7039 Forshalee St · Brent, FL 32503

$196,500

3 bd · 2.0 ba · 1,713 sqft · SingleFamily public records · 24 Days on market

Built 1973 0.39 ac lot Est $278k · 29% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.5/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION!  3 B, 2 B home nestled in a nice neighborhood—right in the center of town, AND boasts almost a 1/2 acre of land! The huge family room, breakfast nook, & bar make this the perfect home for entertaining. It is hurricane ready with Rebuild NWFL: new copper wiring 2018, new HVAC 2018, & new roof June 2021. The entry foyer & inside laundry make this home even more convenient. The fenced in back yard with workshop & covered pavilion / patio area create a private paradise convenient to everything. Don't miss your chance to own this fantastic property.

Key facts

• 0.39 acre lot
• Garage
• Built 1973

Tags

• PRIVACY FENCED BACK YARD
• CENTRAL PENSACOLA LOCATION
• CLOSE PROXIMITY TO SCHOOLS
• CONVENIENT TO INTERSTATE
• CONVENIENT TO SHOPPING

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking; Converted garage; Open parking available
• Utilities: Public water; Public sewer; Electric with circuit breakers and copper wiring; Cable available
• Home design: Single-story home; Resale property; Not attached to other properties; Shingle roof; Slab foundation
• Construction: Frame construction; One level
• Exterior features: Private backyard with fencing; Patio and porch; Yard building (outbuilding); County-maintained paved road access; Central access lot feature

Interior

• Kitchen: Dishwasher; Built-in microwave; Electric water heater
• Bedrooms: Primary bedroom on the first floor (approx. 13.5' x 13'); Second bedroom on the first floor (approx. 11' x 12.5'); Third bedroom on the first floor (approx. 10.5' x 11')
• Flooring: Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Fireplace(s); Central air; Ceiling fans for cooling
• Interior features: Built-in bookcases; Ceiling fans; High-speed internet
• Laundry & utility: Indoor laundry with washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $47 ($561/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (7.7% below list).
• Recommended offer: $181k (7.7% below list) — sets the bar for 1% rule.

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: Reinhardt Holm Elementary School (math 37% / reading 42%, grade F, #1,513 of 2,144 statewide, top 73%, 453 students, 82% FRL); Washington Senior High School (math 25% / reading 40%, grade F, #411 of 667 statewide, top 62%, 1,733 students, 51% FRL).
• Market conditions: Rents rising (+3.4%/yr); 240 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago 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.

Risks & watch-outs

• 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 $181,389 (7.7% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $277,506
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6227 Vicksburg Dr	0.36mi	3/2.0	1,740 (+2%)	1mo	$199,900	$115	80
6111 Confederate Dr	0.35mi	2/2.0 (-1)	1,649 (-4%)	1mo	$260,000	$158	72
129 Redbreast Ln	0.29mi	3/2.0	1,892 (+10%)	6mo	$300,000	$159	64
117 Monarch Ln	0.64mi	3/2.0	1,624 (-5%)	2mo	$310,000	$191	60
359 Tree Swallow Dr	0.66mi	3/2.0	1,607 (-6%)	6mo	$295,000	$184	54
5910 Duchess Rd	0.66mi	3/2.0	1,837 (+7%)	7mo	$310,000	$169	51
6315 White Oak Dr	0.67mi	4/2.0 (+1)	1,851 (+8%)	1mo	$300,000	$162	50
6500 Antietam Dr	0.58mi	4/2.0 (+1)	1,882 (+10%)	4mo	$209,000	$111	48
441 Shiloh Dr	0.71mi	3/2.0	1,517 (-11%)	2mo	$205,000	$135	46
6337 Parakeet Trl	0.48mi	4/2.0 (+1)	1,968 (+15%)	5mo	$340,000	$173	43
6410 White Oak Dr	0.60mi	4/2.0 (+1)	1,911 (+12%)	7mo	$310,000	$162	42
5910 Sarah Dr	0.67mi	4/2.0 (+1)	1,932 (+13%)	2mo	$120,000	$62	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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-28,105
• Equity at exit: $29,299

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-17,502
• Equity at exit: $16,990

Cash invested: $55,020 (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 32503

• Rents YoY: 3.4%
• Active inventory: 240
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$1,030
• Tax from tax record: −$274 /mo · $3,287/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $47

Break-even live

Break-even rent $1,755

Max offer price $196,500

Occupancy floor 92%

Sensitivity live

Price	-10% $158	-5% $102	+0% $47	+5% $-9	+10% $-64
Rent	-10% $-97	-5% $-25	+0% $47	+5% $118	+10% $190
Rate	-1.0pp $146	-0.5pp $97	base $47	+0.5pp $-4	+1.0pp $-56

