901 Massachusetts Ave #35 · Brent, FL 32505

$79,900

3 bd · 2.0 ba · 1,322 sqft · SingleFamily · 433 Days on market

Built 2025 Poor condition $60/sqft · 38% below area Est $129k · 38% under ↓ 6% since listing

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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 +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the perfect balance of activity and relaxation at Oakstead, our all-age, pet-friendly community in the heart of Pensacola, FL. Designed for fun and connection, our neighborhood features a playground for endless adventures and basketball courts for recreation and friendly competition. Conveniently located near shopping, dining, and top-rated schools, Oakstead offers easy access to everything you need while providing a warm, welcoming environment where neighbors become friends and families thrive. Discover a community built for connection and convenience-contact us today to learn more about making Oakstead your new home!

Key facts

• Top rated schools
• Shopping
• Pet friendly

Tags

• PET FRIENDLY
• PLAYGROUND
• BASKETBALL COURTS
• SHOPPING
• DINING
• TOP RATED SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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 $552 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 433 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 433 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
6. 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.
7. 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.
8. 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: 2.00% ✓
• Cap rate: 16.94%
• Cash-on-cash: 38.03%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (median comp): $129,189
• List price: $79,900
• Delta: -38.15%
• 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
4260 Erress Blvd	0.15mi	3/2.0	1,325 (+0%)	6mo	$140,000	$106	88
1231 Ft Smith Cir	0.21mi	3/2.0	1,274 (-4%)	3mo	$219,000	$172	82
4404 Ellysee Way	0.26mi	3/2.0	1,435 (+8%)	2mo	$239,900	$167	72
4517 Monpellier Dr	0.44mi	3/2.0	1,357 (+3%)	7mo	$198,000	$146	69
4505 Ellysee Way	0.49mi	3/2.0	1,279 (-3%)	4mo	$182,500	$143	68
3258 Peagler Plaza Rd	0.56mi	3/2.0	1,310 (-1%)	5mo	$164,000	$125	68
702 Loire Way	0.60mi	3/1.0	1,297 (-2%)	3mo	$100,000	$77	63
4512 Havre Way	0.57mi	3/2.0	1,380 (+4%)	8mo	$72,800	$53	60
5100 Cranston Ave	0.65mi	3/2.0	1,218 (-8%)	4mo	$229,500	$188	54
812 Montclair Rd	0.67mi	3/2.0	1,433 (+8%)	6mo	$192,000	$134	50
4511 St Nazaire Rd	0.61mi	4/2.0 (+1)	1,508 (+14%)	4mo	$130,000	$86	40
800 Montclair Rd	0.68mi	4/1.0 (+1)	1,158 (-12%)	4mo	$170,000	$147	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: 36.3%
• Equity multiple: 2.58×
• Total profit: $35,376
• Equity at exit: $11,913

10-year hold

• IRR: 43.9%
• Equity multiple: 5.58×
• Total profit: $102,462
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,596 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $709

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 51%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	14d	1	0.64mi
918 Fremont Ave Pensacola, FL	3.0	1.0	1756	$1,450	$0.83	14d	1	0.70mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	23d	1	0.75mi
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	23d	1	0.82mi
5180 Burlington Ave Pensacola, FL	3.0	2.0	1184	$1,650	$1.39	23d	1	0.84mi
3418 Luke St Pensacola, FL	4.0	2.0	1620	$1,800	$1.11	23d	1	0.85mi
707 New York Dr Pensacola, FL	2.0	1.0	1266	$1,185	$0.94	23d	1	0.94mi
2301 W Michigan Ave #21 Pensacola, FL	2.0	2.5	1164	$1,325	$1.14	23d	1	1.05mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	23d	1	1.10mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	23d	1	1.17mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	23d	1	1.24mi
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	23d	1	1.25mi
3296 Two Sisters Way Pensacola, FL	4.0	2.5	1856	$1,795	$0.97	23d	1	1.32mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	23d	1	1.35mi
2355 W Michigan Ave Pensacola, FL	1.0–2.0	1.0–2.0	850	$1,450	$1.71	14d	9	1.41mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	23d	1	1.42mi
2108 W Bobe St Pensacola, FL	4.0	2.0	1752	$2,100	$1.20	23d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $79,900 Active 433 DOM
2. 2026-06-17
   days on market $79,900 Active 432 DOM
3. 2026-06-16
   days on market $79,900 Active 431 DOM
4. 2026-06-15
   days on market $79,900 Active 430 DOM
5. 2026-06-14
   days on market $79,900 Active 428 DOM
6. 2026-06-10
   days on market $79,900 Active 425 DOM
7. 2026-06-09
   days on market $79,900 Active 424 DOM
8. 2026-06-08
   days on market $79,900 Active 423 DOM
9. 2026-06-07
   days on market $79,900 Active 422 DOM
10. 2026-06-03
    days on market $79,900 Active 418 DOM
11. 2026-06-02
    days on market $79,900 Active 417 DOM
12. 2026-06-01
    days on market $79,900 Active 416 DOM
13. 2026-05-31
    days on market $79,900 Active 415 DOM
14. 2025-12-19
    price $79,900 637-char remark

    Show marketing remark (637 chars)

    Experience the perfect balance of activity and relaxation at Oakstead, our all-age, pet-friendly community in the heart of Pensacola, FL. Designed for fun and connection, our neighborhood features a playground for endless adventures and basketball courts for recreation and friendly competition. Conveniently located near shopping, dining, and top-rated schools, Oakstead offers easy access to everything you need while providing a warm, welcoming environment where neighbors become friends and families thrive. Discover a community built for connection and convenience-contact us today to learn more about making Oakstead your new home!

