901 Massachusetts Ave #98 · Brent, FL 32505

$75,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 336 Days on market

Built 2025 Good condition $65/sqft · 53% 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 $708 ($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 17.6% 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); 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); 284 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 42% 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 336 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 336 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: 2.07% ✓
• Cap rate: 17.62%
• Cash-on-cash: 40.45%
• DSCR: 2.80
• GRM: 4.0

CMA / ARV

• ARV (median comp): $157,982
• List price: $75,000
• Delta: -52.53%
• 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%)	3mo	$103,000	$85	72
1231 Ft Smith Cir	0.20mi	3/2.0	1,274 (+11%)	6mo	$219,000	$172	68
4413 Ellysee Way	0.38mi	3/1.5	1,012 (-12%)	5mo	$90,000	$89	56
5100 Cranston Ave	0.72mi	3/2.0	1,218 (+6%)	7mo	$229,500	$188	51
4505 Ellysee Way	0.55mi	3/2.0	1,279 (+11%)	7mo	$182,500	$143	50
1101 Desmonde Dr	0.68mi	3/1.0	1,026 (-11%)	2mo	$85,000	$83	44
4509 Cherbourg Way	0.74mi	3/1.5	1,040 (-10%)	5mo	$159,000	$153	43
219 Ruby Ave	0.65mi	4/1.0 (+1)	1,271 (+10%)	1mo	$150,000	$118	42
4531 Versailles Dr	0.71mi	3/1.0	1,023 (-11%)	3mo	$151,000	$148	42
702 Loire Way	0.67mi	3/1.0	1,297 (+13%)	6mo	$100,000	$77	39
1201 Belair Rd	0.63mi	3/1.5	988 (-14%)	7mo	$162,000	$164	39
922 Monclair Rd	0.74mi	3/1.0	1,012 (-12%)	6mo	$122,000	$121	36

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: 39.1%
• Equity multiple: 2.71×
• Total profit: $36,005
• Equity at exit: $11,183

10-year hold

• IRR: 46.4%
• Equity multiple: 5.88×
• Total profit: $102,535
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 35 active · 26 under contract
• Months of supply: 6.6 mo (15%/mo absorbed)
• Median asking: $89,900 ($88/sqft)
• Median days on market: 168 d
• This list price: 31% of active listings are priced below it
• ARV vs active asking: +56.2% 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: 284
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $708

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 49%

Sensitivity live

Price	-10% $760	-5% $734	+0% $708	+5% $682	+10% $656
Rent	-10% $585	-5% $646	+0% $708	+5% $769	+10% $830
Rate	-1.0pp $746	-0.5pp $727	base $708	+0.5pp $688	+1.0pp $669

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 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4509 Ellysee Way Pensacola, FL	3.0	1.0	1212	$1,325	$1.09	62d	1	0.55mi
1100 Belair Rd Pensacola, FL	3.0	1.5	1376	$1,695	$1.23	6d	1	0.58mi
4516 Charmonte Way Pensacola, FL	4.0	1.0	1252	$1,600	$1.28	4d	1	0.62mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	119d	1	0.68mi
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	109d	1	0.71mi
3516 N S St Pensacola, FL	2.0	2.0	924	$1,300	$1.41	6d	1	0.77mi
4547 Marseille Dr Pensacola, FL	3.0	2.0	1242	$1,650	$1.33	62d	1	0.81mi
1017 Fremont Ave Pensacola, FL	3.0	1.0	1296	$1,350	$1.04	0d	1	0.81mi
3418 W Yonge St Pensacola, FL	3.0	1.5	1140	$1,245	$1.09	5d	1	0.87mi
707 New York Dr Pensacola, FL	2.0	1.0	1266	$1,149	$0.91	62d	1	0.88mi
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	119d	1	0.89mi
5180 Burlington Ave Pensacola, FL	3.0	2.0	1184	$1,650	$1.39	119d	1	0.91mi
5180 Burlington Ave Pensacola, FL	3.0	2.0	1184	$1,650	$1.39	3d	1	0.91mi
3411 W Yonge St Pensacola, FL	3.0	2.0	1356	$1,450	$1.07	6d	1	0.91mi
2 Nevada Cir Pensacola, FL	3.0	1.0	968	$1,225	$1.27	62d	1	0.97mi
835 S Madison Dr Pensacola, FL	3.0	1.0	1014	$1,600	$1.58	62d	1	1.02mi
5505 Fairview Dr Pensacola, FL	3.0	2.0	1100	$1,700	$1.55	4d	1	1.05mi
2301 W Michigan Ave #21 Pensacola, FL	2.0	2.5	1164	$1,325	$1.14	119d	1	1.10mi
2301 W Michigan Ave #17 Pensacola, FL	2.0	2.5	1164	$1,700	$1.46	62d	1	1.11mi
2004 Glenwood Ave Pensacola, FL	3.0	1.0	1300	$695	$0.53	6d	1	1.11mi
2301 W Michigan Ave #29 Pensacola, FL	2.0	2.5	1164	$1,300	$1.12	6d	1	1.11mi
5409 E Shore Dr Pensacola, FL	2.0	1.0	1000	$1,100	$1.10	6d	1	1.13mi
5409 E Shore Dr Pensacola, FL	2.0	1.0	1000	$1,100	$1.10	62d	1	1.13mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	119d	1	1.13mi
912 Clearview Ave Pensacola, FL	3.0	1.0	888	$1,500	$1.69	5d	1	1.14mi
117 Bayliss Ct Pensacola, FL	3.0	2.0	1406	$1,750	$1.24	4d	1	1.15mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	119d	1	1.22mi
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	119d	1	1.22mi
206 Garfield Dr Pensacola, FL	4.0	2.0	1100	$2,100	$1.91	6d	1	1.23mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	119d	1	1.30mi
206 Edison Dr Pensacola, FL	4.0	1.0	1100	$1,350	$1.23	62d	1	1.31mi
5841 Last Big Tree Ln Pensacola, FL	4.0	2.0	1375	$1,800	$1.31	6d	1	1.37mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	119d	1	1.39mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	119d	1	1.41mi
89 Garfield Dr Pensacola, FL	2.0	1.0	1273	$1,195	$0.94	62d	1	1.42mi
2300 W Michigan Ave Pensacola, FL	2.0	2.0	1075	$1,225	$1.14	6d	2	1.42mi
2300 W Michigan Ave Pensacola, FL	2.0	2.0	1031	$1,238	$1.20	62d	3	1.42mi
2355 W Michigan Ave Pensacola, FL	1.0–3.0	1.0–2.5	1150	$1,775	$1.54	6d	9	1.44mi
455 Stara Cir Unit D Pensacola, FL	2.0	2.0	962	$1,100	$1.14	6d	1	1.44mi

