4402 Deauville Way · Brent, FL 32505

$109,950

3 bd · 2.0 ba · 1,212 sqft · SingleFamily public records · 99 Days on market

Built 1958 9,147 sqft lot Est $184k · 40% 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

HOUSE IS BEING SOLD "AS IS" ESTATE SALE. CALL YOUR INVESTORS, GREAT FIXER UPPER. NICE YARD BUILDING, PRIVACY FENCED BACK YARD. REFRIGERATOR TO BE MOVED.

Key facts

• 9,147 sq ft lot
• Parking
• Built 1958

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Carport (covered) — 1 covered parking space, total 1 parking space
• Utilities: Public water; Public sewer; Circuit breakers and copper wiring; Cable available; Paved, county-maintained road
• Home design: Single-story (one level); Detached property; Resale
• Construction: Block construction; Slab foundation; Built on one level
• Exterior features: Back yard with chain link fencing; Deck; Porch; Roof details listed in remarks

Interior

• Kitchen: Kitchen on the first floor (not updated; appliances noted); Electric water heater
• Bedrooms: Master bedroom on the first floor (approx. 10.1 x 15); Bedroom on the first floor (approx. 10.2 x 11.7); Bedroom on the first floor (approx. 10.6 x 11)
• Flooring: Tile
• Bathrooms: One full bathroom (updated; accessories noted)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Tile flooring; Built-in bookcases; Ceiling fans
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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); Pensacola High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 1,229 students, 55% FRL) — zoned schools average 74% FRL vs 58% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 203 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $110k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $100,054 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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: 1.41% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.62%
• DSCR: 1.87
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $184,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5100 Cranston Ave	0.44mi	3/2.0	1,218 (+0%)	4mo	$229,500	$188	75
4505 Ellysee Way	0.27mi	3/2.0	1,279 (+6%)	4mo	$182,500	$143	75
1231 Ft Smith Cir	0.41mi	3/2.0	1,274 (+5%)	3mo	$219,000	$172	70
4260 Erress Blvd	0.28mi	3/2.0	1,325 (+9%)	6mo	$140,000	$106	66
911 Medford Ave	0.59mi	3/2.0	1,279 (+6%)	2mo	$206,000	$161	62
1016 Fremont Ave	0.59mi	3/1.0	1,150 (-5%)	2mo	$175,000	$152	58
702 Loire Way	0.52mi	3/1.0	1,297 (+7%)	3mo	$100,000	$77	58
800 Montclair Rd	0.54mi	4/1.0 (+1)	1,158 (-4%)	4mo	$170,000	$147	56
4509 Cherbourg Way	0.51mi	3/1.5	1,040 (-14%)	2mo	$159,000	$153	49
1032 Fremont Ave	0.60mi	3/1.0	1,092 (-10%)	4mo	$107,500	$98	48
5107 Burlington Ave	0.67mi	3/1.0	1,085 (-10%)	1mo	$150,000	$138	46
1020 E Madison Dr	0.75mi	3/2.0	1,042 (-14%)	6mo	$175,000	$168	37

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: 13.8%
• Equity multiple: 1.56×
• Total profit: $17,309
• Equity at exit: $16,394

10-year hold

• IRR: 24.0%
• Equity multiple: 3.26×
• Total profit: $69,425
• Equity at exit: $9,506

Cash invested: $30,786 (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: 203
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$577
• Tax from tax record: −$102 /mo · $1,221/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $503

Break-even live

Break-even rent $917

Max offer price $109,950

Occupancy floor 63%

Sensitivity live

Price	-10% $566	-5% $535	+0% $503	+5% $472	+10% $441
Rent	-10% $381	-5% $442	+0% $503	+5% $565	+10% $626
Rate	-1.0pp $559	-0.5pp $531	base $503	+0.5pp $475	+1.0pp $446

