1948 Highland Ridge Ct Unit 6B · Ensley, FL 32534

$233,900

3 bd · 2.5 ba · 1,543 sqft · Townhouse · 385 Days on market

Built 2025 3,484 sqft lot $152/sqft · 7% below area Est $251k · 7% under $83/mo HOA · 4% of rent ↓ 15% 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 +10.5/15.0
• Cash flow +8.1/30.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located within 20 mins to Downtown Pensacola! Approximately 30 minutes to popular beaches at Perdido Key & Pensacola Beach as well! These 3 bed/ 2.5 baths 1543 sq ft floorplan has Coretec vinyl plank flooring throughout the entire first floor. The kitchen is open to the living area and contains granite countertops, stainless steel appliances that include smooth surface range, built-in microwave, dishwasher and garbage disposal. This floorplan has a one car garage to complete the first floor. The second floor is split with 2 bedrooms with walk in closets on one end. There is a full bathroom and laundry located off the hallway and at the other end is the large master suite w/ master bathroom. PICTURES MAY NOT BE OF TRUE REPRESENTATION.

Key facts

• Large master suite
• Open to living area
• Walk in closets

Tags

• CORETEC VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• OPEN TO LIVING AREA
• WALK IN CLOSETS
• LARGE MASTER SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $234k.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (20.6% below list).
• Recommended offer: $186k (20.6% below list) — sets the bar for 1% rule.

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); 113 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 385 days — a 12% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $42k (15%) 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 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,811 (20.6% 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 385 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.24%
• DSCR: 0.81
• GRM: 10.5

CMA / ARV

• ARV (median comp): $250,551
• List price: $233,900
• Delta: -6.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1940 Highland Ridge Ct Unit 8B	0.00mi	3/2.5	1,543 (0%)	2mo	$233,900	$152	99
1960 Highland Ridge Ct Unit 3B	0.01mi	3/2.5	1,543 (0%)	2mo	$233,900	$152	98
1964 Highland Ridge Ct Unit 2B	0.01mi	3/2.5	1,543 (0%)	2mo	$233,900	$152	98
1968 Highland Ridge Ct Unit 1B	0.02mi	3/2.5	1,543 (0%)	3mo	$227,400	$147	96
8344 Highland Ridge Dr Unit 7A	0.03mi	3/2.5	1,543 (0%)	5mo	$225,900	$146	94
8332 Highland Ridge Dr Unit 4A	0.03mi	3/2.5	1,543 (0%)	5mo	$225,900	$146	94
8336 Highland Ridge Dr Unit 5A	0.04mi	3/2.5	1,543 (0%)	5mo	$225,900	$146	94
1587 Iroquois Ct	0.33mi	3/2.5	1,537 (-0%)	2mo	$225,900	$147	83
1455 Iroquois Ct	0.33mi	3/2.5	1,553 (+1%)	4mo	$242,500	$156	80
8905 Brigade Trl #8905	0.55mi	3/2.5	1,537 (-0%)	1mo	$222,250	$145	72
8913 Brigade Trl	0.56mi	3/2.5	1,537 (-0%)	3mo	$230,000	$150	71
8324 Highland Ridge Dr Unit 2A	0.74mi	3/2.5	1,543 (0%)	5mo	$245,900	$159	62

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: -22.7%
• Equity multiple: 0.22×
• Total profit: $-51,383
• Equity at exit: $34,875

10-year hold

• IRR: -15.3%
• Equity multiple: 0.11×
• Total profit: $-58,484
• Equity at exit: $20,223

Cash invested: $65,492 (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: 113
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,858 high
• Mortgage (P&I): −$1,227
• Tax est. 1.5%: −$292 /mo · $3,508/yr
• Insurance: −$97
• HOA: −$83
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-232

