1206 W Brainerd St · Pensacola, FL 32501

$110,000

3 bd · 1.0 ba · 872 sqft · SingleFamily public records · 35 Days on market

Built 1928 7,623 sqft lot $126/sqft · 35% below area Est $175k · 37% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with upside potential in the heart of Pensacola! Located at 1206 W Brainerd St, Pensacola, FL, this 1928-built home is full of character and opportunity for investors, flippers, landlords, or buyers looking to restore a classic property near downtown. Conveniently situated less than 2 miles from the popular Palafox Market, this property is also less than half a mile from the Fricker Resource Center and just over a mile from the historic Belmont-DeVilliers District, placing you close to local culture, community resources, dining, entertainment, shopping, and downtown Pensacola events. This property features a recently replaced roof from 2021, helping reduce one of the major

Key facts

• Spacious lot
• Fenced areas
• Functional layout

Tags

• RECENTLY REPLACED ROOF
• DETACHED SHED WORKSHOP
• SPACIOUS LOT
• MATURE TREES
• FENCED AREAS
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Lot is approximately 0.175 acres; Building area about 902 square feet; Not new construction
• Financial info: Not specified
• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Security: Not specified
• Utilities: Copper electrical wiring; Public sewer
• Home design: One-story frame house; Not attached to another property; Resale property
• Construction: Frame construction; Slab foundation; Built as one level
• Exterior features: Shingle roof; Public water; Paved, publicly maintained road

Interior

• Kitchen: Eat-in kitchen; Electric water heater
• Bedrooms: Master bedroom on the first floor
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater; Wall/window cooling units; Ceiling fans
• Interior features: Hardwood and vinyl flooring; Insulated walls
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 3.6% in Pensacola — 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 83/100 on livability (#53 in FL, #924 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• 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 (+5.4%/yr); 127 active listings in the ZIP; 22 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 43% of the median local income ($44k/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 $761 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 + 5.4% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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. 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.
5. 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.
6. 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: 1.43% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.55%
• DSCR: 1.87
• GRM: 5.8

CMA / ARV

• ARV (median comp): $175,351
• List price: $110,000
• Delta: -37.27%
• 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
1210 W Gonzalez St	0.06mi	3/2.0	888 (+2%)	9mo	$207,777	$234	82
660 W Lloyd St	0.34mi	3/1.0	946 (+8%)	6mo	$95,000	$100	65
807 W Desoto St	0.36mi	3/1.0	920 (+6%)	11mo	$82,500	$90	65
1101 W Lloyd St	0.07mi	2/2.0 (-1)	999 (+15%)	1mo	$265,000	$265	63
2010 N G St	0.59mi	2/1.0 (-1)	900 (+3%)	5mo	$172,000	$191	58
604 W Avery St	0.56mi	2/1.0 (-1)	844 (-3%)	10mo	$109,500	$130	55
414 N D St	0.57mi	3/1.0	780 (-11%)	6mo	$130,000	$167	51
1106 W La Rua St	0.50mi	3/1.0	790 (-9%)	12mo	$216,000	$273	51
1910 W Lloyd St	0.43mi	2/1.0 (-1)	988 (+13%)	2mo	$120,000	$121	51
602 W Jackson St	0.62mi	2/2.0 (-1)	900 (+3%)	7mo	$289,000	$321	51
811 W Jordan St	0.66mi	2/1.0 (-1)	800 (-8%)	4mo	$165,000	$206	47
2001 N B St	0.70mi	3/1.0	960 (+10%)	12mo	$95,000	$99	41

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 · 5.4% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.59×
• Total profit: $18,047
• Equity at exit: $16,401

10-year hold

• IRR: 24.7%
• Equity multiple: 3.39×
• Total profit: $73,716
• Equity at exit: $9,511

Cash invested: $30,800 (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 32501

• Rents YoY: 5.4%
• Active inventory: 127
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,575 high
• Mortgage (P&I): −$577
• Tax from tax record: −$120 /mo · $1,440/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $502

Break-even live

Break-even rent $940

Max offer price $110,000

Occupancy floor 63%

Sensitivity live

Price	-10% $564	-5% $533	+0% $502	+5% $471	+10% $440
Rent	-10% $377	-5% $440	+0% $502	+5% $564	+10% $626
Rate	-1.0pp $557	-0.5pp $530	base $502	+0.5pp $473	+1.0pp $444

