2303 W Brainerd St · West Pensacola, FL 32505

$110,000

2 bd · 1.0 ba · 955 sqft · SingleFamily public records · 254 Days on market

Built 1938 3,201 sqft lot Est $151k · 27% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.3/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming and updated residence featuring a bright and airy open-concept floor plan with brand-new luxury vinyl plank flooring and fresh paint throughout. The spacious living and dining areas provide the perfect setting for everyday living and entertaining, seamlessly flowing into the heart of the home—the kitchen. Complete with brand-new appliances, ample cabinetry, and generous workspace, the kitchen combines functionality with modern appeal. Two cozy bedrooms offer comfortable retreats, while the full bathroom features a double vanity, a custom-tiled walk-in shower, and durable flooring. The utility closet provides a convenient space for your washer and dryer, m

Key facts

• Double vanity
• Fenced backyard
• 3,201 sq ft lot

Tags

• OPEN-CONCEPT FLOOR PLAN
• BUTCHER BLOCK COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• DOUBLE VANITY
• CUSTOM-TILED WALK-IN SHOWER
• FENCED BACKYARD

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Single-story home; Resale property; Not attached to another property
• Construction: Frame construction; Off-grade foundation; Composition roof; Building area about 955 square feet
• Exterior features: County-maintained road access; Central access to the lot; Does not allow horses

Interior

• Kitchen: Refrigerator; Electric water heater
• Bedrooms: Two bedrooms on the first floor (each approximately 10' x 10')
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Living/dining combo

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#629 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D, schools F, amenities 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; 18 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 33% 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask is 9900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 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 1938 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.13% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.18%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $150,890
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1910 W Lloyd St	0.24mi	2/1.0	988 (+4%)	2mo	$120,000	$121	81
2624 W Lee St	0.28mi	2/2.0	940 (-2%)	3mo	$193,000	$205	78
2916 W Lloyd St	0.42mi	2/1.0	955 (0%)	16mo	$151,000	$158	67
1203 N U St	0.26mi	2/1.0	1,052 (+10%)	9mo	$91,000	$87	63
1880 Godfrey St	0.37mi	3/1.0 (+1)	1,040 (+9%)	2mo	$147,800	$142	62
1101 W Lloyd St	0.69mi	2/2.0	999 (+5%)	1mo	$265,000	$265	55
2405 W Hernandez St	0.58mi	2/1.0	850 (-11%)	3mo	$143,000	$168	52
1716 N S St	0.39mi	3/1.0 (+1)	1,080 (+13%)	4mo	$130,000	$120	52
1704 N S St	0.37mi	2/1.0	1,072 (+12%)	13mo	$130,000	$121	51
1000 N G St	0.71mi	2/1.5	1,020 (+7%)	3mo	$175,000	$172	51
1210 W Gonzalez St	0.66mi	3/2.0 (+1)	888 (-7%)	9mo	$207,777	$234	41
3400 W Lee St	0.74mi	3/1.0 (+1)	1,061 (+11%)	9mo	$119,000	$112	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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,254
• Equity at exit: $16,401

10-year hold

• IRR: 12.4%
• Equity multiple: 2.07×
• Total profit: $32,933
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,243 high
• Mortgage (P&I): −$577
• Tax from tax record: −$98 /mo · $1,172/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $261

Break-even live

Break-even rent $912

Max offer price $110,000

Occupancy floor 74%

Sensitivity live

Price	-10% $323	-5% $292	+0% $261	+5% $230	+10% $199
Rent	-10% $163	-5% $212	+0% $261	+5% $310	+10% $359
Rate	-1.0pp $317	-0.5pp $289	base $261	+0.5pp $233	+1.0pp $204

