926 Lucerne Ave · Brent, FL 32505

$125,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 8 Days on market

Built 1959 8,276 sqft lot Est $176k · 29% 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready investor Buy and hold or great starter home for first time buyers! Some recent updates made to this 3br/1ba home in kitchen and bathroom. Close to mall, hospital, and interstate. This is a solid property with great curb appeal. This property is being offered at wholesale value and is easy to show.

Key facts

• 8,276 sq ft lot
• Parking
• Built 1959

Property features AI

Finance

• Other: Directions: Turn right off Michigan, then turn left on Lucerne. House is located on left
• Financial info: No investor or cash-flow details provided
• HOA & community: No homeowners association

Exterior

• Parking: Carport providing covered parking (1 covered space, total 1 parking space)
• Security: No security features provided
• Utilities: Public water; Public sewer; Copper electrical wiring
• Home design: One-story single family home; Not attached to another property; Gable and hip roof
• Construction: Frame construction; Slab foundation; Building area reported as 1,500 square feet
• Exterior features: Interior lot; Does not allow horses; County-maintained road access

Interior

• Kitchen: Kitchen condition not updated; Electric water heater
• Bedrooms: Master bedroom on the first floor, approx. 15 x 11; Additional bedroom on the first floor, approx. 12 x 10
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Living/dining combo; Resale condition (not new construction)
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.4% 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.
• Zoned schools: Montclair Elementary School (math 42% / reading 29%, grade F, #1,684 of 2,144 statewide, top 79%, 379 students, 91% FRL); Pensacola High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 1,229 students, 55% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 203 active listings in the ZIP; 12 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 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 $864 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $30k; list at $125k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.28% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.65%
• DSCR: 1.65
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $176,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 Fremont Ave	0.08mi	3/1.0	1,150 (-4%)	2mo	$175,000	$152	88
5100 Cranston Ave	0.23mi	3/2.0	1,218 (+2%)	4mo	$229,500	$188	80
1032 Fremont Ave	0.08mi	3/1.0	1,092 (-9%)	4mo	$107,500	$98	78
911 Medford Ave	0.32mi	3/2.0	1,279 (+7%)	2mo	$206,000	$161	68
5505 Fairview Dr	0.21mi	3/2.0	1,066 (-11%)	2mo	$160,000	$150	66
800 Montclair Rd	0.44mi	4/1.0 (+1)	1,158 (-4%)	4mo	$170,000	$147	66
4505 Ellysee Way	0.41mi	3/2.0	1,279 (+7%)	4mo	$182,500	$143	62
5107 Burlington Ave	0.49mi	3/1.0	1,085 (-10%)	1mo	$150,000	$138	60
914 Twinbrook Ave	0.41mi	3/1.0	1,328 (+11%)	4mo	$132,000	$99	59
702 Loire Way	0.63mi	3/1.0	1,297 (+8%)	3mo	$100,000	$77	55
4509 Cherbourg Way	0.53mi	3/1.5	1,040 (-13%)	2mo	$159,000	$153	49
4517 Monpellier Dr	0.45mi	3/2.0	1,357 (+13%)	7mo	$198,000	$146	48

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: 7.2%
• Equity multiple: 1.29×
• Total profit: $10,129
• Equity at exit: $18,638

10-year hold

• IRR: 18.1%
• Equity multiple: 2.64×
• Total profit: $57,376
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,603 high
• Mortgage (P&I): −$656
• Tax from tax record: −$132 /mo · $1,579/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $427

Break-even live

Break-even rent $1,062

Max offer price $125,000

Occupancy floor 68%

Sensitivity live

Price	-10% $498	-5% $463	+0% $427	+5% $392	+10% $357
Rent	-10% $301	-5% $364	+0% $427	+5% $491	+10% $554
Rate	-1.0pp $490	-0.5pp $459	base $427	+0.5pp $395	+1.0pp $362

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	25d	1	0.16mi
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	15d	1	0.22mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	25d	1	0.37mi
2301 W Michigan Ave #21 Pensacola, FL	2.0	2.5	1164	$1,325	$1.14	25d	1	0.45mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	25d	1	0.52mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	25d	1	0.53mi
5180 Burlington Ave Pensacola, FL	3.0	2.0	1184	$1,650	$1.39	25d	1	0.54mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	25d	1	0.76mi
2355 W Michigan Ave Pensacola, FL	1.0–2.0	1.0–2.0	850	$1,450	$1.71	15d	9	0.91mi
5877 Tryton Cir Pensacola, FL	4.0	2.0	1419	$1,825	$1.29	25d	1	1.14mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	25d	1	1.40mi
6111 Enterprise Dr Pensacola, FL	1.0–3.0	1.0–2.0	1224	$1,688	$1.38	15d	19	1.44mi

Listing history 7 events

1. 2026-06-21
   days on market $125,000 Active 8 DOM
2. 2026-06-18
   days on market $125,000 Active 5 DOM
3. 2026-06-17
   days on market $125,000 Active 4 DOM
4. 2026-06-16
   days on market $125,000 Active 3 DOM
5. 2026-06-15
   days on market $125,000 Active 2 DOM
6. 2026-06-14
   remarks 276-char remark
7. 2026-06-14
   listed $125,000 Active 1 DOM

ⓘ 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: $1,579 · $132/mo
• Projected year-2 tax: $1,579 · $132/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 ≥106°F today · 20 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: $19,238
• − Mortgage interest: −$7,002
• − Property taxes: −$1,579
• − Insurance: −$625
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$3,636
• Taxable income: $3,318
• Est. tax owed @ 24.0%: −$796
• After-tax cash flow: $4,332/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): 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

+323.7% since first listed

8 events — show timeline

• 2026-06-13 Listed $125,000 PARMLS
• 2017-08-25 Sold (MLS) $30,000 PARMLS
• 2017-05-01 Listed $37,900 PARMLS
• 2001-05-10 Sold (Public Records) $47,000 Public Records
• 2001-05-03 Sold (MLS) $47,000 PARMLS
• 2001-03-06 Listed $47,900 PARMLS
• 1992-11-01 Sold (Public Records) $23,600 Public Records
• 1985-10-01 Sold (Public Records) $29,500 Public Records

Property tax history

+17.0%/yr

Latest (2025): $1,579 · +19.4% YoY. Source: county tax records.