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 N D St Pensacola, FL	2.0	2.0	1035	$1,395	$1.35	24d	1	0.32mi
1717 W Cervantes St Pensacola, FL	2.0	2.0	974	$1,169	$1.20	14d	3	0.38mi
510 N G St Pensacola, FL	2.0	1.0	704	$850	$1.21	24d	1	0.42mi
1918 W Strong St Unit B Pensacola, FL	2.0	1.0	870	$950	$1.09	14d	1	0.44mi
615 N A St Pensacola, FL	3.0	2.0	1122	$1,900	$1.69	14d	1	0.56mi
418 N C St Pensacola, FL	3.0	2.0	1017	$2,775	$2.73	14d	1	0.58mi
1804 W Belmont St Unit A Pensacola, FL	3.0	1.0	925	$995	$1.08	21d	1	0.60mi
2303 W Brainerd St Pensacola, FL	2.0	1.0	955	$1,100	$1.15	24d	1	0.64mi
721 W Jordan St Pensacola, FL	3.0	2.0	1030	$1,895	$1.84	24d	1	0.72mi
406 N S St Pensacola, FL	2.0	1.0	806	$1,295	$1.61	24d	1	0.88mi
2310 N Baylen St Pensacola, FL	2.0	1.0	660	$1,350	$2.05	24d	1	1.04mi
220 W Chase St Pensacola, FL	2.0	1.0	648	$1,241	$1.92	24d	1	1.06mi
2101 W Romana St Unit A Pensacola, FL	2.0	1.0	588	$1,250	$2.13	24d	1	1.08mi
2101 W Romana St Unit A Pensacola, FL	2.0	1.0	588	$1,250	$2.13	14d	1	1.08mi
1011 Doctor M.L.K. Jr Dr Unit B Pensacola, FL	2.0	1.0	877	$1,200	$1.37	24d	1	1.21mi
1106 Doctor Martin Luther King Junior Dr Unit A Pensacola, FL	2.0	1.0	762	$1,295	$1.70	14d	1	1.23mi
3202 W Lee St Pensacola, FL	2.0	1.0	680	$995	$1.46	14d	1	1.26mi
307 E La Rua St Pensacola, FL	2.0	1.0	826	$1,575	$1.91	21d	1	1.28mi
3206 W Lee St Unit A Pensacola, FL	2.0	1.0	800	$1,550	$1.94	14d	1	1.28mi
422 N Davis Hwy Pensacola, FL	2.0	1.5	941	$2,100	$2.23	24d	1	1.40mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	24d	1	1.43mi
101 E Romana St Pensacola, FL	3.0	1.0–2.0	987	$2,588	$2.62	14d	20	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $110,000 Active 35 DOM
2. 2026-06-17
   days on market $110,000 Active 34 DOM
3. 2026-06-16
   days on market $110,000 Active 33 DOM
4. 2026-06-15
   days on market $110,000 Active 32 DOM
5. 2026-06-14
   days on market $110,000 Active 30 DOM
6. 2026-06-10
   days on market $110,000 Active 27 DOM
7. 2026-06-09
   days on market $110,000 Active 26 DOM
8. 2026-06-08
   days on market $110,000 Active 25 DOM
9. 2026-06-07
   days on market $110,000 Active 24 DOM
10. 2026-06-03
    days on market $110,000 Active 20 DOM
11. 2026-06-02
    days on market $110,000 Active 19 DOM
12. 2026-06-01
    days on market $110,000 Active 18 DOM
13. 2026-05-31
    days on market $110,000 Active 17 DOM
14. 2026-05-31
    days on market $110,000 Active 16 DOM
15. 2026-05-14
    listed $110,000 Active 2000-char remark

ⓘ 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: $1,440 · $120/mo
• Projected year-2 tax: $1,440 · $120/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,904
• − Mortgage interest: −$6,162
• − Property taxes: −$1,440
• − Insurance: −$550
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$3,200
• Taxable income: $4,528
• Est. tax owed @ 24.0%: −$1,087
• After-tax cash flow: $4,936/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 — Pensacola

• Score: 83/100
• State rank: #53
• US rank: #924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pensacola, FL
• County: Escambia County · 301,722 people
• City population: 237,636
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 11,036
• Household income: $44,139
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 816.0

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 0.62)
• Race & ethnicity: Black 45% White 42% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Subsaharan African 2% Italian 2% Slovak 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -210.53%
• Current HPI: 273.0151
• Rent YoY: ▲ 5.40%
• 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

• 2026-05-14 Listed $110,000 PARMLS

Property tax history

+43.1%/yr

Latest (2025): $1,440 · +4.7% YoY. Source: county tax records.