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: $27,488
• Closing costs: $3,298
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	16d	1	0.47mi
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	25d	1	0.66mi
5180 Burlington Ave Pensacola, FL	3.0	2.0	1184	$1,650	$1.39	25d	1	0.73mi
2301 W Michigan Ave #21 Pensacola, FL	2.0	2.5	1164	$1,325	$1.14	25d	1	0.88mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	25d	1	0.92mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	25d	1	0.92mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	25d	1	1.00mi
707 New York Dr Pensacola, FL	2.0	1.0	1266	$1,185	$0.94	25d	1	1.01mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	25d	1	1.06mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	25d	1	1.18mi
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	25d	1	1.22mi
2355 W Michigan Ave Pensacola, FL	1.0–2.0	1.0–2.0	850	$1,450	$1.71	16d	9	1.25mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	25d	1	1.33mi

Listing history 25 events

1. 2026-06-18
   status $109,950 Pending 99 DOM
2. 2026-06-18
   days on market $109,950 Contingent 99 DOM
3. 2026-06-17
   days on market $109,950 Contingent 98 DOM
4. 2026-06-16
   days on market $109,950 Contingent 97 DOM
5. 2026-06-15
   days on market $109,950 Contingent 96 DOM
6. 2026-06-14
   days on market $109,950 Contingent 94 DOM
7. 2026-06-10
   days on market $109,950 Contingent 91 DOM
8. 2026-06-09
   days on market $109,950 Contingent 90 DOM
9. 2026-06-08
   days on market $109,950 Contingent 89 DOM
10. 2026-06-07
    days on market $109,950 Contingent 88 DOM
11. 2026-06-03
    days on market $109,950 Contingent 84 DOM
12. 2026-06-02
    days on market $109,950 Contingent 83 DOM
13. 2026-06-01
    days on market $109,950 Contingent 82 DOM
14. 2026-05-31
    days on market $109,950 Contingent 81 DOM
15. 2026-05-31
    days on market $109,950 Contingent 80 DOM
16. 2026-05-06
    historical Contingent
17. 2026-04-24
    price $109,950
18. 2026-04-24
    price $110,000
19. 2026-04-09
    status Active
20. 2026-04-02
    historical Contingent
21. 2026-03-11
    listed $119,900 Active
22. 2003-06-19
    soldstatus $33,000
23. 2003-05-23
    soldstatus $33,000 162-char remark

    Show marketing remark (162 chars)

    HOUSE IS BEING SOLD "AS IS" ESTATE SALE. CALL YOUR INVESTORS, GREAT FIXER UPPER. NICE YARD BUILDING, PRIVACY FENCED BACK YARD. REFRIGERATOR TO BE MOVED.

24. 2003-03-21
    listed $36,500 162-char remark

    Show marketing remark (162 chars)

    HOUSE IS BEING SOLD "AS IS" ESTATE SALE. CALL YOUR INVESTORS, GREAT FIXER UPPER. NICE YARD BUILDING, PRIVACY FENCED BACK YARD. REFRIGERATOR TO BE MOVED.

25. 1990-03-01
    soldstatus $20,000

ⓘ 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: $1,221 · $102/mo
• Projected year-2 tax: $1,221 · $102/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 ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,647
• − Mortgage interest: −$6,159
• − Property taxes: −$1,221
• − Insurance: −$550
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$3,199
• Taxable income: $4,535
• Est. tax owed @ 24.0%: −$1,089
• After-tax cash flow: $4,953/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

+449.7% since first listed

10 events — show timeline

• 2026-05-06 Contingent — PARMLS
• 2026-04-24 Price Changed $109,950 PARMLS
• 2026-04-24 Price Changed $110,000 PARMLS
• 2026-04-09 Relisted — PARMLS
• 2026-04-02 Contingent — PARMLS
• 2026-03-11 Listed $119,900 PARMLS
• 2003-06-19 Sold (Public Records) $33,000 Public Records
• 2003-05-23 Sold (MLS) $33,000 PARMLS
• 2003-03-21 Listed $36,500 PARMLS
• 1990-03-01 Sold (Public Records) $20,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,221 · +19.7% YoY. Source: county tax records.