Break-even live

Break-even rent $2,151

Max offer price $200,398

Occupancy floor —

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: $58,475
• Closing costs: $7,017
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1512 Iroquois Ct Pensacola, FL	3.0	2.5	1500	$1,750	$1.17	23d	1	0.53mi
8869 Brigade Trl Pensacola, FL	3.0	2.5	1537	$1,725	$1.12	13d	1	0.54mi
2292 Sparrow Ln Pensacola, FL	3.0	2.0	1275	$1,525	$1.20	23d	1	0.59mi
8932 Abbington Dr Pensacola, FL	3.0	2.0	1576	$2,015	$1.28	23d	1	0.59mi
8932 Brigade Trl Pensacola, FL	3.0	2.5	1530	$1,825	$1.19	23d	1	0.61mi
8980 Brigade Trl Pensacola, FL	3.0	2.5	1537	$1,725	$1.12	23d	1	0.70mi
8980 Brigade Trl Pensacola, FL	3.0	2.5	1537	$1,725	$1.12	21d	1	0.70mi
8800 Pine Forest Rd Pensacola, FL	1.0–3.0	1.0–2.0	1077	$1,809	$1.68	13d	18	0.70mi
1524 Farragut Way Pensacola, FL	3.0	2.5	1537	$1,750	$1.14	13d	1	0.76mi
1559 W Nine Mile Rd Pensacola, FL	1.0–2.0	1.0–2.0	894	$2,280	$2.55	13d	31	0.81mi
1431 W Nine Mile Rd Pensacola, FL	1.0–3.0	1.0–2.0	1017	$1,780	$1.75	13d	12	0.85mi
8644 Cove Ave Pensacola, FL	3.0	2.0	1588	$1,850	$1.16	23d	1	0.93mi
28 Easton St Cantonment, FL	3.0	2.0	1695	$1,850	$1.09	13d	1	1.13mi
975 Lovebird Ct Pensacola, FL	4.0	2.0	1768	$2,100	$1.19	13d	1	1.24mi
951 Lovebird Ct Pensacola, FL	4.0	2.0	1787	$2,150	$1.20	13d	1	1.26mi
8660 Figland Ave Pensacola, FL	3.0	2.0	1106	$1,550	$1.40	13d	1	1.48mi

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: trash

Listing history 19 events

1. 2026-06-18
   days on market $233,900 Active 385 DOM
2. 2026-06-17
   days on market $233,900 Active 384 DOM
3. 2026-06-16
   days on market $233,900 Active 383 DOM
4. 2026-06-15
   days on market $233,900 Active 382 DOM
5. 2026-06-14
   days on market $233,900 Active 380 DOM
6. 2026-06-10
   days on market $233,900 Active 377 DOM
7. 2026-06-09
   days on market $233,900 Active 376 DOM
8. 2026-06-08
   days on market $233,900 Active 375 DOM
9. 2026-06-07
   days on market $233,900 Active 374 DOM
10. 2026-06-03
    days on market $233,900 Active 370 DOM
11. 2026-06-02
    days on market $233,900 Active 369 DOM
12. 2026-06-01
    days on market $233,900 Active 368 DOM
13. 2026-05-31
    days on market $233,900 Active 367 DOM
14. 2026-01-19
    price $233,900 748-char remark

    Show marketing remark (748 chars)

    Located within 20 mins to Downtown Pensacola! Approximately 30 minutes to popular beaches at Perdido Key & Pensacola Beach as well! These 3 bed/ 2.5 baths 1543 sq ft floorplan has Coretec vinyl plank flooring throughout the entire first floor. The kitchen is open to the living area and contains granite countertops, stainless steel appliances that include smooth surface range, built-in microwave, dishwasher and garbage disposal. This floorplan has a one car garage to complete the first floor. The second floor is split with 2 bedrooms with walk in closets on one end. There is a full bathroom and laundry located off the hallway and at the other end is the large master suite w/ master bathroom. PICTURES MAY NOT BE OF TRUE REPRESENTATION.

15. 2026-01-19
    price $234,900 748-char remark

    Show marketing remark (748 chars)

    Located within 20 mins to Downtown Pensacola! Approximately 30 minutes to popular beaches at Perdido Key & Pensacola Beach as well! These 3 bed/ 2.5 baths 1543 sq ft floorplan has Coretec vinyl plank flooring throughout the entire first floor. The kitchen is open to the living area and contains granite countertops, stainless steel appliances that include smooth surface range, built-in microwave, dishwasher and garbage disposal. This floorplan has a one car garage to complete the first floor. The second floor is split with 2 bedrooms with walk in closets on one end. There is a full bathroom and laundry located off the hallway and at the other end is the large master suite w/ master bathroom. PICTURES MAY NOT BE OF TRUE REPRESENTATION.

