5921 Count Rd · Brent, FL 32503

$145,000

3 bd · 2.0 ba · 1,364 sqft · SingleFamily public records · 150 Days on market

Built 1958 0.25 ac lot $106/sqft · 34% below area Est $218k · 34% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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

Old Florida Cottage on a Spectacular Corner Lot! A 3-bed, 1.5-bath home offering 1,364 sq. ft. in the heart of Pensacola. "AS IS" - Original pine wood floors and cabinetry, perfect for first-time buyers, investors, or anyone seeking a canvas to create their dream residence. Inside, the living area framed by large windows plus a kitchen with abundant cabinetry, gas stove, and 2 years old roof. Huge corner lot, with an additional lot / storage bldg, Lots of gardening spcae, large outside porch area. Yard and garden are waiting for Spring to bloom again.

Key facts

• Large windows
• Storage building
• Gas stove

Tags

• CORNER LOT
• ORIGINAL PINE WOOD FLOORS
• ABUNDANT CABINETRY
• GAS STOVE
• LARGE WINDOWS
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 10 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 30% 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 $1k 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 + 3.4% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $34k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $145k implies a 123% gain — meaningful room to come down on a strong offer.

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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.24% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.02%
• DSCR: 1.62
• GRM: 6.7

CMA / ARV

• ARV (median comp): $218,185
• List price: $145,000
• Delta: -33.54%
• 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
5925 Prince Rd	0.07mi	3/2.0	1,288 (-6%)	11mo	$212,000	$165	79
6222 Vicksburg Dr	0.45mi	3/2.0	1,400 (+3%)	15mo	$196,000	$140	62
415 Rhoda St	0.63mi	3/2.0	1,296 (-5%)	2mo	$176,250	$136	61
117 Gettysburg Dr	0.36mi	3/2.0	1,466 (+8%)	13mo	$200,000	$136	60
441 Shiloh Dr	0.56mi	3/2.0	1,517 (+11%)	2mo	$205,000	$135	53
6350 N Palafox St	0.43mi	3/2.0	1,236 (-9%)	14mo	$203,000	$164	52
6112 Brosnaham Ave	0.52mi	3/2.0	1,518 (+11%)	10mo	$48,000	$32	49
6250 Luther St	0.54mi	4/2.0 (+1)	1,188 (-13%)	4mo	$94,500	$80	45
313 Rhoda St	0.53mi	3/1.0	1,512 (+11%)	12mo	$177,500	$117	44
6975 Woodley Dr	0.69mi	3/1.5	1,225 (-10%)	14mo	$199,900	$163	37
6202 Lucy St	0.57mi	2/1.0 (-1)	1,525 (+12%)	10mo	$189,900	$125	36
5814 Rawson Ln	0.59mi	4/2.0 (+1)	1,560 (+14%)	14mo	$278,000	$178	32

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: 4.7%
• Equity multiple: 1.18×
• Total profit: $7,424
• Equity at exit: $21,620

10-year hold

• IRR: 14.5%
• Equity multiple: 2.19×
• Total profit: $48,273
• Equity at exit: $12,537

Cash invested: $40,600 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,796 high
• Mortgage (P&I): −$760
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $474

Break-even live

Break-even rent $1,196

Max offer price $145,000

Occupancy floor 69%

Sensitivity live

Price	-10% $557	-5% $516	+0% $474	+5% $433	+10% $392
Rent	-10% $333	-5% $404	+0% $474	+5% $545	+10% $616
Rate	-1.0pp $548	-0.5pp $511	base $474	+0.5pp $437	+1.0pp $399

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Czar Ln Pensacola, FL	4.0	2.0	1477	$1,795	$1.22	24d	1	0.04mi
47 Coleman Ln Pensacola, FL	2.0	2.0	1036	$1,650	$1.59	14d	1	0.68mi
6003 Born Dr Pensacola, FL	2.0	2.0	999	$1,450	$1.45	21d	1	0.70mi
400 Schubert Dr Pensacola, FL	3.0	2.5	1600	$2,100	$1.31	24d	1	0.87mi
27 E Burgess Rd Pensacola, FL	2.0	2.0	1100	$1,124	$1.02	24d	1	0.94mi
6115 N Davis Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1112	$1,825	$1.64	14d	10	0.97mi
204 Tree Swallow Dr Pensacola, FL	3.0	2.0	1500	$2,000	$1.33	24d	1	0.99mi
7150 Plantation Rd #122 Pensacola, FL	2.0	2.0	1092	$1,500	$1.37	24d	1	1.13mi
147 Creekview Dr Pensacola, FL	3.0	2.0	1188	$1,700	$1.43	14d	1	1.19mi
6016 Sewell St Pensacola, FL	3.0	1.5	1377	$1,650	$1.20	24d	1	1.38mi

