8513 Ryan Ave · Ensley, FL 32534

$175,000

4 bd · 1.0 ba · 1,234 sqft · SingleFamily public records · 176 Days on market

Built 1941 6,969 sqft lot $142/sqft · 24% below area Est $230k · 24% under

---

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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.3/10.0
• 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

Charming single-family home located in Pensacola with HDMU (High Density Mixed Use) zoning, offering exceptional flexibility for homeowners and investors alike. This one-story residence features a covered front porch, classic cottage-style architecture, and a functional layout with natural light throughout. The property sits on a level lot with a side driveway and ample outdoor space, making it ideal for owner-occupants, rental use, or future redevelopment potential. HDMU zoning allows for a wide range of residential and mixed-use possibilities (buyer to verify intended use with local authorities). Conveniently located near major roadways, shopping, dining, and everyday amenities, with easy access to downtown Pensacola and surrounding areas. A great opportunity for those seeking a property with both current livability and long-term upside. Please submit all offers on FL AS IS contract.

Key facts

• Covered front porch
• Ample outdoor space
• Side driveway

Tags

• COVERED FRONT PORCH
• LEVEL LOT
• SIDE DRIVEWAY
• AMPLE OUTDOOR SPACE
• EASY ACCESS TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/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: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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); 116 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 37% 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

• It's been on market 176 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $175k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

• ARV (median comp): $229,971
• List price: $175,000
• Delta: -23.90%
• 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
514 W Ensley St	0.10mi	3/2.0 (-1)	1,179 (-4%)	1mo	$230,000	$195	78
8601 Walnut Ave	0.05mi	3/2.0 (-1)	1,307 (+6%)	2mo	$218,700	$167	77
8515 Rose Ave	0.10mi	3/2.0 (-1)	1,145 (-7%)	2mo	$221,000	$193	73
710 W Detroit Blvd	0.15mi	3/2.0 (-1)	1,154 (-6%)	1mo	$199,000	$172	72
8603 Russell Ave	0.35mi	3/2.0 (-1)	1,221 (-1%)	1mo	$177,500	$145	72
8422 Cherry Ave	0.13mi	3/2.0 (-1)	1,145 (-7%)	3mo	$219,000	$191	70
8501 N Ryan Ave	0.05mi	3/1.0 (-1)	1,056 (-14%)	4mo	$179,000	$170	66
7950 Hayworth Ave	0.62mi	3/2.0 (-1)	1,205 (-2%)	2mo	$177,500	$147	56
8450 Jarmen Ln	0.54mi	3/2.0 (-1)	1,308 (+6%)	1mo	$225,000	$172	55
7900 Atilla Ave	0.66mi	3/2.0 (-1)	1,173 (-5%)	2mo	$230,000	$196	50
8405 Fowler Ave	0.53mi	3/2.0 (-1)	1,056 (-14%)	2mo	$175,000	$166	41
8331 Durand Ave	0.70mi	3/2.0 (-1)	1,374 (+11%)	1mo	$120,000	$87	38

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-4,140
• Equity at exit: $26,093

10-year hold

• IRR: 8.1%
• Equity multiple: 1.63×
• Total profit: $30,721
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,809 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$76 /mo · $906/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $363

Break-even live

Break-even rent $1,350

Max offer price $175,000

Occupancy floor 75%

Sensitivity live

Price	-10% $462	-5% $413	+0% $363	+5% $314	+10% $264
Rent	-10% $220	-5% $292	+0% $363	+5% $435	+10% $506
Rate	-1.0pp $451	-0.5pp $408	base $363	+0.5pp $318	+1.0pp $272

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8660 Figland Ave Pensacola, FL	3.0	2.0	1106	$1,550	$1.40	14d	1	0.16mi
50 E Ensley St Unit A Pensacola, FL	3.0	2.0	840	$1,150	$1.37	14d	1	0.59mi
1540 Wilimar Pl Pensacola, FL	3.0	2.0	1008	$1,550	$1.54	14d	1	0.96mi
9095 Airway Dr Pensacola, FL	1.0–3.0	1.0–2.0	1542	$1,809	$1.17	14d	19	1.37mi

