1132 Sweetbriar St · Ensley, FL 32533

$174,700

3 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 23 Days on market

Built 1996 4,791 sqft lot Est $235k · 26% under $39/mo HOA · 2% of rent

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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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on the market - no fault of the Seller. Opportunity for investors or buyers ready to take on a full renovation project. This home requires mostly cosmetic updates throughout but offers strong upside potential with comparable homes in standard condition selling much higher. HVAC (2013) gas water heater (2022). With the right vision and resources, this property can be transformed into a solid investment opportunity. Refrigerator does not convey. This is an As-Is Sale and Sellers will make no repairs.

Key facts

• 4,791 sq ft lot
• 2 parking spots
• Built 1996

Property features AI

Finance

• HOA & community: HOA required; Annual association fee of $468 (includes association services)

Exterior

• Parking: 2 total parking spaces; 2 spaces per unit
• Utilities: Public sewer; Copper wiring; Cable available
• Home design: Resale single-family home; Not attached to other properties; One story; Entry level on first floor; Shingle roof with gable and hip elements; Frame construction
• Construction: Built on a slab foundation
• Exterior features: Back yard fencing; Porch; Paved road access; County-maintained road; Public water

Interior

• Kitchen: Laminate counters; Pantry; Dishwasher
• Bedrooms: Master bedroom on the first floor; Additional bedrooms on the first floor
• Flooring: Tile; Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace(s); Central air; Ceiling fans
• Interior features: High-speed internet available; Vaulted ceilings; Sun room; Living/Dining combo
• Laundry & utility: Laundry inside with washer/dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• 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.
• Zoned schools: Pine Meadow Elementary School (math 59% / reading 65%, grade B, #608 of 2,144 statewide, top 29%, 710 students, 51% FRL); J. M. Tate Senior High School (math 42% / reading 52%, grade D-, #207 of 667 statewide, top 32%, 2,110 students, 44% FRL).
• Zoned-school proficiency averages 54% at this address vs 42% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Escambia average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 511 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 23 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,079 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.05% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $235,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1116 Sweetbriar St	0.03mi	3/2.0	1,176 (0%)	1mo	$235,000	$200	98
1120 Sweetbriar St	0.02mi	3/2.0	1,176 (0%)	10mo	$225,000	$191	91
1101 Sweetbriar St	0.07mi	3/2.0	1,176 (0%)	9mo	$224,000	$190	89
1105 Sweetbriar St	0.06mi	3/2.0	1,176 (0%)	14mo	$218,000	$185	85
2491 Trailwood Dr	0.22mi	2/2.0 (-1)	1,128 (-4%)	1mo	$233,000	$207	77
2243 Trailwood Dr	0.20mi	3/2.0	1,224 (+4%)	14mo	$239,900	$196	72
2328 Trailwood Dr	0.31mi	3/2.0	1,250 (+6%)	6mo	$244,700	$196	70
1316 Jasper St	0.08mi	2/2.0 (-1)	1,029 (-12%)	2mo	$228,000	$222	69
2388 Trailwood Dr	0.33mi	3/2.0	1,329 (+13%)	1mo	$274,900	$207	62
2460 Trailwood Dr	0.24mi	2/2.0 (-1)	1,022 (-13%)	12mo	$230,000	$225	52
1423 Moonlight Dr	0.72mi	3/2.0	1,263 (+7%)	9mo	$252,000	$200	47
2748 Savannah Michelle Ln	0.71mi	3/2.0	1,245 (+6%)	14mo	$259,900	$209	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-13,489
• Equity at exit: $26,048

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $7,425
• Equity at exit: $15,105

Cash invested: $48,916 (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 32533

• Home prices YoY: -14.6%
• Active inventory: 511
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,831 high
• Mortgage (P&I): −$916
• Tax from tax record: −$186 /mo · $2,232/yr
• Insurance: −$73
• HOA: −$39
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $232

Break-even live

Break-even rent $1,537

Max offer price $174,700

Occupancy floor 82%

Sensitivity live

Price	-10% $331	-5% $282	+0% $232	+5% $183	+10% $133
Rent	-10% $88	-5% $160	+0% $232	+5% $304	+10% $377
Rate	-1.0pp $320	-0.5pp $277	base $232	+0.5pp $187	+1.0pp $141

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: $43,675
• Closing costs: $5,241
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3318 Pine Forest Rd Cantonment, FL	2.0	2.0	968	$1,250	$1.29	25d	1	0.71mi
1559 W Nine Mile Rd Pensacola, FL	1.0–2.0	1.0–2.0	894	$2,280	$2.55	15d	31	0.77mi
8800 Pine Forest Rd Pensacola, FL	1.0–3.0	1.0–2.0	1077	$1,809	$1.68	15d	18	0.81mi
2292 Sparrow Ln Pensacola, FL	3.0	2.0	1275	$1,525	$1.20	25d	1	0.84mi
1431 W Nine Mile Rd Pensacola, FL	1.0–3.0	1.0–2.0	1017	$1,780	$1.75	15d	12	0.85mi
1512 Iroquois Ct Pensacola, FL	3.0	2.5	1500	$1,750	$1.17	25d	1	0.91mi
3202 W Nine Mile Rd Pensacola, FL	1.0–3.0	1.0–2.0	1173	$1,810	$1.54	23d	21	1.08mi
9980 Bowman Ave Unit L Pensacola, FL	3.0	2.0	1150	$1,595	$1.39	15d	1	1.26mi
9980 Bowman Ave Unit N Pensacola, FL	3.0	2.0	1150	$1,595	$1.39	23d	1	1.26mi
197 Millet Cir Cantonment, FL	3.0	2.0	1500	$2,000	$1.33	15d	1	1.42mi
321 Forest Hills Dr Cantonment, FL	3.0	2.0	1080	$1,800	$1.67	25d	1	1.46mi

HOA detail

• Monthly dues: $39 · $468/yr
• Likely covers: watergas

Listing history 6 events

1. 2026-05-10
   status Pending
2. 2026-05-05
   status Active
3. 2026-04-21
   historical Contingent
4. 2026-04-17
   listed $174,700 Active
5. 1995-05-25
   soldstatus $455,000
6. 1995-05-01
   soldstatus $455,000

ⓘ 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: $2,232 · $186/mo
• Projected year-2 tax: $2,232 · $186/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $21,966
• − Mortgage interest: −$9,786
• − Property taxes: −$2,232
• − Insurance: −$874
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − HOA: −$468
• − Depreciation: −$5,082
• Taxable income: $10
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $2,784/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): 31,860
• Household income: $86,087
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 389.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 12% Two or more races 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Italian 2% Serbian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Guatemala, China
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -44.13%
• Current HPI: 259.2605
• Rent YoY: —
• 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

-61.6% since first listed

6 events — show timeline

• 2026-05-10 Pending — PARMLS
• 2026-05-05 Relisted — PARMLS
• 2026-04-21 Contingent — PARMLS
• 2026-04-17 Listed $174,700 PARMLS
• 1995-05-25 Sold (Public Records) $455,000 Public Records
• 1995-05-01 Sold (Public Records) $455,000 Public Records

Property tax history

+12.1%/yr

Latest (2025): $2,232 · +8.8% YoY. Source: county tax records.