7814 Homestead Cir Unit A · Ensley, FL 32526

$185,000

2 bd · 2.0 ba · 858 sqft · Townhouse public records · 16 Days on market

Built 1993 2,770 sqft lot

---

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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and beautifully refreshed, this bright and inviting townhome offers low-maintenance living with numerous recent updates! Featuring brand-new neutral plush carpet throughout the living areas and bedrooms, new neutral tile-look vinyl flooring in the bathrooms, and wood-look vinyl flooring in the kitchen and entryway, this home is ready for its new owners. Step inside to find a spacious open-concept living and dining area complete with a coat closet, soaring vaulted ceilings, a ceiling fan, and an abundance of natural light. The living room flows seamlessly into the dining area, which provides access to the sunroom and backyard—perfect for relaxing with your morning coffee

Key facts

• Recent updates
• Open concept living
• Natural light

Tags

• MOVE IN READY
• RECENT UPDATES
• OPEN CONCEPT LIVING
• NATURAL LIGHT
• SUNROOM
• BACKYARD

Property features AI

Finance

• Other: Accessibility provisions for interior and exterior
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage (garage door opener); Covered parking; Total of 1 parking space; guest parking available; front entrance access
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Circuit breaker electric service; Cable available; Underground utilities
• Home design: Attached property; One-story (one level); Resale condition; Frame construction
• Construction: Shingle roof; Slab foundation; Frame construction; Insulation in walls, floors and other areas
• Exterior features: Rain gutters; Paved access (private maintained road); Central access to lot

Interior

• Kitchen: Laminate counters; Built-in microwave; Self-cleaning oven; Dishwasher; Disposal; Refrigerator; Electric water heater
• Bedrooms: Master bedroom on the first floor (approx. 15.7' x 15.5'); Second bedroom on the first floor (approx. 11.7' x 13')
• Flooring: Vinyl; Carpet
• Bathrooms: Two full bathrooms on the first floor
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Storage; Ceiling fans; High-speed internet available; Vaulted ceilings; Central vacuum; Sun room; Insulated doors and storm doors; Double pane windows with blinds and shutters
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (2.7% below list).
• Recommended offer: $180k (2.7% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.6% 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: Longleaf Elementary School (math 37% / reading 43%, grade F, #1,491 of 2,144 statewide, top 70%, 548 students, 77% FRL); Pine Forest High School (math 20% / reading 32%, grade F, #494 of 667 statewide, top 75%, 1,870 students, 62% FRL).
• Market conditions: Rents rising fast (+4.4%/yr); 423 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $6k 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 16 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $185k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,003 (2.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.42% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-13,011
• Equity at exit: $27,584

10-year hold

• IRR: 4.5%
• Equity multiple: 1.35×
• Total profit: $18,112
• Equity at exit: $15,995

Cash invested: $51,800 (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: 423
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$970
• Tax from tax record: −$149 /mo · $1,788/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $226

Break-even live

Break-even rent $1,514

Max offer price $185,000

Occupancy floor 82%

Sensitivity live

Price	-10% $331	-5% $278	+0% $226	+5% $173	+10% $121
Rent	-10% $84	-5% $155	+0% $226	+5% $297	+10% $368
Rate	-1.0pp $319	-0.5pp $273	base $226	+0.5pp $178	+1.0pp $129

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8800 Pine Forest Rd Pensacola, FL	1.0–3.0	1.0–2.0	1077	$1,604	$1.49	15d	18	0.94mi
1540 Wilimar Pl Pensacola, FL	3.0	2.0	1008	$1,550	$1.54	15d	1	1.34mi
1559 W Nine Mile Rd Pensacola, FL	1.0–2.0	1.0–2.0	894	$2,280	$2.55	15d	31	1.35mi
7045 Pine Forest Rd Pensacola, FL	1.0–3.0	1.0–2.0	1011	$1,846	$1.83	15d	27	1.38mi
1431 W Nine Mile Rd Pensacola, FL	1.0–3.0	1.0–2.0	1017	$1,574	$1.55	15d	12	1.42mi

Listing history 11 events

1. 2026-06-21
   days on market $185,000 Active 16 DOM
2. 2026-06-18
   days on market $185,000 Active 13 DOM
3. 2026-06-17
   days on market $185,000 Active 12 DOM
4. 2026-06-16
   days on market $185,000 Active 11 DOM
5. 2026-06-15
   days on market $185,000 Active 10 DOM
6. 2026-06-14
   days on market $185,000 Active 8 DOM
7. 2026-06-10
   days on market $185,000 Active 5 DOM
8. 2026-06-09
   days on market $185,000 Active 4 DOM
9. 2026-06-08
   days on market $185,000 Active 3 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $185,000 Active 2 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: $1,788 · $149/mo
• Projected year-2 tax: $1,788 · $149/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 ≥105°F today · 23 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: $21,600
• − Mortgage interest: −$10,363
• − Property taxes: −$1,788
• − Insurance: −$925
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$5,382
• Taxable loss: −$313
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $2,785/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

+94.7% since first listed

2 events — show timeline

• 2026-06-05 Listed $185,000 PARMLS
• 2002-12-26 Sold (Public Records) $95,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,788 · +16.5% YoY. Source: county tax records.