16. 2025-11-24
    status Active 748-char remark

    Show marketing remark (748 chars)

    Located within 20 mins to Downtown Pensacola! Approximately 30 minutes to popular beaches at Perdido Key & Pensacola Beach as well! These 3 bed/ 2.5 baths 1543 sq ft floorplan has Coretec vinyl plank flooring throughout the entire first floor. The kitchen is open to the living area and contains granite countertops, stainless steel appliances that include smooth surface range, built-in microwave, dishwasher and garbage disposal. This floorplan has a one car garage to complete the first floor. The second floor is split with 2 bedrooms with walk in closets on one end. There is a full bathroom and laundry located off the hallway and at the other end is the large master suite w/ master bathroom. PICTURES MAY NOT BE OF TRUE REPRESENTATION.

17. 2025-11-24
    price $225,900 748-char remark

    Show marketing remark (748 chars)

    Located within 20 mins to Downtown Pensacola! Approximately 30 minutes to popular beaches at Perdido Key & Pensacola Beach as well! These 3 bed/ 2.5 baths 1543 sq ft floorplan has Coretec vinyl plank flooring throughout the entire first floor. The kitchen is open to the living area and contains granite countertops, stainless steel appliances that include smooth surface range, built-in microwave, dishwasher and garbage disposal. This floorplan has a one car garage to complete the first floor. The second floor is split with 2 bedrooms with walk in closets on one end. There is a full bathroom and laundry located off the hallway and at the other end is the large master suite w/ master bathroom. PICTURES MAY NOT BE OF TRUE REPRESENTATION.

18. 2025-09-05
    historical 748-char remark

    Show marketing remark (748 chars)

    Located within 20 mins to Downtown Pensacola! Approximately 30 minutes to popular beaches at Perdido Key & Pensacola Beach as well! These 3 bed/ 2.5 baths 1543 sq ft floorplan has Coretec vinyl plank flooring throughout the entire first floor. The kitchen is open to the living area and contains granite countertops, stainless steel appliances that include smooth surface range, built-in microwave, dishwasher and garbage disposal. This floorplan has a one car garage to complete the first floor. The second floor is split with 2 bedrooms with walk in closets on one end. There is a full bathroom and laundry located off the hallway and at the other end is the large master suite w/ master bathroom. PICTURES MAY NOT BE OF TRUE REPRESENTATION.

19. 2025-03-10
    listed $275,900 Active 748-char remark

    Show marketing remark (748 chars)

    Located within 20 mins to Downtown Pensacola! Approximately 30 minutes to popular beaches at Perdido Key & Pensacola Beach as well! These 3 bed/ 2.5 baths 1543 sq ft floorplan has Coretec vinyl plank flooring throughout the entire first floor. The kitchen is open to the living area and contains granite countertops, stainless steel appliances that include smooth surface range, built-in microwave, dishwasher and garbage disposal. This floorplan has a one car garage to complete the first floor. The second floor is split with 2 bedrooms with walk in closets on one end. There is a full bathroom and laundry located off the hallway and at the other end is the large master suite w/ master bathroom. PICTURES MAY NOT BE OF TRUE REPRESENTATION.

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥105°F today · 15 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: $22,297
• − Mortgage interest: −$13,102
• − Property taxes: −$3,508
• − Insurance: −$1,170
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − HOA: −$996
• − Depreciation: −$6,804
• Taxable loss: −$6,851
• Est. tax savings @ 24.0%: +$1,644
• After-tax cash flow: $-1,134/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

-15.2% since first listed

6 events — show timeline

• 2026-01-19 Price Changed $233,900 PARMLS
• 2026-01-19 Price Changed $234,900 PARMLS
• 2025-11-24 Relisted — PARMLS
• 2025-11-24 Price Changed $225,900 PARMLS
• 2025-09-05 Listing Removed — PARMLS
• 2025-03-10 Listed $275,900 PARMLS