3507 Stoddard Rd · Ensley, FL 32526

$275,000

3 bd · 2.0 ba · 1,989 sqft · SingleFamily public records · 18 Days on market

Built 1982 1.00 ac lot Est $402k · 32% under

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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 +15.0/15.0
• Cash flow +12.8/30.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away at the end of a quiet dead-end road, this cozy 3-bedroom, 2-bath home offers the perfect blend of privacy, space, and convenience. Situated on over an acre, you'll enjoy a peaceful setting surrounded by nature while being just minutes from I-10, beautiful Gulf Coast beaches, NAS Pensacola, and Navy Federal Credit Union. Inside, the open-concept floor plan creates a welcoming atmosphere, with the living room, dining area, and kitchen flowing seamlessly together. An oversized wood-burning fireplace serves as the focal point of the home, adding warmth and character to the space. The spacious master suite features a large walk-in closet and plenty of room to create your own private

Key facts

• Private backyard
• Back deck
• Over an acre

Tags

• OVER AN ACRE
• PRIVATE BACKYARD
• MATURE SATSUMA AND FIG TREES
• BACK DECK
• OPEN-CONCEPT FLOOR PLAN

Property features AI

Finance

• Other: Lot approximately 1 acre (dimensions ~161 x 271); Directions: Pine Forest Rd to West on Wild Lake Blvd to Left on Eight Mile Creek Rd to Right on Stoddard Rd. The home is on your left.
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; Rear entrance; Garage door opener; 2 covered parking spaces (2 total parking spaces)
• Security: Smoke detector(s)
• Utilities: Public sewer; Circuit breaker electric; Cable available
• Home design: One-story brick home; Resale property; Not attached to another property; Homestead eligible; Ridge vent (energy efficient)
• Construction: Brick construction; Slab foundation; Built as a single level
• Exterior features: Deck; Porch; Shingle roof; Public water; Central access to the lot; Paved, public maintained road

Interior

• Kitchen: Laminate counters; Dishwasher; Oven
• Bedrooms: Master bedroom on the first floor (approx. 20 x 20); Second bedroom on the first floor (approx. 15 x 15); Third bedroom on the first floor (approx. 12 x 16)
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans; Fireplace(s)
• Interior features: Storage; Baseboards; Bookcases; Ceiling fans; Chair rail; Crown molding; High speed internet; Blinds; Drapes
• 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 $275k.

Deal economics

• At list price, monthly cash flow is $-27 ($-329/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (25.2% below list).
• Recommended offer: $206k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 fast (+4.4%/yr); 417 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 33% of the median local income ($75k/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 $8k 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 18 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.

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 $205,735 (25.2% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $401,778
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7950 Klondike Rd Unit 25 (lot )	0.37mi	4/2.0 (+1)	1,986 (-0%)	3mo	$394,500	$199	75
2083 Juno Cir	0.21mi	3/2.0	2,133 (+7%)	6mo	$455,000	$213	73
3152 Camphor Rd Unit 22 (lot )	0.42mi	4/2.0 (+1)	1,986 (-0%)	6mo	$389,760	$196	70
3336 Holt Cir	0.56mi	3/2.0	1,913 (-4%)	0mo	$418,000	$219	67
3147 Camphor Rd Unit 3 (lot )	0.39mi	3/2.0	1,848 (-7%)	4mo	$372,000	$201	67
3156 Camphor Rd Unit 23 (lot )	0.42mi	3/2.0	1,848 (-7%)	3mo	$369,230	$200	66
8042 Mossy Crk	0.18mi	3/2.0	2,280 (+15%)	1mo	$470,000	$206	66
3139 Camphor Rd Unit 5 (lot )	0.42mi	3/2.0	1,848 (-7%)	4mo	$373,235	$202	65
3144 Camphor Rd Unit 20 (lot )	0.42mi	3/2.0	1,848 (-7%)	6mo	$372,605	$202	63
7954 Klondike Rd Unit 24 (lot )	0.37mi	3/2.0	1,820 (-8%)	7mo	$372,670	$205	63
3151 Camphor Rd Unit 2 (lot )	0.40mi	3/2.0	1,820 (-8%)	7mo	$385,590	$212	61
7416 Dunwalt Rd	0.67mi	4/2.0 (+1)	1,899 (-4%)	6mo	$250,000	$132	52

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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-43,450
• Equity at exit: $41,003

10-year hold

• IRR: -5.3%
• Equity multiple: 0.64×
• Total profit: $-27,986
• Equity at exit: $23,777

Cash invested: $77,000 (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 32526

• Home prices YoY: -28.3%
• Rents YoY: 4.4%
• Active inventory: 417
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,057 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-27

Break-even live

Break-even rent $2,092

Max offer price $270,153

Occupancy floor 96%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4626 Pebble Creek Dr Pensacola, FL	3.0	2.0	2427	$1,995	$0.82	23d	1	1.10mi
8800 Pine Forest Rd Pensacola, FL	1.0–3.0	1.0–2.0	1077	$1,809	$1.68	14d	18	1.24mi
2292 Sparrow Ln Pensacola, FL	3.0	2.0	1275	$1,525	$1.20	23d	1	1.33mi
3440 Fallschase Blvd Pensacola, FL	4.0	2.0	1787	$2,200	$1.23	14d	1	1.40mi

Listing history 13 events

1. 2026-06-16
   statusdays on market $275,000 Pending 18 DOM
2. 2026-06-15
   days on market $275,000 Active 17 DOM
3. 2026-06-14
   pricedays on market $275,000 Active 15 DOM
4. 2026-06-10
   days on market $299,900 Active 12 DOM
5. 2026-06-09
   days on market $299,900 Active 11 DOM
6. 2026-06-08
   days on market $299,900 Active 10 DOM
7. 2026-06-07
   days on market $299,900 Active 9 DOM
8. 2026-06-03
   days on market $299,900 Active 5 DOM
9. 2026-06-02
   days on market $299,900 Active 4 DOM
10. 2026-06-01
    days on market $299,900 Active 3 DOM
11. 2026-05-31
    days on market $299,900 Active 2 DOM
12. 2026-05-31
    remarks 699-char remark
13. 2026-05-31
    listed $299,900 Active 1 DOM

ⓘ 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: $1,152 · $96/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$1,130/yr (+$94/mo · 98.1%)

ⓘ 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 ≥105°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: $24,688
• − Mortgage interest: −$15,404
• − Property taxes: −$1,152
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$8,000
• Taxable loss: −$5,194
• Est. tax savings @ 24.0%: +$1,246
• After-tax cash flow: $917/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

• County: Escambia County · 301,722 people
• City population: 15,879
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 44,680
• Household income: $75,098
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 1166.0

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 (66%)
• Race & ethnicity: White 66% Black 19% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Tagalog/Filipino 1% Other Indo-European 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: ▼ -99.68%
• Current HPI: 252.6406
• Rent YoY: ▲ 4.42%
• 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

1 event — show timeline

• 2026-05-28 Listed $299,900 PARMLS

Property tax history

+3.5%/yr

Latest (2025): $1,152 · +18.1% YoY. Source: county tax records.