30 Howard Dr · Brent, FL 32503

$132,500

3 bd · 1.0 ba · 1,322 sqft · Other public records · 95 Days on market

Built 1953 0.43 ac lot

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Prime opportunity in Pensacola with built-in flexibility and future upside. This property offers not just a home — but expansion and income potential. Situated on a generously sized lot, buyers have the opportunity to build on the adjacent lot, making this ideal for investors, multi-generational living, or anyone looking to maximize long-term value. The main home offers a solid foundation ready for updates and customization, while the detached in-law suite in the back adds immediate versatility. Use it as a guest space, rental income opportunity, home office, or private retreat. Whether you're looking to renovate and create your dream setup, build next door, or add a strong property to your portfolio, this one offers options — and options equal value. Location keeps you close to shopping, dining, and everyday conveniences, making it attractive for both resale and rental demand. Opportunities with additional build potential and a separate in-law suite don’t come around often.

Key facts

• Generously sized lot
• Private retreat
• Home office

Tags

• GENEROUSLY SIZED LOT
• DETACHED IN-LAW SUITE
• HOME OFFICE
• PRIVATE RETREAT
• RENTAL INCOME OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $132k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $121k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 (+3.4%/yr); 239 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $916 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 $37k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $76k; list at $132k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,575 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 1.36% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.67%
• DSCR: 1.70
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.39% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.27×
• Total profit: $10,125
• Equity at exit: $19,756

10-year hold

• IRR: 16.6%
• Equity multiple: 2.39×
• Total profit: $51,633
• Equity at exit: $11,456

Cash invested: $37,100 (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: 239
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$695
• Tax from tax record: −$187 /mo · $2,249/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $484

Break-even live

Break-even rent $1,187

Max offer price $132,500

Occupancy floor 68%

Sensitivity live

Price	-10% $559	-5% $522	+0% $484	+5% $447	+10% $409
Rent	-10% $342	-5% $413	+0% $484	+5% $555	+10% $626
Rate	-1.0pp $551	-0.5pp $518	base $484	+0.5pp $450	+1.0pp $415

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.38mi
27 E Burgess Rd Pensacola, FL	2.0	2.0	1100	$1,124	$1.02	24d	1	0.89mi
47 Coleman Ln Pensacola, FL	2.0	2.0	1036	$1,650	$1.59	15d	1	1.00mi
6003 Born Dr Pensacola, FL	2.0	2.0	999	$1,450	$1.45	22d	1	1.11mi
6111 Enterprise Dr Pensacola, FL	1.0–3.0	1.0–2.0	1224	$1,688	$1.38	15d	19	1.20mi
147 Creekview Dr Pensacola, FL	3.0	2.0	1188	$1,700	$1.43	15d	1	1.24mi
204 Tree Swallow Dr Pensacola, FL	3.0	2.0	1500	$2,000	$1.33	24d	1	1.25mi
400 Schubert Dr Pensacola, FL	3.0	2.5	1600	$2,100	$1.31	24d	1	1.28mi
6115 N Davis Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1112	$1,825	$1.64	15d	10	1.33mi

Listing history 6 events

1. 2026-05-31
   days on market $132,500 Active 95 DOM
2. 2026-05-31
   days on market $132,500 Active 94 DOM
3. 2026-04-18
   price $132,500 1012-char remark

   Show marketing remark (1012 chars)

   Prime opportunity in Pensacola with built-in flexibility and future upside. This property offers not just a home — but expansion and income potential. Situated on a generously sized lot, buyers have the opportunity to build on the adjacent lot, making this ideal for investors, multi-generational living, or anyone looking to maximize long-term value. The main home offers a solid foundation ready for updates and customization, while the detached in-law suite in the back adds immediate versatility. Use it as a guest space, rental income opportunity, home office, or private retreat. Whether you're looking to renovate and create your dream setup, build next door, or add a strong property to your portfolio, this one offers options — and options equal value. Location keeps you close to shopping, dining, and everyday conveniences, making it attractive for both resale and rental demand. Opportunities with additional build potential and a separate in-law suite don’t come around often.

4. 2026-02-25
   listed $135,000 Active 1012-char remark

   Show marketing remark (1012 chars)

   Prime opportunity in Pensacola with built-in flexibility and future upside. This property offers not just a home — but expansion and income potential. Situated on a generously sized lot, buyers have the opportunity to build on the adjacent lot, making this ideal for investors, multi-generational living, or anyone looking to maximize long-term value. The main home offers a solid foundation ready for updates and customization, while the detached in-law suite in the back adds immediate versatility. Use it as a guest space, rental income opportunity, home office, or private retreat. Whether you're looking to renovate and create your dream setup, build next door, or add a strong property to your portfolio, this one offers options — and options equal value. Location keeps you close to shopping, dining, and everyday conveniences, making it attractive for both resale and rental demand. Opportunities with additional build potential and a separate in-law suite don’t come around often.

5. 2024-12-09
   soldstatus $76,000
6. 1993-02-01
   soldstatus $37,500

ⓘ 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: $2,249 · $187/mo
• Projected year-2 tax: $2,249 · $187/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 · 18 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: $21,596
• − Mortgage interest: −$7,422
• − Property taxes: −$2,249
• − Insurance: −$662
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$3,855
• Taxable income: $3,953
• Est. tax owed @ 24.0%: −$949
• After-tax cash flow: $4,863/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

+253.3% since first listed

4 events — show timeline

• 2026-04-18 Price Changed $132,500 PARMLS
• 2026-02-25 Listed $135,000 PARMLS
• 2024-12-09 Sold (Public Records) $76,000 Public Records
• 1993-02-01 Sold (Public Records) $37,500 Public Records

Property tax history

+15.9%/yr

Latest (2025): $2,249 · +10.1% YoY. Source: county tax records.