901 Massachusetts Ave #98 · Brent, FL 32505

$75,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 324 Days on market

Built 2025 Good condition $65/sqft · 52% below area

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Oakstead is an all-age, pet-friendly community designed for comfort and convenience. Located near shopping, dining, and top-rated schools, it offers easy access to everyday essentials. The neighborhood includes a playground and basketball courts, providing space for recreation and connection. Whether you're raising a family or simply looking for a welcoming place to live, Oakstead offers a relaxed environment where neighbors get to know each other. Interested in learning more? Contact us today to explore what Oakstead has to offer.

Key facts

• Near dining
• Near shopping
• Top rated schools

Tags

• NEAR SHOPPING
• NEAR DINING
• TOP RATED SCHOOLS
• PLAYGROUND
• BASKETBALL COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 6.5% 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); Bellview Middle School (math 17% / reading 23%, grade F, #558 of 571 statewide, top 98%, 992 students, 76% FRL); Escambia High School (math 19% / reading 29%, grade F, #529 of 667 statewide, top 80%, 1,655 students, 62% FRL) — zoned schools average 76% FRL vs 58% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Escambia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.9%/yr); 253 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.03% ✓
• Cap rate: 17.28%
• Cash-on-cash: 39.23%
• DSCR: 2.75
• GRM: 4.1

CMA / ARV

• ARV (median comp): $157,896
• List price: $75,000
• Delta: -52.50%
• 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
4402 Deauville Way	0.28mi	3/1.0	1,212 (+5%)	2mo	$103,000	$85	73
1231 Ft Smith Cir	0.20mi	3/2.0	1,274 (+11%)	4mo	$219,000	$172	70
4413 Ellysee Way	0.38mi	3/1.5	1,012 (-12%)	4mo	$90,000	$89	57
5100 Cranston Ave	0.72mi	3/2.0	1,218 (+6%)	6mo	$229,500	$188	52
4505 Ellysee Way	0.55mi	3/2.0	1,279 (+11%)	6mo	$182,500	$143	51
3258 Peagler Plaza Rd	0.49mi	3/2.0	1,310 (+14%)	6mo	$164,000	$125	49
1101 Desmonde Dr	0.68mi	3/1.0	1,026 (-11%)	1mo	$85,000	$83	45
4509 Cherbourg Way	0.74mi	3/1.5	1,040 (-10%)	4mo	$159,000	$153	44
4531 Versailles Dr	0.71mi	3/1.0	1,023 (-11%)	2mo	$151,000	$148	43
702 Loire Way	0.67mi	3/1.0	1,297 (+13%)	4mo	$100,000	$77	40
1201 Belair Rd	0.63mi	3/1.5	988 (-14%)	6mo	$162,000	$164	40
922 Monclair Rd	0.74mi	3/1.0	1,012 (-12%)	4mo	$122,000	$121	38

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: 37.6%
• Equity multiple: 2.65×
• Total profit: $34,592
• Equity at exit: $11,183

10-year hold

• IRR: 45.2%
• Equity multiple: 5.73×
• Total profit: $99,326
• Equity at exit: $6,485

Cash invested: $21,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 35 active · 19 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $99,900 ($95/sqft)
• Median days on market: 121 d
• This list price: 31% of active listings are priced below it
• ARV vs active asking: +44.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 253
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,525 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $686

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 50%

Sensitivity live

Price	-10% $738	-5% $712	+0% $686	+5% $661	+10% $635
Rent	-10% $566	-5% $626	+0% $686	+5% $747	+10% $807
Rate	-1.0pp $724	-0.5pp $706	base $686	+0.5pp $667	+1.0pp $647

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: $18,750
• Closing costs: $2,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4509 Ellysee Way Pensacola, FL	3.0	1.0	1212	$1,325	$1.09	15d	1	0.55mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	72d	1	0.68mi
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	63d	1	0.71mi
4547 Marseille Dr Pensacola, FL	3.0	2.0	1242	$1,650	$1.33	15d	1	0.81mi
3418 W Yonge St Pensacola, FL	3.0	1.5	1140	$1,325	$1.16	15d	1	0.87mi
707 New York Dr Pensacola, FL	2.0	1.0	1266	$1,149	$0.91	15d	1	0.88mi
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	72d	1	0.89mi
5180 Burlington Ave Pensacola, FL	3.0	2.0	1184	$1,650	$1.39	72d	1	0.91mi
2 Nevada Cir Pensacola, FL	3.0	1.0	968	$1,225	$1.27	15d	1	0.97mi
835 S Madison Dr Pensacola, FL	3.0	1.0	1014	$1,600	$1.58	15d	1	1.02mi
2301 W Michigan Ave #21 Pensacola, FL	2.0	2.5	1164	$1,325	$1.14	72d	1	1.10mi
2301 W Michigan Ave #17 Pensacola, FL	2.0	2.5	1164	$1,700	$1.46	15d	1	1.11mi
5409 E Shore Dr Pensacola, FL	2.0	1.0	1000	$1,100	$1.10	15d	1	1.13mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	72d	1	1.13mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	72d	1	1.22mi
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	72d	1	1.22mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	72d	1	1.30mi
206 Edison Dr Pensacola, FL	4.0	1.0	1100	$1,350	$1.23	15d	1	1.31mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	72d	1	1.39mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	72d	1	1.41mi
89 Garfield Dr Pensacola, FL	2.0	1.0	1273	$1,195	$0.94	15d	1	1.42mi
2300 W Michigan Ave Pensacola, FL	2.0	2.0	1031	$1,238	$1.20	15d	3	1.42mi
2355 W Michigan Ave Pensacola, FL	1.0–3.0	1.0–2.5	1150	$1,735	$1.51	15d	12	1.44mi