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: $49,125
• Closing costs: $5,895
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 E Burgess Rd Pensacola, FL	2.0	2.0	1100	$1,124	$1.02	25d	1	0.50mi
118 Czar Ln Pensacola, FL	4.0	2.0	1477	$1,795	$1.22	25d	1	0.52mi
204 Tree Swallow Dr Pensacola, FL	3.0	2.0	1500	$2,000	$1.33	25d	1	0.56mi
147 Creekview Dr Pensacola, FL	3.0	2.0	1188	$1,700	$1.43	15d	1	0.65mi
7812 Oak Forest Dr Pensacola, FL	3.0	1.5	1166	$1,750	$1.50	25d	1	1.02mi
400 Schubert Dr Pensacola, FL	3.0	2.5	1600	$2,100	$1.31	25d	1	1.09mi
7150 Plantation Rd #122 Pensacola, FL	2.0	2.0	1092	$1,500	$1.37	25d	1	1.10mi
1040 E Olive Rd Pensacola, FL	1.0–3.0	1.0–2.0	897	$1,644	$1.83	25d	7	1.33mi
6115 N Davis Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1112	$1,825	$1.64	15d	10	1.33mi

Listing history 15 events

1. 2026-05-13
   historical Contingent
2. 2026-05-04
   listed $196,500 Active
3. 2024-08-09
   historical
4. 2024-07-19
   price $267,000
5. 2024-07-05
   price $288,000
6. 2024-06-23
   listed $299,900 Active
7. 2022-07-08
   soldstatus $250,000
8. 2022-06-30
   status Pending 592-char remark

   Show marketing remark (592 chars)

   LOCATION!  3 B, 2 B home nestled in a nice neighborhood—right in the center of town, AND boasts almost a 1/2 acre of land! The huge family room, breakfast nook, & bar make this the perfect home for entertaining. It is hurricane ready with Rebuild NWFL: new copper wiring 2018, new HVAC 2018, & new roof June 2021. The entry foyer & inside laundry make this home even more convenient. The fenced in back yard with workshop & covered pavilion / patio area create a private paradise convenient to everything. Don't miss your chance to own this fantastic property.

9. 2022-06-30
   soldstatus $250,000 Sold 592-char remark

   Show marketing remark (592 chars)

   LOCATION!  3 B, 2 B home nestled in a nice neighborhood—right in the center of town, AND boasts almost a 1/2 acre of land! The huge family room, breakfast nook, & bar make this the perfect home for entertaining. It is hurricane ready with Rebuild NWFL: new copper wiring 2018, new HVAC 2018, & new roof June 2021. The entry foyer & inside laundry make this home even more convenient. The fenced in back yard with workshop & covered pavilion / patio area create a private paradise convenient to everything. Don't miss your chance to own this fantastic property.

10. 2022-05-27
    historical Contingent 592-char remark

    Show marketing remark (592 chars)

    LOCATION!  3 B, 2 B home nestled in a nice neighborhood—right in the center of town, AND boasts almost a 1/2 acre of land! The huge family room, breakfast nook, & bar make this the perfect home for entertaining. It is hurricane ready with Rebuild NWFL: new copper wiring 2018, new HVAC 2018, & new roof June 2021. The entry foyer & inside laundry make this home even more convenient. The fenced in back yard with workshop & covered pavilion / patio area create a private paradise convenient to everything. Don't miss your chance to own this fantastic property.

11. 2022-05-22
    listed $250,000 Active 592-char remark

    Show marketing remark (592 chars)

    LOCATION!  3 B, 2 B home nestled in a nice neighborhood—right in the center of town, AND boasts almost a 1/2 acre of land! The huge family room, breakfast nook, & bar make this the perfect home for entertaining. It is hurricane ready with Rebuild NWFL: new copper wiring 2018, new HVAC 2018, & new roof June 2021. The entry foyer & inside laundry make this home even more convenient. The fenced in back yard with workshop & covered pavilion / patio area create a private paradise convenient to everything. Don't miss your chance to own this fantastic property.

12. 2005-02-03
    soldstatus $139,900
13. 2005-01-26
    soldstatus $139,900
14. 2004-12-08
    listed $139,900
15. 2004-10-13
    soldstatus $115,000

ⓘ 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: $3,287 · $274/mo
• Projected year-2 tax: $3,287 · $274/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: $21,767
• − Mortgage interest: −$11,007
• − Property taxes: −$3,287
• − Insurance: −$982
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$5,716
• Taxable loss: −$2,708
• Est. tax savings @ 24.0%: +$650
• After-tax cash flow: $1,211/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): 33,559
• Household income: $71,411
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 948.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Arabic 1% Tagalog/Filipino 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: ▼ -300.02%
• Current HPI: 294.4873
• Rent YoY: ▲ 3.39%
• 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

+70.9% since first listed

15 events — show timeline

• 2026-05-13 Contingent — PARMLS
• 2026-05-04 Listed $196,500 PARMLS
• 2024-08-09 Listing Removed — PARMLS
• 2024-07-19 Price Changed $267,000 PARMLS
• 2024-07-05 Price Changed $288,000 PARMLS
• 2024-06-23 Listed $299,900 PARMLS
• 2022-07-08 Sold (Public Records) $250,000 Public Records
• 2022-06-30 Pending — PARMLS
• 2022-06-30 Sold (MLS) $250,000 PARMLS
• 2022-05-27 Contingent — PARMLS
• 2022-05-22 Listed $250,000 PARMLS
• 2005-02-03 Sold (Public Records) $139,900 Public Records
• 2005-01-26 Sold (MLS) $139,900 PARMLS
• 2004-12-08 Listed $139,900 PARMLS
• 2004-10-13 Sold (Public Records) $115,000 Public Records

Property tax history

+15.7%/yr

Latest (2025): $3,287 · +2522.3% YoY. Source: county tax records.