6952 Burrell Ln · Brent, FL 32503

$99,999

4 bd · 2.0 ba · 2,160 sqft · Manufactured public records · 64 Days on market

Built 1976 0.26 ac lot $46/sqft · 56% below area ↓ 33% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price drop- NO WIGGLE room at all. Opportunity awaits at 6952 Burrell Lane in Pensacola! This 2,160 square foot home offers 3 bedrooms and 3 bathrooms with a flexible layout and plenty of space to make it your own. Inside, you’ll find a separate dining room along with a bonus room that could easily serve as a home office, gym, playroom, or potential fourth bedroom conversion. The spacious floor plan offers multiple living areas and plenty of potential for customization. This property is priced to sell quickly and presents a great opportunity for cash buyers or investors looking for their next project. Cash buyers only. Property is being sold as-is.

Key facts

• Separate dining room
• Bonus room
• Roofed addition

Tags

• ROOFED ADDITION
• SEPARATE DINING ROOM
• BONUS ROOM
• MULTIPLE LIVING AREAS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $992 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 6.6% in Brent — 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 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 (+3.4%/yr); 240 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% of the median local income ($71k/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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (33%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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?
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: 2.00% ✓
• Cap rate: 18.19%
• Cash-on-cash: 42.50%
• DSCR: 2.89
• GRM: 4.2

CMA / ARV

• ARV (median comp): $228,536
• List price: $99,999
• Delta: -56.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6204 Brosnaham Ave	0.34mi	3/3.0 (-1)	1,848 (-14%)	18mo	$49,000	$27	36

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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: 39.6%
• Equity multiple: 2.70×
• Total profit: $47,710
• Equity at exit: $14,910

10-year hold

• IRR: 46.2%
• Equity multiple: 5.50×
• Total profit: $126,004
• Equity at exit: $8,646

Cash invested: $28,000 (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 32503

• Rents YoY: 3.4%
• Active inventory: 240
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,002 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$24 /mo · $288/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $992

Break-even live

Break-even rent $747

Max offer price $99,999

Occupancy floor 45%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Czar Ln Pensacola, FL	4.0	2.0	1477	$1,795	$1.22	23d	1	0.92mi
6111 Enterprise Dr Pensacola, FL	1.0–3.0	1.0–2.0	1224	$1,688	$1.38	14d	19	0.96mi
204 Tree Swallow Dr Pensacola, FL	3.0	2.0	1500	$2,000	$1.33	23d	1	1.11mi

Listing history 6 events

1. 2026-05-19
   status Pending 667-char remark

   Show marketing remark (667 chars)

   Price drop- NO WIGGLE room at all. Opportunity awaits at 6952 Burrell Lane in Pensacola! This 2,160 square foot home offers 3 bedrooms and 3 bathrooms with a flexible layout and plenty of space to make it your own. Inside, you’ll find a separate dining room along with a bonus room that could easily serve as a home office, gym, playroom, or potential fourth bedroom conversion. The spacious floor plan offers multiple living areas and plenty of potential for customization. This property is priced to sell quickly and presents a great opportunity for cash buyers or investors looking for their next project. Cash buyers only. Property is being sold as-is.

2. 2026-05-14
   price $99,999 667-char remark

   Show marketing remark (667 chars)

   Price drop- NO WIGGLE room at all. Opportunity awaits at 6952 Burrell Lane in Pensacola! This 2,160 square foot home offers 3 bedrooms and 3 bathrooms with a flexible layout and plenty of space to make it your own. Inside, you’ll find a separate dining room along with a bonus room that could easily serve as a home office, gym, playroom, or potential fourth bedroom conversion. The spacious floor plan offers multiple living areas and plenty of potential for customization. This property is priced to sell quickly and presents a great opportunity for cash buyers or investors looking for their next project. Cash buyers only. Property is being sold as-is.

3. 2026-04-20
   status Active 667-char remark

   Show marketing remark (667 chars)

   Price drop- NO WIGGLE room at all. Opportunity awaits at 6952 Burrell Lane in Pensacola! This 2,160 square foot home offers 3 bedrooms and 3 bathrooms with a flexible layout and plenty of space to make it your own. Inside, you’ll find a separate dining room along with a bonus room that could easily serve as a home office, gym, playroom, or potential fourth bedroom conversion. The spacious floor plan offers multiple living areas and plenty of potential for customization. This property is priced to sell quickly and presents a great opportunity for cash buyers or investors looking for their next project. Cash buyers only. Property is being sold as-is.

4. 2026-04-14
   status Pending 667-char remark

   Show marketing remark (667 chars)

   Price drop- NO WIGGLE room at all. Opportunity awaits at 6952 Burrell Lane in Pensacola! This 2,160 square foot home offers 3 bedrooms and 3 bathrooms with a flexible layout and plenty of space to make it your own. Inside, you’ll find a separate dining room along with a bonus room that could easily serve as a home office, gym, playroom, or potential fourth bedroom conversion. The spacious floor plan offers multiple living areas and plenty of potential for customization. This property is priced to sell quickly and presents a great opportunity for cash buyers or investors looking for their next project. Cash buyers only. Property is being sold as-is.

5. 2026-04-09
   price $130,000 667-char remark

   Show marketing remark (667 chars)

   Price drop- NO WIGGLE room at all. Opportunity awaits at 6952 Burrell Lane in Pensacola! This 2,160 square foot home offers 3 bedrooms and 3 bathrooms with a flexible layout and plenty of space to make it your own. Inside, you’ll find a separate dining room along with a bonus room that could easily serve as a home office, gym, playroom, or potential fourth bedroom conversion. The spacious floor plan offers multiple living areas and plenty of potential for customization. This property is priced to sell quickly and presents a great opportunity for cash buyers or investors looking for their next project. Cash buyers only. Property is being sold as-is.

6. 2026-03-08
   listed $150,000 Active 667-char remark

   Show marketing remark (667 chars)

   Price drop- NO WIGGLE room at all. Opportunity awaits at 6952 Burrell Lane in Pensacola! This 2,160 square foot home offers 3 bedrooms and 3 bathrooms with a flexible layout and plenty of space to make it your own. Inside, you’ll find a separate dining room along with a bonus room that could easily serve as a home office, gym, playroom, or potential fourth bedroom conversion. The spacious floor plan offers multiple living areas and plenty of potential for customization. This property is priced to sell quickly and presents a great opportunity for cash buyers or investors looking for their next project. Cash buyers only. Property is being sold as-is.

ⓘ 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: $288 · $24/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: +$542/yr (+$45/mo · 187.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 20 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: $24,026
• − Mortgage interest: −$5,601
• − Property taxes: −$288
• − Insurance: −$500
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$2,909
• Taxable income: $10,883
• Est. tax owed @ 24.0%: −$2,612
• After-tax cash flow: $9,288/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
• City population: 27,543
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 33,559
• Household income: $71,411
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 948.0

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 (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Arabic 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: ▼ -300.02%
• Current HPI: 294.4873
• Rent YoY: ▲ 3.39%
• 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

-33.3% since first listed

6 events — show timeline

• 2026-05-19 Pending — PARMLS
• 2026-05-14 Price Changed $99,999 PARMLS
• 2026-04-20 Relisted — PARMLS
• 2026-04-14 Pending — PARMLS
• 2026-04-09 Price Changed $130,000 PARMLS
• 2026-03-08 Listed $150,000 PARMLS

Property tax history

+12.2%/yr

Latest (2025): $288 · +65.8% YoY. Source: county tax records.