Listing history 50 events

1. 2026-08-08
   days on market $75,000 Active 324 DOM
2. 2026-08-07
   days on market $75,000 Active 323 DOM
3. 2026-08-06
   days on market $75,000 Active 322 DOM
4. 2026-08-05
   days on market $75,000 Active 321 DOM
5. 2026-08-04
   days on market $75,000 Active 320 DOM
6. 2026-08-03
   days on market $75,000 Active 319 DOM
7. 2026-07-31
   days on market $75,000 Active 316 DOM
8. 2026-07-30
   days on market $75,000 Active 315 DOM
9. 2026-07-29
   days on market $75,000 Active 314 DOM
10. 2026-07-27
    days on market $75,000 Active 312 DOM
11. 2026-07-25
    days on market $75,000 Active 310 DOM
12. 2026-07-23
    days on market $75,000 Active 308 DOM
13. 2026-07-22
    days on market $75,000 Active 307 DOM
14. 2026-07-21
    days on market $75,000 Active 306 DOM
15. 2026-07-18
    days on market $75,000 Active 303 DOM
16. 2026-07-16
    days on market $75,000 Active 301 DOM
17. 2026-07-16
    days on market $75,000 Active 300 DOM
18. 2026-07-14
    days on market $75,000 Active 299 DOM
19. 2026-07-14
    days on market $75,000 Active 298 DOM
20. 2026-07-12
    days on market $75,000 Active 297 DOM
21. 2026-07-11
    days on market $75,000 Active 296 DOM
22. 2026-07-10
    days on market $75,000 Active 295 DOM
23. 2026-07-09
    days on market $75,000 Active 294 DOM
24. 2026-07-08
    days on market $75,000 Active 293 DOM
25. 2026-07-07
    days on market $75,000 Active 292 DOM
26. 2026-07-06
    days on market $75,000 Active 291 DOM
27. 2026-07-05
    days on market $75,000 Active 290 DOM
28. 2026-07-04
    days on market $75,000 Active 289 DOM
29. 2026-07-03
    days on market $75,000 Active 288 DOM
30. 2026-07-02
    days on market $75,000 Active 287 DOM
31. 2026-07-01
    days on market $75,000 Active 286 DOM
32. 2026-06-30
    days on market $75,000 Active 285 DOM
33. 2026-06-29
    days on market $75,000 Active 284 DOM
34. 2026-06-28
    days on market $75,000 Active 283 DOM
35. 2026-06-28
    days on market $75,000 Active 282 DOM
36. 2026-06-27
    days on market $75,000 Active 281 DOM
37. 2026-06-25
    days on market $75,000 Active 279 DOM
38. 2026-06-23
    days on market $75,000 Active 277 DOM
39. 2026-06-21
    days on market $75,000 Active 276 DOM
40. 2026-06-18
    days on market $75,000 Active 273 DOM
41. 2026-06-17
    days on market $75,000 Active 272 DOM
42. 2026-06-16
    days on market $75,000 Active 271 DOM
43. 2026-06-15
    days on market $75,000 Active 270 DOM
44. 2026-06-14
    days on market $75,000 Active 268 DOM
45. 2026-06-10
    days on market $75,000 Active 265 DOM
46. 2026-06-09
    days on market $75,000 Active 264 DOM
47. 2026-06-08
    days on market $75,000 Active 263 DOM
48. 2026-06-07
    days on market $75,000 Active 262 DOM
49. 2026-06-03
    days on market $75,000 Active 258 DOM
50. 2026-06-02
    days on market $75,000 Active 257 DOM

ⓘ 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: $18,300
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$2,182
• Taxable income: $7,489
• Est. tax owed @ 24.0%: −$1,797
• After-tax cash flow: $6,440/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

Good 75/100 Cosmetic rehab Est. rehab $5,760–$17,280 screening

The kitchen is in good condition with modern appliances and hardwood floors, but exterior and landscaping improvements could significantly enhance the home's value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean windows — Improves natural light and can make the home more attractive to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Montclair Elementary School F FL #1,684/2,144 Nat'l #22,764/41,679 Middle Bellview Middle School F FL #558/571 Nat'l #11,652/14,009 High Escambia High School F FL #529/667 Nat'l #13,437/17,239

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

C Composite livability gradescore 69/100

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 · 334,637 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: 16% of renters

---

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

+25.2% since first listed

2 events — show timeline

• 2025-12-19 Price Changed $75,000 Zillow
• 2025-09-19 Listed $59,900 Zillow