901 Massachusetts Ave · Brent, FL 32505

$84,900

3 bd · 2.0 ba · 1,456 sqft · SingleFamily · 162 Days on market

Built 2026 $58/sqft · 42% below area Est $146k · 42% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This home boasts 3 generously sized bedrooms and 2 full bathrooms, perfect for families or anyone seeking extra space. Split Living Plan: Enjoy privacy with a thoughtfully designed layout that separates the primary suite from the additional bedrooms. Primary Suite: Features a large walk-in closet and attached bathroom for your convenience. Modern Kitchen: Equipped with stainless steel appliances, ample cabinetry, and plenty of counter space for meal prep. Laundry Room: Dedicated space for washer and dryer, adding ease to your daily routine.

Key facts

• Built 2026
• Listed 162 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $681 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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 fast (+4.9%/yr); 198 active listings in the ZIP; 17 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 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 $587 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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: 1.89% ✓
• Cap rate: 15.92%
• Cash-on-cash: 34.40%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (median comp): $145,996
• List price: $84,900
• Delta: -41.85%
• 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
4404 Ellysee Way	0.26mi	3/2.0	1,435 (-1%)	2mo	$239,900	$167	84
4260 Erress Blvd	0.17mi	3/2.0	1,325 (-9%)	6mo	$140,000	$106	72
4482 Rochelle Dr	0.36mi	4/2.0 (+1)	1,524 (+5%)	2mo	$89,000	$58	69
1231 Ft Smith Cir	0.22mi	3/2.0	1,274 (-12%)	3mo	$219,000	$172	67
4517 Monpellier Dr	0.46mi	3/2.0	1,357 (-7%)	7mo	$198,000	$146	62
812 Montclair Rd	0.68mi	3/2.0	1,433 (-2%)	6mo	$192,000	$134	60
4512 Havre Way	0.57mi	3/2.0	1,380 (-5%)	8mo	$72,800	$53	58
4511 St Nazaire Rd	0.60mi	4/2.0 (+1)	1,508 (+4%)	4mo	$130,000	$86	58
4505 Ellysee Way	0.49mi	3/2.0	1,279 (-12%)	4mo	$182,500	$143	54
3258 Peagler Plaza Rd	0.56mi	3/2.0	1,310 (-10%)	5mo	$164,000	$125	53
702 Loire Way	0.62mi	3/1.0	1,297 (-11%)	3mo	$100,000	$77	47
4514 Florelle Way	0.56mi	4/2.0 (+1)	1,650 (+13%)	7mo	$180,000	$109	41

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: 32.0%
• Equity multiple: 2.38×
• Total profit: $32,824
• Equity at exit: $12,659

10-year hold

• IRR: 40.1%
• Equity multiple: 5.12×
• Total profit: $98,048
• Equity at exit: $7,341

Cash invested: $23,772 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,605 high
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $681

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 53%

Sensitivity live

Price	-10% $740	-5% $711	+0% $681	+5% $652	+10% $623
Rent	-10% $555	-5% $618	+0% $681	+5% $745	+10% $808
Rate	-1.0pp $724	-0.5pp $703	base $681	+0.5pp $659	+1.0pp $637

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	24d	1	0.68mi
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	14d	1	0.71mi
918 Fremont Ave Pensacola, FL	3.0	1.0	1756	$1,450	$0.83	14d	1	0.76mi
3418 Luke St Pensacola, FL	4.0	2.0	1620	$1,800	$1.11	24d	1	0.78mi
707 New York Dr Pensacola, FL	2.0	1.0	1266	$1,185	$0.94	24d	1	0.88mi
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	24d	1	0.89mi
5180 Burlington Ave Pensacola, FL	3.0	2.0	1184	$1,650	$1.39	24d	1	0.91mi
2301 W Michigan Ave #21 Pensacola, FL	2.0	2.5	1164	$1,325	$1.14	24d	1	1.10mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	24d	1	1.13mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	24d	1	1.22mi
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	24d	1	1.22mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	24d	1	1.30mi
3296 Two Sisters Way Pensacola, FL	4.0	2.5	1856	$1,795	$0.97	24d	1	1.31mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	24d	1	1.39mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	24d	1	1.41mi
2108 W Bobe St Pensacola, FL	4.0	2.0	1752	$2,100	$1.20	24d	1	1.42mi
2355 W Michigan Ave Pensacola, FL	1.0–2.0	1.0–2.0	850	$1,450	$1.71	14d	9	1.44mi

Listing history 20 events

1. 2026-06-18
   days on market $84,900 Active 162 DOM
2. 2026-06-17
   days on market $84,900 Active 161 DOM
3. 2026-06-16
   days on market $84,900 Active 160 DOM
4. 2026-06-15
   days on market $84,900 Active 159 DOM
5. 2026-06-14
   days on market $84,900 Active 157 DOM
6. 2026-06-10
   days on market $84,900 Active 154 DOM
7. 2026-06-09
   days on market $84,900 Active 153 DOM
8. 2026-06-08
   days on market $84,900 Active 152 DOM
9. 2026-06-07
   days on market $84,900 Active 151 DOM
10. 2026-06-03
    days on market $84,900 Active 147 DOM
11. 2026-06-02
    days on market $84,900 Active 146 DOM
12. 2026-06-01
    days on market $84,900 Active 145 DOM
13. 2026-05-31
    days on market $84,900 Active 144 DOM
14. 2026-01-08
    listed $84,900 Active 546-char remark

    Show marketing remark (546 chars)

    This home boasts 3 generously sized bedrooms and 2 full bathrooms, perfect for families or anyone seeking extra space. Split Living Plan: Enjoy privacy with a thoughtfully designed layout that separates the primary suite from the additional bedrooms. Primary Suite: Features a large walk-in closet and attached bathroom for your convenience. Modern Kitchen: Equipped with stainless steel appliances, ample cabinetry, and plenty of counter space for meal prep. Laundry Room: Dedicated space for washer and dryer, adding ease to your daily routine.

15. 2025-12-19
    listed $62,900 Active 537-char remark

    Show marketing remark (537 chars)

    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.

16. 2005-10-28
    soldstatus $2,800,000
17. 2002-10-09
    soldstatus $1,650,000
18. 2002-05-23
    soldstatus $148,950
19. 1995-05-08
    soldstatus $865,000
20. 1992-07-01
    soldstatus $400,000

ⓘ 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: $19,262
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$2,470
• Taxable income: $7,257
• Est. tax owed @ 24.0%: −$1,742
• After-tax cash flow: $6,435/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

-78.8% since first listed

7 events — show timeline

• 2026-01-08 Listed $84,900 Zillow
• 2025-12-19 Listed $62,900 Zillow
• 2005-10-28 Sold (Public Records) $2,800,000 Public Records
• 2002-10-09 Sold (Public Records) $1,650,000 Public Records
• 2002-05-23 Sold (Public Records) $148,950 Public Records
• 1995-05-08 Sold (Public Records) $865,000 Public Records
• 1992-07-01 Sold (Public Records) $400,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $58,227 · +37.5% YoY. Source: county tax records.