Listing history 40 events

1. 2026-06-21
   days on market $175,000 Active 176 DOM
2. 2026-06-18
   days on market $175,000 Active 173 DOM
3. 2026-06-17
   days on market $175,000 Active 172 DOM
4. 2026-06-16
   days on market $175,000 Active 171 DOM
5. 2026-06-15
   days on market $175,000 Active 170 DOM
6. 2026-06-14
   days on market $175,000 Active 168 DOM
7. 2026-06-10
   days on market $175,000 Active 165 DOM
8. 2026-06-09
   days on market $175,000 Active 164 DOM
9. 2026-06-08
   days on market $175,000 Active 163 DOM
10. 2026-06-07
    days on market $175,000 Active 162 DOM
11. 2026-06-03
    days on market $175,000 Active 158 DOM
12. 2026-06-02
    days on market $175,000 Active 157 DOM
13. 2026-06-01
    days on market $175,000 Active 156 DOM
14. 2026-05-31
    days on market $175,000 Active 155 DOM
15. 2026-05-31
    days on market $175,000 Active 154 DOM
16. 2026-04-30
    price $175,000 901-char remark

    Show marketing remark (901 chars)

    Charming single-family home located in Pensacola with HDMU (High Density Mixed Use) zoning, offering exceptional flexibility for homeowners and investors alike. This one-story residence features a covered front porch, classic cottage-style architecture, and a functional layout with natural light throughout. The property sits on a level lot with a side driveway and ample outdoor space, making it ideal for owner-occupants, rental use, or future redevelopment potential. HDMU zoning allows for a wide range of residential and mixed-use possibilities (buyer to verify intended use with local authorities). Conveniently located near major roadways, shopping, dining, and everyday amenities, with easy access to downtown Pensacola and surrounding areas. A great opportunity for those seeking a property with both current livability and long-term upside. Please submit all offers on FL AS IS contract.

17. 2025-12-28
    listed $189,900 Active 901-char remark

    Show marketing remark (901 chars)

    Charming single-family home located in Pensacola with HDMU (High Density Mixed Use) zoning, offering exceptional flexibility for homeowners and investors alike. This one-story residence features a covered front porch, classic cottage-style architecture, and a functional layout with natural light throughout. The property sits on a level lot with a side driveway and ample outdoor space, making it ideal for owner-occupants, rental use, or future redevelopment potential. HDMU zoning allows for a wide range of residential and mixed-use possibilities (buyer to verify intended use with local authorities). Conveniently located near major roadways, shopping, dining, and everyday amenities, with easy access to downtown Pensacola and surrounding areas. A great opportunity for those seeking a property with both current livability and long-term upside. Please submit all offers on FL AS IS contract.

18. 2023-01-24
    soldstatus $65,000
19. 2023-01-20
    soldstatus $65,000 Sold 485-char remark

    Show marketing remark (485 chars)

    Bring your cash buyers/investors! There is more than meets the eye to this quaint property just a 1/2 mile off of Hwy 29 in Ensley. 1,234 finished square feet, 4 bedrooms and well-preserved tile in the bathroom. All appliances, bookcase and electric fireplace convey (some other furnishings negotiable if buyer is interested). There is also attic space that is currently not being used, as well as an outbuilding which is wired for power. Please submit all offers on FL AS IS contract.

20. 2023-01-11
    status Pending 485-char remark

    Show marketing remark (485 chars)

    Bring your cash buyers/investors! There is more than meets the eye to this quaint property just a 1/2 mile off of Hwy 29 in Ensley. 1,234 finished square feet, 4 bedrooms and well-preserved tile in the bathroom. All appliances, bookcase and electric fireplace convey (some other furnishings negotiable if buyer is interested). There is also attic space that is currently not being used, as well as an outbuilding which is wired for power. Please submit all offers on FL AS IS contract.

