The Bayberry Plan · Brent, FL 32505

$69,900

3 bd · 2.0 ba · 1,322 sqft · SingleFamily · 433 Days on market

Excellent condition ↓ 18% 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 +27.2/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Condition / age +4.8/5.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the perfect balance of activity and relaxation at Oakstead, our all-age, pet-friendly community in the heart of Pensacola, FL. Designed for fun and connection, our neighborhood features a playground for endless adventures and basketball courts for recreation and friendly competition. Conveniently located near shopping, dining, and top-rated schools, Oakstead offers easy access to everything you need while providing a warm, welcoming environment where neighbors become friends and families thrive. Discover a community built for connection and convenience-contact us today to learn more about making Oakstead your new home!

Key facts

• Top rated schools
• Shopping
• Dining

Tags

• PLAYGROUND
• BASKETBALL COURTS
• SHOPPING
• DINING
• TOP RATED SCHOOLS

🏗️ New construction. The $69,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $129,189.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 fast (+4.9%/yr); 198 active listings in the ZIP; 17 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 ($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 $893 of loan paydown is wiped out by about $4k 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 + 4.9% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 433 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 433 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.24% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.22%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (median comp): $129,189
• List price: $69,900
• Delta: -45.89%
• 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
4260 Erress Blvd	0.15mi	3/2.0	1,325 (+0%)	6mo	$140,000	$106	88
1231 Ft Smith Cir	0.21mi	3/2.0	1,274 (-4%)	3mo	$219,000	$172	82
4404 Ellysee Way	0.26mi	3/2.0	1,435 (+8%)	2mo	$239,900	$167	72
4517 Monpellier Dr	0.44mi	3/2.0	1,357 (+3%)	7mo	$198,000	$146	69
4505 Ellysee Way	0.49mi	3/2.0	1,279 (-3%)	4mo	$182,500	$143	68
3258 Peagler Plaza Rd	0.56mi	3/2.0	1,310 (-1%)	5mo	$164,000	$125	68
702 Loire Way	0.60mi	3/1.0	1,297 (-2%)	3mo	$100,000	$77	63
4512 Havre Way	0.57mi	3/2.0	1,380 (+4%)	8mo	$72,800	$53	60
5100 Cranston Ave	0.65mi	3/2.0	1,218 (-8%)	4mo	$229,500	$188	54
812 Montclair Rd	0.67mi	3/2.0	1,433 (+8%)	6mo	$192,000	$134	50
4511 St Nazaire Rd	0.61mi	4/2.0 (+1)	1,508 (+14%)	4mo	$130,000	$86	40
800 Montclair Rd	0.68mi	4/1.0 (+1)	1,158 (-12%)	4mo	$170,000	$147	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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $5,694
• Equity at exit: $19,263

10-year hold

• IRR: 15.2%
• Equity multiple: 2.35×
• Total profit: $48,680
• Equity at exit: $11,170

Cash invested: $36,173 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,596 high
• Mortgage (P&I): −$677
• Tax est. 1.5%: −$161 /mo · $1,938/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $368

Break-even live

Break-even rent $1,130

Max offer price $129,189

Occupancy floor 72%

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: $32,297
• Closing costs: $3,876
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	13d	1	0.64mi
918 Fremont Ave Pensacola, FL	3.0	1.0	1756	$1,450	$0.83	13d	1	0.70mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	23d	1	0.75mi
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	23d	1	0.82mi
5180 Burlington Ave Pensacola, FL	3.0	2.0	1184	$1,650	$1.39	23d	1	0.84mi
3418 Luke St Pensacola, FL	4.0	2.0	1620	$1,800	$1.11	23d	1	0.85mi
707 New York Dr Pensacola, FL	2.0	1.0	1266	$1,185	$0.94	23d	1	0.94mi
2301 W Michigan Ave #21 Pensacola, FL	2.0	2.5	1164	$1,325	$1.14	23d	1	1.05mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	23d	1	1.10mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	23d	1	1.17mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	23d	1	1.24mi
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	23d	1	1.25mi
3296 Two Sisters Way Pensacola, FL	4.0	2.5	1856	$1,795	$0.97	23d	1	1.32mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	23d	1	1.35mi
2355 W Michigan Ave Pensacola, FL	1.0–2.0	1.0–2.0	850	$1,450	$1.71	13d	9	1.41mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	23d	1	1.42mi
2108 W Bobe St Pensacola, FL	4.0	2.0	1752	$2,100	$1.20	23d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $69,900 Active 433 DOM
2. 2026-06-17
   days on market $69,900 Active 432 DOM
3. 2026-06-16
   days on market $69,900 Active 431 DOM
4. 2026-06-15
   days on market $69,900 Active 430 DOM
5. 2026-06-14
   days on market $69,900 Active 428 DOM
6. 2026-06-10
   days on market $69,900 Active 425 DOM
7. 2026-06-09
   days on market $69,900 Active 424 DOM
8. 2026-06-08
   days on market $69,900 Active 423 DOM
9. 2026-06-07
   days on market $69,900 Active 422 DOM
10. 2026-06-03
    days on market $69,900 Active 418 DOM
11. 2026-06-02
    days on market $69,900 Active 417 DOM
12. 2026-06-01
    days on market $69,900 Active 416 DOM
13. 2026-05-31
    days on market $69,900 Active 415 DOM
14. 2025-04-14
    price $69,900 637-char remark

    Show marketing remark (637 chars)

    Experience the perfect balance of activity and relaxation at Oakstead, our all-age, pet-friendly community in the heart of Pensacola, FL. Designed for fun and connection, our neighborhood features a playground for endless adventures and basketball courts for recreation and friendly competition. Conveniently located near shopping, dining, and top-rated schools, Oakstead offers easy access to everything you need while providing a warm, welcoming environment where neighbors become friends and families thrive. Discover a community built for connection and convenience-contact us today to learn more about making Oakstead your new home!

15. 2025-04-11
    listed $84,900 Active 637-char remark

    Show marketing remark (637 chars)

    Experience the perfect balance of activity and relaxation at Oakstead, our all-age, pet-friendly community in the heart of Pensacola, FL. Designed for fun and connection, our neighborhood features a playground for endless adventures and basketball courts for recreation and friendly competition. Conveniently located near shopping, dining, and top-rated schools, Oakstead offers easy access to everything you need while providing a warm, welcoming environment where neighbors become friends and families thrive. Discover a community built for connection and convenience-contact us today to learn more about making Oakstead your new home!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,157
• − Mortgage interest: −$7,237
• − Property taxes: −$1,938
• − Insurance: −$646
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$3,758
• Taxable income: $2,513
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $3,817/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This single-family home in Brent, FL, is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Interior touch-ups — Fresh paint and minor updates can make the interior more inviting and attractive.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Interior touch-ups — Fresh paint and minor updates can make the interior more inviting and attractive. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

-17.7% since first listed

2 events — show timeline

• 2025-04-14 Price Changed $69,900 Zillow
• 2025-04-11 Listed $84,900 Zillow