Listing history 35 events

1. 2026-06-18
   days on market $145,000 Active 150 DOM
2. 2026-06-17
   days on market $145,000 Active 149 DOM
3. 2026-06-16
   days on market $145,000 Active 148 DOM
4. 2026-06-15
   days on market $145,000 Active 147 DOM
5. 2026-06-14
   remarks 566-char remark
6. 2026-06-14
   statusdays on market $145,000 Active 145 DOM
7. 2026-06-10
   days on market $145,000 Contingent 142 DOM
8. 2026-06-09
   days on market $145,000 Contingent 141 DOM
9. 2026-06-08
   days on market $145,000 Contingent 140 DOM
10. 2026-06-07
    days on market $145,000 Contingent 139 DOM
11. 2026-06-03
    days on market $145,000 Contingent 135 DOM
12. 2026-06-02
    days on market $145,000 Contingent 134 DOM
13. 2026-06-01
    days on market $145,000 Contingent 133 DOM
14. 2026-05-31
    days on market $145,000 Contingent 132 DOM
15. 2026-05-31
    days on market $145,000 Contingent 131 DOM
16. 2026-04-17
    status Active 567-char remark

    Show marketing remark (567 chars)

    Old Florida Cottage on a Spectacular Corner Lot! A 3-bed, 1.5-bath home offering 1,364 sq. ft. in the heart of Pensacola. "AS IS" - Original pine wood floors and cabinetry, perfect for first-time buyers, investors, or anyone seeking a canvas to create their dream residence. Inside, the living area framed by large windows plus a kitchen with abundant cabinetry, gas stove, and 2 years old roof. Huge corner lot, with an additional lot / storage bldg, Lots of gardening spcae, large outside porch area. Yard and garden are waiting for Spring to bloom again.

17. 2026-04-17
    price $155,000 567-char remark

    Show marketing remark (567 chars)

    Old Florida Cottage on a Spectacular Corner Lot! A 3-bed, 1.5-bath home offering 1,364 sq. ft. in the heart of Pensacola. "AS IS" - Original pine wood floors and cabinetry, perfect for first-time buyers, investors, or anyone seeking a canvas to create their dream residence. Inside, the living area framed by large windows plus a kitchen with abundant cabinetry, gas stove, and 2 years old roof. Huge corner lot, with an additional lot / storage bldg, Lots of gardening spcae, large outside porch area. Yard and garden are waiting for Spring to bloom again.

18. 2026-04-10
    historical Contingent 567-char remark

    Show marketing remark (567 chars)

    Old Florida Cottage on a Spectacular Corner Lot! A 3-bed, 1.5-bath home offering 1,364 sq. ft. in the heart of Pensacola. "AS IS" - Original pine wood floors and cabinetry, perfect for first-time buyers, investors, or anyone seeking a canvas to create their dream residence. Inside, the living area framed by large windows plus a kitchen with abundant cabinetry, gas stove, and 2 years old roof. Huge corner lot, with an additional lot / storage bldg, Lots of gardening spcae, large outside porch area. Yard and garden are waiting for Spring to bloom again.

19. 2026-03-11
    price $167,000 567-char remark

    Show marketing remark (567 chars)

    Old Florida Cottage on a Spectacular Corner Lot! A 3-bed, 1.5-bath home offering 1,364 sq. ft. in the heart of Pensacola. "AS IS" - Original pine wood floors and cabinetry, perfect for first-time buyers, investors, or anyone seeking a canvas to create their dream residence. Inside, the living area framed by large windows plus a kitchen with abundant cabinetry, gas stove, and 2 years old roof. Huge corner lot, with an additional lot / storage bldg, Lots of gardening spcae, large outside porch area. Yard and garden are waiting for Spring to bloom again.

20. 2026-02-17
    status Active 567-char remark

    Show marketing remark (567 chars)

    Old Florida Cottage on a Spectacular Corner Lot! A 3-bed, 1.5-bath home offering 1,364 sq. ft. in the heart of Pensacola. "AS IS" - Original pine wood floors and cabinetry, perfect for first-time buyers, investors, or anyone seeking a canvas to create their dream residence. Inside, the living area framed by large windows plus a kitchen with abundant cabinetry, gas stove, and 2 years old roof. Huge corner lot, with an additional lot / storage bldg, Lots of gardening spcae, large outside porch area. Yard and garden are waiting for Spring to bloom again.

21. 2026-02-16
    historical Contingent 567-char remark

    Show marketing remark (567 chars)

    Old Florida Cottage on a Spectacular Corner Lot! A 3-bed, 1.5-bath home offering 1,364 sq. ft. in the heart of Pensacola. "AS IS" - Original pine wood floors and cabinetry, perfect for first-time buyers, investors, or anyone seeking a canvas to create their dream residence. Inside, the living area framed by large windows plus a kitchen with abundant cabinetry, gas stove, and 2 years old roof. Huge corner lot, with an additional lot / storage bldg, Lots of gardening spcae, large outside porch area. Yard and garden are waiting for Spring to bloom again.

