335 Vera St · Ensley, FL 32514

$184,500

3 bd · 2.0 ba · 1,556 sqft · SingleFamily public records · 96 Days on market

Built 1978 10,018 sqft lot $119/sqft · 10% below area Est $205k · 10% under ↓ 26% since listing

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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 +18.8/30.0
• ARV discount +12.1/15.0
• DSCR +5.9/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multiple Opportunities Here! This versatile property is well suited to multi-generational living, investment or keep it all for yourself! Centrally located this home offers 2 bedrooms, 2 baths, spacious living room and large kitchen complete with breakfast bar and tons of cabinets in the main part and a fully equipped 1 bedroom efficiency in the other part. This can serve as a guest quarters, rental unit, in law suite .... take your pick! In the back there is a detached 1 car garage/workshop space, a carport/boat shed, a separate outbuilding complete with power and the yard is fully fenced. Lots of options! Listing Agent has taken all of the information from the County Property Appraiser's website. While the Listing Agent does believe that the acquired information is accurate, the Buyer and/or Buyer's Agent should verify all pertinent details related to this property, including but not limited to parcel dimensions, acreage, zoning classifications, land use, sewer/septic, square footage, room dimensions & any other information that may affect the Buyer's decision to purchase this property.

Key facts

• Carport boat shed
• Fully fenced yard
• 0.23 acre lot

Tags

• FULLY EQUIPPED EFFICIENCY
• DETACHED GARAGE WORKSHOP
• CARPORT BOAT SHED
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/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 $178k (3.6% below list).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• 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: Ensley Elementary School (math 22% / reading 27%, grade F, #2,037 of 2,144 statewide, top 96%, 465 students, 67% FRL); Pine Forest High School (math 20% / reading 32%, grade F, #494 of 667 statewide, top 75%, 1,870 students, 62% FRL).
• Zoned-school proficiency averages 25% at this address vs 42% district-wide (-17 pts) — the specific schools serving this property underperform the Escambia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 217 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 32% of the median local income ($67k/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 $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 96 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (10%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,895 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 0.96% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 8.6

CMA / ARV

• ARV (median comp): $205,361
• List price: $184,500
• Delta: -10.16%
• 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
8306 Vickie St	0.41mi	3/2.0	1,607 (+3%)	1mo	$359,943	$224	74
400 Kelson Rd	0.04mi	3/2.0	1,738 (+12%)	12mo	$113,500	$65	69
8401 Vickie St	0.46mi	3/2.0	1,607 (+3%)	11mo	$347,424	$216	63
7946 Nalo Creek Loop	0.72mi	3/2.0	1,518 (-2%)	2mo	$287,000	$189	61
7712 Deborah Dr	0.54mi	3/2.0	1,450 (-7%)	3mo	$197,000	$136	60
7851 Coronet Way	0.52mi	3/2.0	1,643 (+6%)	12mo	$215,000	$131	56
355 Pine Ridge Ln	0.24mi	3/2.0	1,326 (-15%)	14mo	$195,000	$147	53
741 Vickery Dr	0.59mi	3/2.0	1,726 (+11%)	2mo	$284,000	$165	53
1707 Cedrus Ln	0.57mi	3/2.0	1,716 (+10%)	8mo	$380,000	$221	50
7983 Coronet Dr	0.47mi	4/2.0 (+1)	1,711 (+10%)	12mo	$279,000	$163	47
416 Cornwall Cir	0.63mi	3/2.0	1,370 (-12%)	8mo	$161,888	$118	44
1127 Old Nursery Way	0.59mi	4/2.0 (+1)	1,746 (+12%)	14mo	$312,500	$179	35

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 · 0.76% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-21,982
• Equity at exit: $27,510

10-year hold

• IRR: -6.4%
• Equity multiple: 0.63×
• Total profit: $-19,301
• Equity at exit: $15,952

Cash invested: $51,660 (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 32514

• Home prices YoY: -31.2%
• Rents YoY: 0.8%
• Active inventory: 217
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$968
• Tax from tax record: −$174 /mo · $2,089/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $186

