10351 Bowman Ave · Ensley, FL 32534

$60,000

3 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 21 Days on market

Built 1976 0.33 ac 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 +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRICK HOME LOCATED CLOSE TO SHOPPING, NAS PENSACOLA, CORRY STATION,UWF AND I- 10.THIS PROPERTY HAS GOOD POTENTIAL FOR THE RIGHT BUYER. PURCHASE THIS PROPERTY FOR AS LITTLE AS 3% DOWN.

Key facts

• 0.33 acre lot
• Built 1976
• Listed 21 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Utilities: Public sewer
• Home design: One-story brick residence; Resale property; Not attached to another property; County-maintained road access
• Construction: Built on a slab foundation; Metal roof; Brick construction; One level
• Exterior features: Interior lot; Does not allow horses

Interior

• Kitchen: No kitchen feature details provided
• Bedrooms: Master bedroom on the first floor (approximately 7 x 7)
• Flooring: Flooring details listed in remarks
• Bathrooms: Two full bathrooms (bathrooms located on the first floor)
• Interior features: Storage
• Laundry & utility: No water heater

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 $1k ($14k/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: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.9% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 39% 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 $415 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $60k implies a 54% 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 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — 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: 3.18% ✓
• Cap rate: 28.94%
• Cash-on-cash: 80.89%
• DSCR: 4.60
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $298,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3346 Bliss Ln Unit 8A	0.40mi	3/2.5	1,648 (+2%)	8mo	$317,900	$193	69
1762 Leigh Loop Unit 2D	0.41mi	3/2.0	1,717 (+6%)	9mo	$318,750	$186	62
3362 Bliss Ln Unit 4A	0.40mi	3/2.0	1,425 (-12%)	4mo	$314,030	$220	59
1778 Leigh Loop Unit 6D	0.44mi	3/2.0	1,425 (-12%)	7mo	$306,000	$215	54
535 Evening Falls Dr	0.44mi	3/2.0	1,428 (-11%)	9mo	$233,000	$163	53
3359 Bliss Ln Unit 4E	0.37mi	4/2.0 (+1)	1,820 (+13%)	6mo	$332,300	$183	51
3367 Bliss Ln Unit 2E	0.37mi	4/2.0 (+1)	1,820 (+13%)	6mo	$333,170	$183	51
3330 Bliss Ln Unit 12A	0.41mi	4/2.5 (+1)	1,817 (+13%)	4mo	$336,800	$185	50
3338 Bliss Ln Unit 10A	0.41mi	4/2.5 (+1)	1,817 (+13%)	5mo	$333,100	$183	49
1774 Leigh Loop Unit 5D	0.43mi	4/2.5 (+1)	1,817 (+13%)	6mo	$333,200	$183	47
3844 Stefani Rd	0.68mi	3/1.0	1,426 (-12%)	1mo	$215,000	$151	44
1403 Twilight Dr	0.70mi	4/2.0 (+1)	1,820 (+13%)	5mo	$350,000	$192	37

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: 81.8%
• Equity multiple: 4.79×
• Total profit: $63,623
• Equity at exit: $8,946

10-year hold

• IRR: 85.3%
• Equity multiple: 10.13×
• Total profit: $153,344
• Equity at exit: $5,188

Cash invested: $16,800 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,906 high
• Mortgage (P&I): −$315
• Tax from tax record: −$34 /mo · $404/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $1,132

Break-even live

Break-even rent $473

Max offer price $60,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,166	-5% $1,149	+0% $1,132	+5% $1,115	+10% $1,098
Rent	-10% $982	-5% $1,057	+0% $1,132	+5% $1,208	+10% $1,283
Rate	-1.0pp $1,163	-0.5pp $1,148	base $1,132	+0.5pp $1,117	+1.0pp $1,101