21. 2022-12-27
    listed Contingent 485-char remark

    Show marketing remark (485 chars)

    Bring your cash buyers/investors! There is more than meets the eye to this quaint property just a 1/2 mile off of Hwy 29 in Ensley. 1,234 finished square feet, 4 bedrooms and well-preserved tile in the bathroom. All appliances, bookcase and electric fireplace convey (some other furnishings negotiable if buyer is interested). There is also attic space that is currently not being used, as well as an outbuilding which is wired for power. Please submit all offers on FL AS IS contract.

22. 2022-12-24
    listed $90,000 485-char remark

    Show marketing remark (485 chars)

    Bring your cash buyers/investors! There is more than meets the eye to this quaint property just a 1/2 mile off of Hwy 29 in Ensley. 1,234 finished square feet, 4 bedrooms and well-preserved tile in the bathroom. All appliances, bookcase and electric fireplace convey (some other furnishings negotiable if buyer is interested). There is also attic space that is currently not being used, as well as an outbuilding which is wired for power. Please submit all offers on FL AS IS contract.

23. 2022-12-24
    historical

    Show marketing remark (485 chars)

    Bring your cash buyers/investors! There is more than meets the eye to this quaint property just a 1/2 mile off of Hwy 29 in Ensley. 1,234 finished square feet, 4 bedrooms and well-preserved tile in the bathroom. All appliances, bookcase and electric fireplace convey (some other furnishings negotiable if buyer is interested). There is also attic space that is currently not being used, as well as an outbuilding which is wired for power. Please submit all offers on FL AS IS contract.

24. 2022-12-16
    status Active
25. 2022-12-08
    historical Contingent
26. 2022-11-03
    price $90,000
27. 2022-09-07
    price $99,900
28. 2022-08-16
    price $105,000
29. 2022-08-10
    status Active
30. 2022-08-05
    historical Contingent
31. 2022-07-23
    price $110,000
32. 2022-07-22
    status Active
33. 2022-07-22
    price $105,000
34. 2022-07-11
    historical Contingent
35. 2022-06-23
    listed $110,000 Active
36. 2016-07-05
    soldstatus $29,000
37. 2014-10-01
    listed $35,000
38. 2007-12-31
    historical
39. 2006-11-28
    listed $89,900
40. 2006-04-26
    soldstatus $64,900

ⓘ 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: $906 · $76/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$546/yr (+$46/mo · 60.3%)

ⓘ 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 1/10 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: $21,710
• − Mortgage interest: −$9,803
• − Property taxes: −$906
• − Insurance: −$875
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$5,091
• Taxable income: $1,561
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $3,982/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

+169.6% since first listed

25 events — show timeline

• 2026-04-30 Price Changed $175,000 PARMLS
• 2025-12-28 Listed $189,900 PARMLS
• 2023-01-24 Sold (Public Records) $65,000 Public Records
• 2023-01-20 Sold (MLS) $65,000 PARMLS
• 2023-01-11 Pending — PARMLS
• 2022-12-27 Listed — PARMLS
• 2022-12-24 Listing Removed — PARMLS
• 2022-12-24 Listed $90,000 PARMLS
• 2022-12-16 Relisted — PARMLS
• 2022-12-08 Contingent — PARMLS
• 2022-11-03 Price Changed $90,000 PARMLS
• 2022-09-07 Price Changed $99,900 PARMLS
• 2022-08-16 Price Changed $105,000 PARMLS
• 2022-08-10 Relisted — PARMLS
• 2022-08-05 Contingent — PARMLS
• 2022-07-23 Price Changed $110,000 PARMLS
• 2022-07-22 Relisted — PARMLS
• 2022-07-22 Price Changed $105,000 PARMLS
• 2022-07-11 Contingent — PARMLS
• 2022-06-23 Listed $110,000 PARMLS
• 2016-07-05 Sold (MLS) $29,000 PARMLS
• 2014-10-01 Listed $35,000 PARMLS
• 2007-12-31 Listing Removed — PARMLS
• 2006-11-28 Listed $89,900 PARMLS
• 2006-04-26 Sold (Public Records) $64,900 Public Records

Property tax history

+2.6%/yr

Latest (2025): $906 · +17.2% YoY. Source: county tax records.