Break-even live

Break-even rent $1,542

Max offer price $184,500

Occupancy floor 85%

Sensitivity live

Price	-10% $290	-5% $238	+0% $186	+5% $134	+10% $81
Rent	-10% $45	-5% $116	+0% $186	+5% $256	+10% $326
Rate	-1.0pp $279	-0.5pp $233	base $186	+0.5pp $138	+1.0pp $89

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7812 Oak Forest Dr Pensacola, FL	3.0	1.5	1166	$1,750	$1.50	25d	1	0.40mi
8440 Chisholm Rd Unit B Pensacola, FL	3.0	2.0	1112	$1,525	$1.37	25d	1	0.56mi
8651 Airway Dr Pensacola, FL	2.0	2.0	1170	$1,682	$1.44	22d	15	0.62mi
8706 Meadow Flower Ln Pensacola, FL	3.0	2.5	1537	$1,800	$1.17	25d	1	0.80mi
8742 Meadow Flower Ln Pensacola, FL	3.0	2.5	1553	$1,950	$1.26	15d	1	0.82mi
8881 Bellawood Cir Pensacola, FL	3.0	2.0	1685	$2,100	$1.25	25d	1	0.84mi
147 Creekview Dr Pensacola, FL	3.0	2.0	1188	$1,700	$1.43	15d	1	0.86mi
9091 Airway Dr Pensacola, FL	2.0	2.0	1524	$1,675	$1.10	15d	6	0.87mi
9095 Airway Dr Pensacola, FL	1.0–3.0	1.0–2.0	1542	$1,809	$1.17	15d	19	0.89mi
758 Mozingo Ln Pensacola, FL	3.0	2.0	1700	$1,850	$1.09	15d	1	0.91mi
1040 E Olive Rd Pensacola, FL	1.0–3.0	1.0–2.0	897	$1,644	$1.83	25d	7	1.00mi
204 Tree Swallow Dr Pensacola, FL	3.0	2.0	1500	$2,000	$1.33	25d	1	1.02mi
27 E Burgess Rd Pensacola, FL	2.0	2.0	1100	$1,124	$1.02	25d	1	1.27mi
1500 E Johnson Ave #128 Pensacola, FL	2.0	2.0	1078	$1,275	$1.18	25d	1	1.48mi

Listing history 26 events

1. 2026-06-21
   days on market $184,500 Active 96 DOM
2. 2026-06-18
   days on market $184,500 Active 93 DOM
3. 2026-06-17
   days on market $184,500 Active 92 DOM
4. 2026-06-16
   days on market $184,500 Active 91 DOM
5. 2026-06-15
   days on market $184,500 Active 90 DOM
6. 2026-06-14
   days on market $184,500 Active 88 DOM
7. 2026-06-10
   days on market $184,500 Active 85 DOM
8. 2026-06-09
   days on market $184,500 Active 84 DOM
9. 2026-06-08
   days on market $184,500 Active 83 DOM
10. 2026-06-07
    days on market $184,500 Active 82 DOM
11. 2026-06-03
    days on market $184,500 Active 78 DOM
12. 2026-06-02
    days on market $184,500 Active 77 DOM
13. 2026-06-01
    days on market $184,500 Active 76 DOM
14. 2026-05-31
    days on market $184,500 Active 75 DOM
15. 2026-05-31
    days on market $184,500 Active 74 DOM
16. 2026-05-19
    price $184,500 1109-char remark

    Show marketing remark (1109 chars)

    Multiple Opportunities Here! This versatile property is well suited to multi-generational living, investment or keep it all for yourself! Centrally located this home offers 2 bedrooms, 2 baths, spacious living room and large kitchen complete with breakfast bar and tons of cabinets in the main part and a fully equipped 1 bedroom efficiency in the other part. This can serve as a guest quarters, rental unit, in law suite .... take your pick! In the back there is a detached 1 car garage/workshop space, a carport/boat shed, a separate outbuilding complete with power and the yard is fully fenced. Lots of options! Listing Agent has taken all of the information from the County Property Appraiser's website. While the Listing Agent does believe that the acquired information is accurate, the Buyer and/or Buyer's Agent should verify all pertinent details related to this property, including but not limited to parcel dimensions, acreage, zoning classifications, land use, sewer/septic, square footage, room dimensions & any other information that may affect the Buyer's decision to purchase this property.