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1229 W Ten Mile Rd Cantonment, FL	3.0	2.0	1528	$2,000	$1.31	24d	1	0.38mi
3310 Bliss Ln Cantonment, FL	3.0	2.0	1491	$2,100	$1.41	15d	1	0.41mi
9980 Bowman Ave Unit N Pensacola, FL	3.0	2.0	1150	$1,595	$1.39	22d	1	0.57mi
9980 Bowman Ave Unit L Pensacola, FL	3.0	2.0	1150	$1,595	$1.39	15d	1	0.57mi
217 Cohasset Ct Pensacola, FL	3.0	2.0	1391	$1,875	$1.35	15d	1	0.87mi
10493 River Birch Dr Pensacola, FL	2.0	2.0	1053	$1,525	$1.45	24d	1	0.89mi
28 Easton St Cantonment, FL	3.0	2.0	1695	$1,850	$1.09	15d	1	1.10mi
1431 W Nine Mile Rd Pensacola, FL	1.0–3.0	1.0–2.0	1017	$1,780	$1.75	15d	12	1.18mi
1559 W Nine Mile Rd Pensacola, FL	1.0–2.0	1.0–2.0	894	$2,280	$2.55	15d	31	1.26mi
1524 Farragut Way Pensacola, FL	3.0	2.5	1537	$1,750	$1.14	15d	1	1.30mi
8980 Brigade Trl Pensacola, FL	3.0	2.5	1537	$1,725	$1.12	24d	1	1.34mi
8980 Brigade Trl Pensacola, FL	3.0	2.5	1537	$1,725	$1.12	22d	1	1.34mi
8932 Abbington Dr Pensacola, FL	3.0	2.0	1576	$2,015	$1.28	24d	1	1.43mi
8932 Brigade Trl Pensacola, FL	3.0	2.5	1530	$1,825	$1.19	24d	1	1.43mi

Listing history 17 events

1. 2026-06-17
   status $60,000 Pending 21 DOM
2. 2026-06-16
   days on market $60,000 Contingent 21 DOM
3. 2026-06-15
   days on market $60,000 Contingent 20 DOM
4. 2026-06-14
   statusdays on market $60,000 Contingent 18 DOM
5. 2026-06-10
   days on market $60,000 Active 15 DOM
6. 2026-06-09
   days on market $60,000 Active 14 DOM
7. 2026-06-08
   days on market $60,000 Active 13 DOM
8. 2026-06-07
   days on market $60,000 Active 12 DOM
9. 2026-06-03
   days on market $60,000 Active 8 DOM
10. 2026-06-02
    pricedays on market $60,000 Active 7 DOM
11. 2026-06-01
    days on market $69,900 Active 6 DOM
12. 2026-05-31
    days on market $69,900 Active 5 DOM
13. 2026-05-31
    days on market $69,900 Active 4 DOM
14. 2026-05-26
    listed $69,900 Active
15. 2013-07-15
    soldstatus $39,000 183-char remark

    Show marketing remark (183 chars)

    BRICK HOME LOCATED CLOSE TO SHOPPING, NAS PENSACOLA, CORRY STATION,UWF AND I- 10.THIS PROPERTY HAS GOOD POTENTIAL FOR THE RIGHT BUYER. PURCHASE THIS PROPERTY FOR AS LITTLE AS 3% DOWN.

16. 2013-02-26
    listed $49,900 183-char remark

    Show marketing remark (183 chars)

    BRICK HOME LOCATED CLOSE TO SHOPPING, NAS PENSACOLA, CORRY STATION,UWF AND I- 10.THIS PROPERTY HAS GOOD POTENTIAL FOR THE RIGHT BUYER. PURCHASE THIS PROPERTY FOR AS LITTLE AS 3% DOWN.

17. 1976-01-01
    soldstatus $24,500

ⓘ 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: $404 · $34/mo
• Projected year-2 tax: $498 · $42/mo
• Expected delta: +$94/yr (+$8/mo · 23.3%)

ⓘ 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 ≥106°F today · 21 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: $22,872
• − Mortgage interest: −$3,361
• − Property taxes: −$404
• − Insurance: −$300
• − Repairs & maintenance: −$1,830
• − Management: −$1,830
• − Depreciation: −$1,745
• Taxable income: $13,403
• Est. tax owed @ 24.0%: −$3,217
• After-tax cash flow: $10,373/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

+185.3% since first listed

4 events — show timeline

• 2026-05-26 Listed $69,900 PARMLS
• 2013-07-15 Sold (MLS) $39,000 PARMLS
• 2013-02-26 Listed $49,900 PARMLS
• 1976-01-01 Sold (Public Records) $24,500 Public Records

Property tax history

-2.9%/yr

Latest (2025): $404 · -78.9% YoY. Source: county tax records.