6801 Vivian Dr · Brent, FL 32505

$230,000

3 bd · 1.0 ba · 1,626 sqft · SingleFamily public records · 8 Days on market

Built 1958 0.56 ac lot Est $255k · 10% 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 +12.0/15.0
• Cash flow +9.8/30.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

A hidden gem which allows you to feel like your in the country, but has every ammenity you need within 5 minutes. Just off of US 29, centrally located to I-10. 6801 Vivian Drive is an awsome opportunity for someone who owns there own business and needs space. Or a family that is looking for a place where there kids can play outside in the fully fenced in yard or ride there bikes out on the street safely. This gem is situated on over a half an acre of land and is fully fenced with a front porch. The home has 3 bedrooms, 1 bath, living room with a fireplace, an eat-in-kitchen, formal dinning room and a den. With 2100 square feet of heated space and another 473 square feet attached to the home

Key facts

• Fully fenced
• Newer laminate
• Centrally located

Tags

• CENTRALLY LOCATED
• OVER A HALF AN ACRE
• FULLY FENCED
• FRONT PORCH
• UPDATED KITCHEN
• NEWER LAMINATE

Property features AI

Finance

• Other: Insulation listed as a green energy efficiency feature; Property includes both public sewer and septic connections
• HOA & community: No homeowners association

Exterior

• Parking: Detached oversized 3-car garage; RV/boat access and parking available; Covered parking for 3 vehicles (total 3 parking spaces)
• Security: Smoke detector(s)
• Utilities: Circuit breaker electrical service; Public sewer and septic tank options
• Home design: Single-story home; Resale property; Detached (not attached to other properties); Interior and exterior accessibility provisions
• Construction: Frame construction; Slab foundation; Approximately 2,100 square feet of building area
• Exterior features: Full chain-link fencing; Metal roof; Greenhouse and yard building on the property; Paved, county-maintained road access; Central access lot feature

Interior

• Kitchen: Remodeled kitchen with pantry; Updated cabinets and flooring; Gas stove; Built-in microwave; Refrigerator; Dishwasher (ENERGY STAR qualified)
• Bedrooms: Master bedroom on the first floor (approximately 11' x 12'); Two additional first-floor bedrooms (about 10' x 10' and 10' x 11.4')
• Flooring: Tile flooring; Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Ceiling fans for cooling; Natural gas heating
• Interior features: Ceiling fans; Bonus room; Sun room; Storm door(s); Storm windows and blinds
• Laundry & utility: Interior laundry with washer/dryer hookups; Common area laundry available; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (28.9% below list).
• Recommended offer: $164k (28.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#484 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute 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 (+4.9%/yr); 198 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($45k/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 $7k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,532 (28.9% 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. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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: 0.71% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.78%
• DSCR: 0.88
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $255,282
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
785 Ladner Dr	0.39mi	3/2.0	1,560 (-4%)	1mo	$279,000	$179	70
732 Ladner Dr	0.51mi	3/2.0	1,628 (+0%)	13mo	$255,000	$157	61
733 Ladner Dr	0.51mi	3/2.0	1,560 (-4%)	12mo	$250,000	$160	56
789 Ladner Dr	0.38mi	3/2.0	1,500 (-8%)	15mo	$260,000	$173	53
720 Lambert St	0.59mi	4/2.0 (+1)	1,780 (+10%)	7mo	$261,000	$147	42
6617 Hampton Rd	0.70mi	4/2.0 (+1)	1,637 (+1%)	19mo	$195,000	$119	41
142 W Burgess Rd	0.74mi	3/1.0	1,404 (-14%)	5mo	$156,000	$111	38
705 Alfonso St	0.64mi	4/1.0 (+1)	1,476 (-9%)	18mo	$105,000	$71	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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.32×
• Total profit: $-43,618
• Equity at exit: $34,294

10-year hold

• IRR: -8.5%
• Equity multiple: 0.43×
• Total profit: $-36,745
• Equity at exit: $19,886

Cash invested: $64,400 (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 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 198
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,635 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$139 /mo · $1,669/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-149

Break-even live

Break-even rent $1,824

Max offer price $203,648

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-84	+0% $-149	+5% $-214	+10% $-279
Rent	-10% $-278	-5% $-214	+0% $-149	+5% $-85	+10% $-20
Rate	-1.0pp $-33	-0.5pp $-91	base $-149	+0.5pp $-209	+1.0pp $-269

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6111 Enterprise Dr Pensacola, FL	1.0–3.0	1.0–2.0	1224	$1,688	$1.38	14d	19	0.49mi
6426 Wagner Rd Pensacola, FL	4.0	1.5	1296	$1,300	$1.00	24d	1	0.59mi
27 E Burgess Rd Pensacola, FL	2.0	2.0	1100	$1,124	$1.02	24d	1	0.79mi
1472 Wingfoot Way Pensacola, FL	3.0	2.0	1284	$1,595	$1.24	24d	1	0.83mi
147 Creekview Dr Pensacola, FL	3.0	2.0	1188	$1,700	$1.43	14d	1	1.15mi
118 Czar Ln Pensacola, FL	4.0	2.0	1477	$1,795	$1.22	24d	1	1.27mi

Listing history 6 events

1. 2026-06-18
   days on market $230,000 Active 8 DOM
2. 2026-06-17
   days on market $230,000 Active 7 DOM
3. 2026-06-16
   days on market $230,000 Active 6 DOM
4. 2026-06-15
   days on market $230,000 Active 5 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $230,000 Active 3 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: $1,669 · $139/mo
• Projected year-2 tax: $1,909 · $159/mo
• Expected delta: +$240/yr (+$20/mo · 14.4%)

ⓘ 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 6 d/yr ≥106°F today · 18 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: $19,624
• − Mortgage interest: −$12,884
• − Property taxes: −$1,669
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$6,691
• Taxable loss: −$5,910
• Est. tax savings @ 24.0%: +$1,418
• After-tax cash flow: $-372/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 — Brent

• Score: 69/100
• State rank: #484
• US rank: #8921

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brent, FL
• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 27,877
• Household income: $44,783
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1458.0

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 0.66)
• Race & ethnicity: Black 48% White 32% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% Vietnamese 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: ▼ -74.10%
• Current HPI: 205.45
• Rent YoY: ▲ 4.92%
• 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

+284.0% since first listed

3 events — show timeline

• 2026-06-10 Listed $230,000 PARMLS
• 2012-06-06 Listing Removed — PARMLS
• 2011-12-06 Listed $59,900 PARMLS

Property tax history

+5.8%/yr

Latest (2025): $1,669 · +15.0% YoY. Source: county tax records.