22. 2026-02-13
    status Active 567-char remark

    Show marketing remark (567 chars)

    Old Florida Cottage on a Spectacular Corner Lot! A 3-bed, 1.5-bath home offering 1,364 sq. ft. in the heart of Pensacola. "AS IS" - Original pine wood floors and cabinetry, perfect for first-time buyers, investors, or anyone seeking a canvas to create their dream residence. Inside, the living area framed by large windows plus a kitchen with abundant cabinetry, gas stove, and 2 years old roof. Huge corner lot, with an additional lot / storage bldg, Lots of gardening spcae, large outside porch area. Yard and garden are waiting for Spring to bloom again.

23. 2026-02-11
    historical Contingent 567-char remark

    Show marketing remark (567 chars)

    Old Florida Cottage on a Spectacular Corner Lot! A 3-bed, 1.5-bath home offering 1,364 sq. ft. in the heart of Pensacola. "AS IS" - Original pine wood floors and cabinetry, perfect for first-time buyers, investors, or anyone seeking a canvas to create their dream residence. Inside, the living area framed by large windows plus a kitchen with abundant cabinetry, gas stove, and 2 years old roof. Huge corner lot, with an additional lot / storage bldg, Lots of gardening spcae, large outside porch area. Yard and garden are waiting for Spring to bloom again.

24. 2026-02-07
    price $170,000 567-char remark

    Show marketing remark (567 chars)

    Old Florida Cottage on a Spectacular Corner Lot! A 3-bed, 1.5-bath home offering 1,364 sq. ft. in the heart of Pensacola. "AS IS" - Original pine wood floors and cabinetry, perfect for first-time buyers, investors, or anyone seeking a canvas to create their dream residence. Inside, the living area framed by large windows plus a kitchen with abundant cabinetry, gas stove, and 2 years old roof. Huge corner lot, with an additional lot / storage bldg, Lots of gardening spcae, large outside porch area. Yard and garden are waiting for Spring to bloom again.

25. 2026-01-28
    price $175,000 567-char remark

    Show marketing remark (567 chars)

    Old Florida Cottage on a Spectacular Corner Lot! A 3-bed, 1.5-bath home offering 1,364 sq. ft. in the heart of Pensacola. "AS IS" - Original pine wood floors and cabinetry, perfect for first-time buyers, investors, or anyone seeking a canvas to create their dream residence. Inside, the living area framed by large windows plus a kitchen with abundant cabinetry, gas stove, and 2 years old roof. Huge corner lot, with an additional lot / storage bldg, Lots of gardening spcae, large outside porch area. Yard and garden are waiting for Spring to bloom again.

26. 2026-01-19
    listed $179,000 Active 567-char remark

    Show marketing remark (567 chars)

    Old Florida Cottage on a Spectacular Corner Lot! A 3-bed, 1.5-bath home offering 1,364 sq. ft. in the heart of Pensacola. "AS IS" - Original pine wood floors and cabinetry, perfect for first-time buyers, investors, or anyone seeking a canvas to create their dream residence. Inside, the living area framed by large windows plus a kitchen with abundant cabinetry, gas stove, and 2 years old roof. Huge corner lot, with an additional lot / storage bldg, Lots of gardening spcae, large outside porch area. Yard and garden are waiting for Spring to bloom again.

27. 2025-12-16
    historical
28. 2025-11-10
    price $169,000
29. 2025-10-22
    price $175,000
30. 2025-10-22
    status Active
31. 2025-10-13
    historical Contingent
32. 2025-10-07
    price $189,000
33. 2025-07-16
    listed $199,000 Active
34. 2022-01-24
    soldstatus $64,900
35. 1996-02-01
    soldstatus $50,000

ⓘ 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: $1,487 · $124/mo
• Projected year-2 tax: $1,487 · $124/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 6 d/yr ≥106°F today · 19 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: $21,557
• − Mortgage interest: −$8,122
• − Property taxes: −$1,487
• − Insurance: −$725
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$4,218
• Taxable income: $3,556
• Est. tax owed @ 24.0%: −$853
• After-tax cash flow: $4,840/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: 237,636
• 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

+210.0% since first listed

20 events — show timeline

• 2026-04-17 Relisted — PARMLS
• 2026-04-17 Price Changed $155,000 PARMLS
• 2026-04-10 Contingent — PARMLS
• 2026-03-11 Price Changed $167,000 PARMLS
• 2026-02-17 Relisted — PARMLS
• 2026-02-16 Contingent — PARMLS
• 2026-02-13 Relisted — PARMLS
• 2026-02-11 Contingent — PARMLS
• 2026-02-07 Price Changed $170,000 PARMLS
• 2026-01-28 Price Changed $175,000 PARMLS
• 2026-01-19 Listed $179,000 PARMLS
• 2025-12-16 Listing Removed — PARMLS
• 2025-11-10 Price Changed $169,000 PARMLS
• 2025-10-22 Price Changed $175,000 PARMLS
• 2025-10-22 Relisted — PARMLS
• 2025-10-13 Contingent — PARMLS
• 2025-10-07 Price Changed $189,000 PARMLS
• 2025-07-16 Listed $199,000 PARMLS
• 2022-01-24 Sold (Public Records) $64,900 Public Records
• 1996-02-01 Sold (Public Records) $50,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $1,487 · +15.3% YoY. Source: county tax records.