The Driftwood Plan · Brent, FL 32505

$69,900

2 bd · 2.0 ba · 960 sqft · SingleFamily · 436 Days on market

Poor condition ↓ 7% 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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +1.0/5.0
• 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 — $138,458.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

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); 203 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 39% 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 $958 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.

Negotiation context

• It's been on market 436 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

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

Questions for the listing agent

1. It's been on market 436 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $138,458
• List price: $69,900
• Delta: -49.52%
• 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
4413 Ellysee Way	0.32mi	3/1.5 (+1)	1,012 (+5%)	2mo	$90,000	$89	67
918 Belair Rd	0.46mi	3/2.0 (+1)	1,012 (+5%)	7mo	$160,000	$158	59
1201 Belair Rd	0.60mi	3/1.5 (+1)	988 (+3%)	4mo	$162,000	$164	57
4513 Guerlain Way	0.56mi	3/1.0 (+1)	1,012 (+5%)	8mo	$155,000	$153	49
922 Monclair Rd	0.68mi	3/1.0 (+1)	1,012 (+5%)	3mo	$122,000	$121	48
1309 Belair Dr	0.73mi	3/1.5 (+1)	1,000 (+4%)	5mo	$118,000	$118	48
4509 Cherbourg Way	0.70mi	3/1.5 (+1)	1,040 (+8%)	2mo	$159,000	$153	45
1020 E Madison Dr	0.69mi	3/2.0 (+1)	1,042 (+8%)	6mo	$175,000	$168	44
702 Beauvais Rd	0.47mi	3/1.0 (+1)	855 (-11%)	9mo	$149,500	$175	44
219 Opal Ave	0.75mi	3/1.0 (+1)	1,012 (+5%)	8mo	$117,500	$116	41
1103 Medford Ave	0.70mi	3/1.0 (+1)	864 (-10%)	1mo	$85,000	$98	40
937 Fremont Ave	0.71mi	3/1.0 (+1)	864 (-10%)	8mo	$124,650	$144	34

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-8,178
• Equity at exit: $20,645

10-year hold

• IRR: 6.3%
• Equity multiple: 1.51×
• Total profit: $19,735
• Equity at exit: $11,971

Cash invested: $38,768 (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: 203
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$726
• Tax est. 1.5%: −$173 /mo · $2,077/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $179

Break-even live

Break-even rent $1,211

Max offer price $138,458

Occupancy floor 83%

Sensitivity live

Price	-10% $275	-5% $227	+0% $179	+5% $131	+10% $83
Rent	-10% $65	-5% $122	+0% $179	+5% $236	+10% $293
Rate	-1.0pp $249	-0.5pp $214	base $179	+0.5pp $143	+1.0pp $107

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: $34,615
• Closing costs: $4,154
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	15d	1	0.64mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	24d	1	0.75mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	24d	1	1.10mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	24d	1	1.17mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	24d	1	1.24mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	24d	1	1.35mi
2355 W Michigan Ave Pensacola, FL	1.0–2.0	1.0–2.0	850	$1,450	$1.71	15d	9	1.41mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	24d	1	1.42mi
151 Boone St Unit G104 Pensacola, FL	1.0	1.0	600	$1,049	$1.75	24d	1	1.50mi

Listing history 16 events

1. 2026-06-21
   days on market $69,900 Active 436 DOM
2. 2026-06-18
   days on market $69,900 Active 433 DOM
3. 2026-06-17
   days on market $69,900 Active 432 DOM
4. 2026-06-16
   days on market $69,900 Active 431 DOM
5. 2026-06-15
   days on market $69,900 Active 430 DOM
6. 2026-06-14
   days on market $69,900 Active 428 DOM
7. 2026-06-10
   days on market $69,900 Active 425 DOM
8. 2026-06-09
   days on market $69,900 Active 424 DOM
9. 2026-06-08
   days on market $69,900 Active 423 DOM
10. 2026-06-07
    days on market $69,900 Active 422 DOM
11. 2026-06-03
    days on market $69,900 Active 418 DOM
12. 2026-06-02
    days on market $69,900 Active 417 DOM
13. 2026-06-01
    days on market $69,900 Active 416 DOM
14. 2026-05-31
    days on market $69,900 Active 415 DOM
15. 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!

16. 2025-04-11
    listed $74,900 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: $17,255
• − Mortgage interest: −$7,756
• − Property taxes: −$2,077
• − Insurance: −$692
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$4,028
• Taxable loss: −$59
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $2,163/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

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates across all systems and areas, significantly impacting its value. Immediate action is needed to address the poor condition and improve its resale and rental potential.

Repairs flagged

• Major Kitchen cabinets — Worn and damaged
• Major Bathroom fixtures — Worn and damaged
• Major Roof — No photos provided
• Major Exterior siding — No photos provided
• Major Flooring — No photos provided
• Major Interior walls/paint — No photos provided
• Major Windows — No photos provided
• Major Foundation/structure — No photos provided
• Major HVAC/mechanicals — No photos provided
• Major Landscaping/curb appeal — No photos provided

Value-add opportunities

• Resale New kitchen cabinets and appliances — Modernizes the kitchen and improves functionality
• Resale New bathroom fixtures and tiling — Enhances the bathroom's appearance and functionality
• Resale New roof and siding — Improves the home's curb appeal and durability
• Resale New flooring — Enhances the home's overall appearance and comfort
• Resale Painting interior walls and exterior — Freshens the home's appearance and improves curb appeal
• Resale New windows and doors — Enhances energy efficiency and curb appeal
• Rental HVAC system replacement — Improves comfort and energy efficiency, attracting renters
• Resale Landscaping and curb appeal improvements — Enhances the home's curb appeal and overall aesthetic

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and damaged	Major	$15,000–50,000
Bathroom fixtures · Worn and damaged	Major	$15,000–50,000
Roof · No photos provided	Major	$15,000–50,000
Exterior siding · No photos provided	Major	$15,000–50,000
Flooring · No photos provided	Major	$15,000–50,000
Interior walls/paint · No photos provided	Major	$15,000–50,000
Windows · No photos provided	Major	$15,000–50,000
Foundation/structure · No photos provided	Major	$15,000–50,000
HVAC/mechanicals · No photos provided	Major	$15,000–50,000
Landscaping/curb appeal · No photos provided	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Resale New kitchen cabinets and appliances — Modernizes the kitchen and improves functionality ↑
• Resale New bathroom fixtures and tiling — Enhances the bathroom's appearance and functionality ↑
• Resale New roof and siding — Improves the home's curb appeal and durability ↑
• Resale New flooring — Enhances the home's overall appearance and comfort ↑
• Resale Painting interior walls and exterior — Freshens the home's appearance and improves curb appeal ↑
• Resale New windows and doors — Enhances energy efficiency and curb appeal ↑
• Rental HVAC system replacement — Improves comfort and energy efficiency, attracting renters ↑
• Resale Landscaping and curb appeal improvements — Enhances the home's curb appeal and overall aesthetic ↑

ⓘ 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

-6.7% since first listed

2 events — show timeline

• 2025-04-14 Price Changed $69,900 Zillow
• 2025-04-11 Listed $74,900 Zillow