2121 Oakstream Ave	0.72mi	3/2.0 (-1)	1,533 (+0%)	4mo	$343,000	$224	53
7091 Wymart Rd	0.51mi	3/2.0 (-1)	1,626 (+6%)	8mo	$220,000	$135	50
6617 Hampton Rd	0.49mi	4/2.0	1,637 (+7%)	19mo	$195,000	$119	46
7114 Wymart Rd	0.43mi	3/2.0 (-1)	1,408 (-8%)	20mo	$140,000	$99	41
7140 Belguim Cir	0.70mi	4/2.0	1,690 (+10%)	6mo	$390,000	$231	41
6962 Rolling Hills Rd	0.71mi	4/2.0	1,353 (-12%)	24mo	$250,000	$185	24
7314 Gunter Rd	0.71mi	3/2.0 (-1)	1,690 (+10%)	23mo	$265,000	$157	21

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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-8,118
• Equity at exit: $29,075

10-year hold

• IRR: 7.7%
• Equity multiple: 1.62×
• Total profit: $34,107
• Equity at exit: $16,860

Cash invested: $54,600 (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 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 198
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,898 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$84 /mo · $1,011/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $311

Break-even live

Break-even rent $1,504

Max offer price $195,000

Occupancy floor 79%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1472 Wingfoot Way Pensacola, FL	3.0	2.0	1284	$1,595	$1.24	23d	1	0.32mi
6426 Wagner Rd Pensacola, FL	4.0	1.5	1296	$1,300	$1.00	23d	1	0.62mi
6740 Scotts Pl Pensacola, FL	3.0	2.5	1663	$2,350	$1.41	23d	1	1.09mi
6740 Scotts Pl Pensacola, FL	3.0	2.5	1663	$2,350	$1.41	14d	1	1.09mi
6111 Enterprise Dr Pensacola, FL	1.0–3.0	1.0–2.0	1224	$1,688	$1.38	14d	19	1.19mi

Listing history 35 events

1. 2026-06-18
   days on market $195,000 Active 33 DOM
2. 2026-06-17
   days on market $195,000 Active 32 DOM
3. 2026-06-16
   days on market $195,000 Active 31 DOM
4. 2026-06-15
   days on market $195,000 Active 30 DOM
5. 2026-06-14
   days on market $195,000 Active 28 DOM
6. 2026-06-10
   days on market $195,000 Active 25 DOM
7. 2026-06-09
   days on market $195,000 Active 24 DOM
8. 2026-06-08
   days on market $195,000 Active 23 DOM
9. 2026-06-07
   days on market $195,000 Active 22 DOM
10. 2026-06-03
    days on market $195,000 Active 18 DOM
11. 2026-06-02
    days on market $195,000 Active 17 DOM
12. 2026-06-01
    days on market $195,000 Active 16 DOM
13. 2026-05-31
    days on market $195,000 Active 15 DOM
14. 2026-05-31
    days on market $195,000 Active 14 DOM
15. 2026-05-16
    listed $195,000 Active
16. 2024-11-03
    historical
17. 2024-08-25
    price $279,999
18. 2024-05-04
    listed $300,000 Active
19. 2021-12-26
    historical
20. 2021-12-16
    status Active
21. 2021-12-16
    price $180,000
22. 2021-12-08
    historical Contingent
23. 2021-11-27
    listed $190,000 Active
24. 2021-11-16
    historical
25. 2021-11-15
    price $190,000
26. 2021-11-04
    price $200,000
27. 2021-10-29
    price $210,000
28. 2021-10-21
    price $220,000
29. 2021-10-13
    price $230,000
30. 2021-10-07
    listed $240,000 Active
31. 2018-03-02
    historical
32. 2018-02-28
    listed $205,000
33. 2017-06-09
    soldstatus $32,000
34. 2017-05-16
    listed $35,000
35. 1997-07-29
    soldstatus $45,000

ⓘ 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: $1,011 · $84/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: +$607/yr (+$51/mo · 60.1%)

ⓘ 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 7 d/yr ≥105°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: $22,773
• − Mortgage interest: −$10,923
• − Property taxes: −$1,011
• − Insurance: −$975
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$5,673
• Taxable income: $547
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $3,602/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

• County: Escambia County · 301,722 people
• City population: 15,879
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 27,877
• Household income: $44,783
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1458.0

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 0.66)
• Race & ethnicity: Black 48% White 32% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% Vietnamese 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: ▼ -74.10%
• Current HPI: 205.45
• Rent YoY: ▲ 4.92%
• 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

+333.3% since first listed

21 events — show timeline

• 2026-05-16 Listed $195,000 PARMLS
• 2024-11-03 Listing Removed — PARMLS
• 2024-08-25 Price Changed $279,999 PARMLS
• 2024-05-04 Listed $300,000 PARMLS
• 2021-12-26 Listing Removed — PARMLS
• 2021-12-16 Relisted — PARMLS
• 2021-12-16 Price Changed $180,000 PARMLS
• 2021-12-08 Contingent — PARMLS
• 2021-11-27 Listed $190,000 PARMLS
• 2021-11-16 Listing Removed — PARMLS
• 2021-11-15 Price Changed $190,000 PARMLS
• 2021-11-04 Price Changed $200,000 PARMLS
• 2021-10-29 Price Changed $210,000 PARMLS
• 2021-10-21 Price Changed $220,000 PARMLS
• 2021-10-13 Price Changed $230,000 PARMLS
• 2021-10-07 Listed $240,000 PARMLS
• 2018-03-02 Listing Removed — PARMLS
• 2018-02-28 Listed $205,000 PARMLS
• 2017-06-09 Sold (MLS) $32,000 PARMLS
• 2017-05-16 Listed $35,000 PARMLS
• 1997-07-29 Sold (Public Records) $45,000 Public Records

Property tax history

+15.8%/yr

Latest (2025): $1,011 · +19.9% YoY. Source: county tax records.