8868 Brigade Trl · Ensley, FL 32534

$179,000

3 bd · 2.5 ba · 1,420 sqft · Townhouse public records · 3 Days on market

Built 2021 Good condition 1,306 sqft lot $126/sqft · 34% below area Est $294k · 39% under $164/mo HOA · 9% of rent ↓ 21% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• 1% rule +5.4/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Admiral's Quarters! This 3 bed/2.5 bath has plenty of room to add your own personal touches to make it your own. This property has an open kitchen area with a spacious living room. This property has no carpeting and an opportunity to put your own flooring down. Schedule your showing today, before this one gets away! * Buyer to verify all room dimensions, school information, HOA and tax information. *

Key facts

• $164 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $179k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $26 ($307/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Cap rate 6.5% 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 (+3.6%/yr); 113 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $56k (24%) 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 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,000

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: 1.04% ✓
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 8.0

CMA / ARV

• ARV (median comp): $293,588
• List price: $179,000
• Delta: -32.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8905 Brigade Trl #8905	0.05mi	3/2.5	1,537 (+8%)	1mo	$222,250	$145	83
8913 Brigade Trl	0.05mi	3/2.5	1,537 (+8%)	3mo	$230,000	$150	81
1587 Iroquois Ct	0.21mi	3/2.5	1,537 (+8%)	2mo	$225,900	$147	75
1455 Iroquois Ct	0.21mi	3/2.5	1,553 (+9%)	4mo	$242,500	$156	71
1590 Iroquois Ct	0.21mi	3/2.5	1,553 (+9%)	6mo	$275,000	$177	69
1940 Highland Ridge Ct Unit 8B	0.52mi	3/2.5	1,543 (+9%)	2mo	$233,900	$152	60
1960 Highland Ridge Ct Unit 3B	0.52mi	3/2.5	1,543 (+9%)	2mo	$233,900	$152	60
1964 Highland Ridge Ct Unit 2B	0.53mi	3/2.5	1,543 (+9%)	2mo	$233,900	$152	60
1968 Highland Ridge Ct Unit 1B	0.53mi	3/2.5	1,543 (+9%)	3mo	$227,400	$147	58
8332 Highland Ridge Dr Unit 4A	0.54mi	3/2.5	1,543 (+9%)	5mo	$225,900	$146	56
8344 Highland Ridge Dr Unit 7A	0.55mi	3/2.5	1,543 (+9%)	5mo	$225,900	$146	56
8336 Highland Ridge Dr Unit 5A	0.55mi	3/2.5	1,543 (+9%)	5mo	$225,900	$146	56

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-26,040
• Equity at exit: $26,689

10-year hold

• IRR: -4.4%
• Equity multiple: 0.70×
• Total profit: $-15,037
• Equity at exit: $15,477

Cash invested: $50,120 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$939
• Tax from tax record: −$263 /mo · $3,158/yr
• Insurance: −$75
• HOA: −$164
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $26

Break-even live

Break-even rent $1,823

Max offer price $179,000

Occupancy floor 94%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8869 Brigade Trl Pensacola, FL	3.0	2.5	1537	$1,725	$1.12	14d	1	0.04mi
8932 Brigade Trl Pensacola, FL	3.0	2.5	1530	$1,825	$1.19	23d	1	0.06mi
8932 Abbington Dr Pensacola, FL	3.0	2.0	1576	$2,015	$1.28	23d	1	0.07mi
1512 Iroquois Ct Pensacola, FL	3.0	2.5	1500	$1,750	$1.17	23d	1	0.08mi
8980 Brigade Trl Pensacola, FL	3.0	2.5	1537	$1,725	$1.12	23d	1	0.15mi
8980 Brigade Trl Pensacola, FL	3.0	2.5	1537	$1,725	$1.12	21d	1	0.15mi
1524 Farragut Way Pensacola, FL	3.0	2.5	1537	$1,750	$1.14	14d	1	0.22mi
1559 W Nine Mile Rd Pensacola, FL	1.0–2.0	1.0–2.0	894	$2,280	$2.55	14d	31	0.25mi
1431 W Nine Mile Rd Pensacola, FL	1.0–3.0	1.0–2.0	1017	$1,780	$1.75	14d	12	0.30mi
2292 Sparrow Ln Pensacola, FL	3.0	2.0	1275	$1,525	$1.20	23d	1	0.49mi
28 Easton St Cantonment, FL	3.0	2.0	1695	$1,850	$1.09	14d	1	0.60mi
8800 Pine Forest Rd Pensacola, FL	1.0–3.0	1.0–2.0	1077	$1,809	$1.68	14d	18	0.62mi
8644 Cove Ave Pensacola, FL	3.0	2.0	1588	$1,850	$1.16	23d	1	0.82mi
9980 Bowman Ave Unit N Pensacola, FL	3.0	2.0	1150	$1,595	$1.39	21d	1	1.01mi
9980 Bowman Ave Unit L Pensacola, FL	3.0	2.0	1150	$1,595	$1.39	14d	1	1.01mi
975 Lovebird Ct Pensacola, FL	4.0	2.0	1768	$2,100	$1.19	14d	1	1.20mi
951 Lovebird Ct Pensacola, FL	4.0	2.0	1787	$2,150	$1.20	14d	1	1.23mi
1229 W Ten Mile Rd Cantonment, FL	3.0	2.0	1528	$2,000	$1.31	23d	1	1.40mi
8660 Figland Ave Pensacola, FL	3.0	2.0	1106	$1,550	$1.40	14d	1	1.44mi