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2303 W Brainerd St Pensacola, FL	2.0	1.0	955	$1,100	$1.15	24d	1	0.03mi
1918 W Strong St Unit B Pensacola, FL	2.0	1.0	870	$950	$1.09	14d	1	0.33mi
406 N S St Pensacola, FL	2.0	1.0	806	$1,295	$1.61	24d	1	0.52mi
1717 W Cervantes St Pensacola, FL	2.0	2.0	974	$1,169	$1.20	14d	3	0.52mi
3202 W Lee St Pensacola, FL	2.0	1.0	680	$995	$1.46	14d	1	0.60mi
3206 W Lee St Unit A Pensacola, FL	2.0	1.0	800	$1,550	$1.94	14d	1	0.63mi
1804 W Belmont St Unit A Pensacola, FL	3.0	1.0	925	$995	$1.08	22d	1	0.65mi
1218 N Kirk St Pensacola, FL	2.0	1.0	850	$1,150	$1.35	24d	1	0.85mi
510 N G St Pensacola, FL	2.0	1.0	704	$850	$1.21	24d	1	0.85mi
419 N Wentworth St Pensacola, FL	2.0	1.0	1100	$1,195	$1.09	24d	1	0.86mi
811 N D St Pensacola, FL	2.0	2.0	1035	$1,395	$1.35	24d	1	0.93mi
2101 W Romana St Unit A Pensacola, FL	2.0	1.0	588	$1,250	$2.13	24d	1	1.05mi
2101 W Romana St Unit A Pensacola, FL	2.0	1.0	588	$1,250	$2.13	14d	1	1.05mi
3740 Frontera Cir Pensacola, FL	3.0	1.0	1024	$1,295	$1.26	24d	1	1.11mi
418 N C St Pensacola, FL	3.0	2.0	1017	$2,775	$2.73	14d	1	1.12mi
721 W Jordan St Pensacola, FL	3.0	2.0	1030	$1,895	$1.84	24d	1	1.14mi
615 N A St Pensacola, FL	3.0	2.0	1122	$1,900	$1.69	14d	1	1.16mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	24d	1	1.27mi

Listing history 12 events

1. 2026-06-18
   days on market $110,000 Active 254 DOM
2. 2026-06-17
   days on market $110,000 Active 253 DOM
3. 2026-06-16
   days on market $110,000 Active 252 DOM
4. 2026-06-15
   days on market $110,000 Active 251 DOM
5. 2026-06-14
   remarks 693-char remark
6. 2026-06-14
   days on market $110,000 Active 249 DOM
7. 2026-06-10
   days on market $110,000 Active 246 DOM
8. 2026-06-09
   days on market $110,000 Active 245 DOM
9. 2026-06-08
   days on market $110,000 Active 244 DOM
10. 2026-06-07
    days on market $110,000 Active 243 DOM
11. 2026-06-03
    remarks 687-char remark
12. 2026-06-03
    listed $110,000 Active 239 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: $1,172 · $98/mo
• Projected year-2 tax: $1,172 · $98/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 ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,911
• − Mortgage interest: −$6,162
• − Property taxes: −$1,172
• − Insurance: −$550
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$3,200
• Taxable income: $1,441
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $2,789/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 — West Pensacola

• Score: 66/100
• State rank: #629
• US rank: #12275

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety B+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Pensacola, 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

-98.9% since first listed

29 events — show timeline

• 2026-06-03 Relisted — PARMLS
• 2026-04-08 Listing Removed — PARMLS
• 2026-03-24 Listed for Rent $1,100 PARMLS
• 2026-02-06 Price Changed $110,000 PARMLS
• 2026-01-09 Price Changed $135,000 PARMLS
• 2025-12-05 Price Changed $140,000 PARMLS
• 2025-12-05 Price Changed $145,000 PARMLS
• 2025-10-30 Price Changed $150,000 PARMLS
• 2025-09-26 Price Changed $155,000 PARMLS
• 2025-09-04 Price Changed $160,000 PARMLS
• 2025-08-27 Price Changed $165,000 PARMLS
• 2025-08-11 Listed $170,000 PARMLS
• 2025-02-27 Rental Removed $1,100 PARMLS
• 2025-02-12 Price Changed $1,100 PARMLS
• 2024-12-11 Listed for Rent $1,200 PARMLS
• 2024-12-04 Listing Removed — PARMLS
• 2024-11-21 Price Changed $185,000 PARMLS
• 2024-11-07 Price Changed $190,000 PARMLS
• 2024-10-25 Price Changed $192,000 PARMLS
• 2024-10-11 Price Changed $193,000 PARMLS
• 2024-10-02 Price Changed $196,000 PARMLS
• 2024-09-05 Listed $199,000 PARMLS
• 2023-08-30 Listing Removed — PARMLS
• 2023-08-18 Price Changed $85,000 PARMLS
• 2023-07-26 Listed $95,000 PARMLS
• 2023-06-28 Listing Removed — PARMLS
• 2023-06-27 Delisted — ECAR
• 2023-06-08 Listed $100,000 ECAR
• 2023-06-08 Listed $100,000 PARMLS

Property tax history

+6.6%/yr

Latest (2025): $1,172 · +15.8% YoY. Source: county tax records.