15. 2025-04-14
    price $64,900 637-char remark

    Show marketing remark (637 chars)

    Experience the perfect balance of activity and relaxation at Oakstead, our all-age, pet-friendly community in the heart of Pensacola, FL. Designed for fun and connection, our neighborhood features a playground for endless adventures and basketball courts for recreation and friendly competition. Conveniently located near shopping, dining, and top-rated schools, Oakstead offers easy access to everything you need while providing a warm, welcoming environment where neighbors become friends and families thrive. Discover a community built for connection and convenience-contact us today to learn more about making Oakstead your new home!

16. 2025-04-11
    listed $84,900 Active 637-char remark

    Show marketing remark (637 chars)

    Experience the perfect balance of activity and relaxation at Oakstead, our all-age, pet-friendly community in the heart of Pensacola, FL. Designed for fun and connection, our neighborhood features a playground for endless adventures and basketball courts for recreation and friendly competition. Conveniently located near shopping, dining, and top-rated schools, Oakstead offers easy access to everything you need while providing a warm, welcoming environment where neighbors become friends and families thrive. Discover a community built for connection and convenience-contact us today to learn more about making Oakstead your new home!

ⓘ 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: $19,157
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$2,324
• Taxable income: $7,694
• Est. tax owed @ 24.0%: −$1,847
• After-tax cash flow: $6,661/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

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to its exterior, interior, and mechanical systems, as well as landscaping improvements. Significant investment is needed to bring the property up to a livable condition.

Repairs flagged

• Major missing siding — The home is a manufactured unit with visible wear and tear, indicating a major repair is needed.
• Major foundation/structure — The structure appears to be a manufactured home with an unfinished foundation, indicating a major repair is needed.
• Major roof — No roof is visible in the photos, but the structure appears to be a manufactured home, which typically requires regular maintenance and replacement.
• Major flooring — No flooring is visible in the photos, but the structure appears to be a manufactured home, which typically requires regular maintenance and replacement.
• Major interior walls/paint — No interior walls or paint are visible in the photos, but the structure appears to be a manufactured home, which typically requires regular maintenance and replacement.
• Major HVAC/mechanicals — No HVAC or mechanical systems are visible in the photos, but the structure appears to be a manufactured home, which typically requires regular maintenance and replacement.
• Major landscaping — The property has a bare lot with no landscaping or curb appeal visible in the photos, indicating a major repair is needed.

Value-add opportunities

• Both complete exterior renovation — A complete exterior renovation would significantly improve the home's curb appeal and overall condition, making it more attractive to potential buyers and renters.
• Both landscaping and curb appeal — Landscaping and curb appeal improvements would enhance the home's exterior and make it more attractive to potential buyers and renters.
• Both interior updates — Interior updates would improve the home's condition and make it more attractive to potential buyers and renters.
• Both HVAC and mechanical upgrades — Upgrading the HVAC and mechanical systems would improve the home's comfort and energy efficiency, making it more attractive to potential buyers and renters.
• Both roof and foundation repairs — Repairing the roof and foundation would address major structural issues and improve the home's overall condition, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
missing siding · The home is a manufactured unit with visible wear and tear, indicating a major repair is needed.	Major	$15,000–50,000
foundation/structure · The structure appears to be a manufactured home with an unfinished foundation, indicating a major repair is needed.	Major	$15,000–50,000
roof · No roof is visible in the photos, but the structure appears to be a manufactured home, which typically requires regular maintenance and replacement.	Major	$15,000–50,000
flooring · No flooring is visible in the photos, but the structure appears to be a manufactured home, which typically requires regular maintenance and replacement.	Major	$15,000–50,000
interior walls/paint · No interior walls or paint are visible in the photos, but the structure appears to be a manufactured home, which typically requires regular maintenance and replacement.	Major	$15,000–50,000
HVAC/mechanicals · No HVAC or mechanical systems are visible in the photos, but the structure appears to be a manufactured home, which typically requires regular maintenance and replacement.	Major	$15,000–50,000
landscaping · The property has a bare lot with no landscaping or curb appeal visible in the photos, indicating a major repair is needed.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both complete exterior renovation — A complete exterior renovation would significantly improve the home's curb appeal and overall condition, making it more attractive to potential buyers and renters. ↑
• Both landscaping and curb appeal — Landscaping and curb appeal improvements would enhance the home's exterior and make it more attractive to potential buyers and renters. ↑
• Both interior updates — Interior updates would improve the home's condition and make it more attractive to potential buyers and renters. ↑
• Both HVAC and mechanical upgrades — Upgrading the HVAC and mechanical systems would improve the home's comfort and energy efficiency, making it more attractive to potential buyers and renters. ↑
• Both roof and foundation repairs — Repairing the roof and foundation would address major structural issues and improve the home's overall condition, making it more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-5.9% since first listed

3 events — show timeline

• 2025-12-19 Price Changed $79,900 Zillow
• 2025-04-14 Price Changed $64,900 Zillow
• 2025-04-11 Listed $84,900 Zillow