HOA detail

• Monthly dues: $164 · $1,968/yr

Listing history 22 events

1. 2026-06-18
   days on market $179,000 Active 3 DOM
2. 2026-06-17
   days on market $179,000 Active 2 DOM
3. 2026-06-15
   pricestatusdays on marketlisting id $179,000 Active 1 DOM
4. 2026-05-16
   historical
5. 2026-05-12
   price $199,000
6. 2026-03-12
   price $217,000
7. 2026-01-21
   listed $235,000 Active
8. 2025-09-17
   historical
9. 2025-07-14
   price $230,000
10. 2025-07-13
    status Active
11. 2025-05-21
    historical Contingent
12. 2025-04-17
    listed $340,000 Active
13. 2021-09-28
    soldstatus $268,900 Sold
14. 2021-08-01
    status Pending
15. 2021-07-27
    status Active
16. 2021-07-27
    price $268,900
17. 2021-06-28
    historical Contingent
18. 2021-06-23
    price $265,900
19. 2021-06-23
    status Active
20. 2021-06-02
    historical
21. 2021-05-18
    price $262,900
22. 2021-05-11
    listed $252,900 Active

ⓘ 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: $3,158 · $263/mo
• Projected year-2 tax: $3,158 · $263/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 4/10 Moderate
• 🌡 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: $22,269
• − Mortgage interest: −$10,027
• − Property taxes: −$3,158
• − Insurance: −$895
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − HOA: −$1,968
• − Depreciation: −$5,207
• Taxable loss: −$2,549
• Est. tax savings @ 24.0%: +$612
• After-tax cash flow: $919/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This Admiral's Quarters townhouse is in excellent condition with modern amenities and a well-maintained exterior. It offers a great opportunity for a cosmetic upgrade to enhance its curb appeal and marketability.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace window treatments — Improves aesthetics and energy efficiency
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace window treatments — Improves aesthetics and energy efficiency ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-21.3% since first listed

19 events — show timeline

• 2026-05-16 Listing Removed — PARMLS
• 2026-05-12 Price Changed $199,000 PARMLS
• 2026-03-12 Price Changed $217,000 PARMLS
• 2026-01-21 Listed $235,000 PARMLS
• 2025-09-17 Listing Removed — PARMLS
• 2025-07-14 Price Changed $230,000 PARMLS
• 2025-07-13 Relisted — PARMLS
• 2025-05-21 Contingent — PARMLS
• 2025-04-17 Listed $340,000 PARMLS
• 2021-09-28 Sold (MLS) $268,900 PARMLS
• 2021-08-01 Pending — PARMLS
• 2021-07-27 Relisted — PARMLS
• 2021-07-27 Price Changed $268,900 PARMLS
• 2021-06-28 Contingent — PARMLS
• 2021-06-23 Price Changed $265,900 PARMLS
• 2021-06-23 Relisted — PARMLS
• 2021-06-02 Listing Removed — PARMLS
• 2021-05-18 Price Changed $262,900 PARMLS
• 2021-05-11 Listed $252,900 PARMLS

Property tax history

-0.6%/yr

Latest (2025): $3,158 · -2.7% YoY. Source: county tax records.