17. 2026-04-20
    price $194,900 1109-char remark

    Show marketing remark (1109 chars)

    Multiple Opportunities Here! This versatile property is well suited to multi-generational living, investment or keep it all for yourself! Centrally located this home offers 2 bedrooms, 2 baths, spacious living room and large kitchen complete with breakfast bar and tons of cabinets in the main part and a fully equipped 1 bedroom efficiency in the other part. This can serve as a guest quarters, rental unit, in law suite .... take your pick! In the back there is a detached 1 car garage/workshop space, a carport/boat shed, a separate outbuilding complete with power and the yard is fully fenced. Lots of options! Listing Agent has taken all of the information from the County Property Appraiser's website. While the Listing Agent does believe that the acquired information is accurate, the Buyer and/or Buyer's Agent should verify all pertinent details related to this property, including but not limited to parcel dimensions, acreage, zoning classifications, land use, sewer/septic, square footage, room dimensions & any other information that may affect the Buyer's decision to purchase this property.

18. 2026-03-17
    listed $205,000 Active 1109-char remark

    Show marketing remark (1109 chars)

    Multiple Opportunities Here! This versatile property is well suited to multi-generational living, investment or keep it all for yourself! Centrally located this home offers 2 bedrooms, 2 baths, spacious living room and large kitchen complete with breakfast bar and tons of cabinets in the main part and a fully equipped 1 bedroom efficiency in the other part. This can serve as a guest quarters, rental unit, in law suite .... take your pick! In the back there is a detached 1 car garage/workshop space, a carport/boat shed, a separate outbuilding complete with power and the yard is fully fenced. Lots of options! Listing Agent has taken all of the information from the County Property Appraiser's website. While the Listing Agent does believe that the acquired information is accurate, the Buyer and/or Buyer's Agent should verify all pertinent details related to this property, including but not limited to parcel dimensions, acreage, zoning classifications, land use, sewer/septic, square footage, room dimensions & any other information that may affect the Buyer's decision to purchase this property.

19. 2026-02-26
    historical
20. 2026-02-04
    price $205,000
21. 2025-08-20
    historical
22. 2025-08-03
    listed $215,000 Active
23. 2025-06-09
    price $215,000
24. 2025-04-02
    price $230,000
25. 2025-03-13
    price $240,000
26. 2025-02-09
    listed $250,000 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: $2,089 · $174/mo
• Projected year-2 tax: $2,089 · $174/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $21,334
• − Mortgage interest: −$10,335
• − Property taxes: −$2,089
• − Insurance: −$922
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$5,367
• Taxable loss: −$794
• Est. tax savings @ 24.0%: +$191
• After-tax cash flow: $2,422/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): 42,447
• Household income: $66,644
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1962.0

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 0.55)
• Race & ethnicity: White 63% Black 22% Two or more races 9% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% 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: ▼ -120.99%
• Current HPI: 266.7408
• Rent YoY: ▲ 0.76%
• 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

-26.2% since first listed

11 events — show timeline

• 2026-05-19 Price Changed $184,500 PARMLS
• 2026-04-20 Price Changed $194,900 PARMLS
• 2026-03-17 Listed $205,000 PARMLS
• 2026-02-26 Listing Removed — PARMLS
• 2026-02-04 Price Changed $205,000 PARMLS
• 2025-08-20 Listing Removed — PARMLS
• 2025-08-03 Listed $215,000 PARMLS
• 2025-06-09 Price Changed $215,000 PARMLS
• 2025-04-02 Price Changed $230,000 PARMLS
• 2025-03-13 Price Changed $240,000 PARMLS
• 2025-02-09 Listed $250,000 PARMLS

Property tax history

+19.4%/yr

Latest (2025): $2,089 · +568.9% YoY. Source: county tax records.