Listing history 50 events

1. 2026-08-20
   days on market $75,000 Active 336 DOM
2. 2026-08-19
   days on market $75,000 Active 335 DOM
3. 2026-08-18
   days on market $75,000 Active 334 DOM
4. 2026-08-17
   days on market $75,000 Active 333 DOM
5. 2026-08-16
   days on market $75,000 Active 332 DOM
6. 2026-08-15
   days on market $75,000 Active 331 DOM
7. 2026-08-14
   days on market $75,000 Active 330 DOM
8. 2026-08-13
   days on market $75,000 Active 329 DOM
9. 2026-08-12
   days on market $75,000 Active 328 DOM
10. 2026-08-11
    days on market $75,000 Active 327 DOM
11. 2026-08-10
    days on market $75,000 Active 326 DOM
12. 2026-08-09
    days on market $75,000 Active 325 DOM
13. 2026-08-08
    days on market $75,000 Active 324 DOM
14. 2026-08-07
    days on market $75,000 Active 323 DOM
15. 2026-08-06
    days on market $75,000 Active 322 DOM
16. 2026-08-05
    days on market $75,000 Active 321 DOM
17. 2026-08-04
    days on market $75,000 Active 320 DOM
18. 2026-08-03
    days on market $75,000 Active 319 DOM
19. 2026-07-31
    days on market $75,000 Active 316 DOM
20. 2026-07-30
    days on market $75,000 Active 315 DOM
21. 2026-07-29
    days on market $75,000 Active 314 DOM
22. 2026-07-27
    days on market $75,000 Active 312 DOM
23. 2026-07-25
    days on market $75,000 Active 310 DOM
24. 2026-07-23
    days on market $75,000 Active 308 DOM
25. 2026-07-22
    days on market $75,000 Active 307 DOM
26. 2026-07-21
    days on market $75,000 Active 306 DOM
27. 2026-07-18
    days on market $75,000 Active 303 DOM
28. 2026-07-16
    days on market $75,000 Active 301 DOM
29. 2026-07-16
    days on market $75,000 Active 300 DOM
30. 2026-07-14
    days on market $75,000 Active 299 DOM
31. 2026-07-14
    days on market $75,000 Active 298 DOM
32. 2026-07-12
    days on market $75,000 Active 297 DOM
33. 2026-07-11
    days on market $75,000 Active 296 DOM
34. 2026-07-10
    days on market $75,000 Active 295 DOM
35. 2026-07-09
    days on market $75,000 Active 294 DOM
36. 2026-07-08
    days on market $75,000 Active 293 DOM
37. 2026-07-07
    days on market $75,000 Active 292 DOM
38. 2026-07-06
    days on market $75,000 Active 291 DOM
39. 2026-07-05
    days on market $75,000 Active 290 DOM
40. 2026-07-04
    days on market $75,000 Active 289 DOM
41. 2026-07-03
    days on market $75,000 Active 288 DOM
42. 2026-07-02
    days on market $75,000 Active 287 DOM
43. 2026-07-01
    days on market $75,000 Active 286 DOM
44. 2026-06-30
    days on market $75,000 Active 285 DOM
45. 2026-06-29
    days on market $75,000 Active 284 DOM
46. 2026-06-28
    days on market $75,000 Active 283 DOM
47. 2026-06-28
    days on market $75,000 Active 282 DOM
48. 2026-06-27
    days on market $75,000 Active 281 DOM
49. 2026-06-25
    days on market $75,000 Active 279 DOM
50. 2026-06-23
    days on market $75,000 Active 277 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: $18,624
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$2,182
• Taxable income: $7,761
• Est. tax owed @ 24.0%: −$1,863
• After-tax cash flow: $6,631/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