911 Springbrook Ave · Brent, FL 32505

$189,000

4 bd · 1.0 ba · 1,298 sqft · SingleFamily public records · 76 Days on market

Built 1960 8,712 sqft lot $146/sqft · at area comps Est $184k · at est.

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Why this score? — see what drove the D+ 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 +19.6/30.0
• ARV discount +6.3/15.0
• DSCR +6.2/10.0
• 1% rule +4.5/10.0
• 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 cozy 4-bedroom, 2-bath block home offers a functional layout with a blend of luxury vinyl plank flooring in the main living areas and carpet in the bedrooms. The interior features neutral finishes, along with updated light fixtures and ceiling fans. The primary bathroom features a sleek tile shower. Snuggle up by the wood burning fireplace or unwind on the screened back porch. The roof was replaced in 2019, the hvac 2024 and the wiring was updated 2024.

Key facts

• Updated wiring
• Replaced roof
• Updated hvac

Tags

• LUXURY VINYL PLANK FLOORING
• UPDATED LIGHT FIXTURES
• TILE SHOWER
• REPLACED ROOF
• UPDATED HVAC
• UPDATED WIRING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/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 $180k (4.9% below list).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.

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; 11 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).
• At $1,797/mo this rent would consume 48% of the median local household income ($45k/yr) (locally 1458% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 76 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $177,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (median comp): $183,929
• List price: $189,000
• Delta: 2.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
914 Twinbrook Ave	0.33mi	3/1.0 (-1)	1,328 (+2%)	4mo	$132,000	$99	72
911 Medford Ave	0.46mi	3/2.0 (-1)	1,279 (-2%)	2mo	$206,000	$161	66
1016 Fremont Ave	0.22mi	3/1.0 (-1)	1,150 (-11%)	2mo	$175,000	$152	64
4505 Ellysee Way	0.51mi	3/2.0 (-1)	1,279 (-2%)	4mo	$182,500	$143	62
5100 Cranston Ave	0.37mi	3/2.0 (-1)	1,218 (-6%)	4mo	$229,500	$188	60
5650 Talquin Ave	0.50mi	3/2.0 (-1)	1,381 (+6%)	1mo	$257,000	$186	56
800 Montclair Rd	0.59mi	4/1.0	1,158 (-11%)	4mo	$170,000	$147	52
5517 Sun Valley Dr	0.46mi	4/2.0	1,462 (+13%)	3mo	$225,000	$154	51
6511 E Shore Dr	0.73mi	3/1.5 (-1)	1,400 (+8%)	2mo	$110,000	$79	44
812 Montclair Rd	0.55mi	3/2.0 (-1)	1,433 (+10%)	6mo	$192,000	$134	43
6307 East Shore Dr	0.68mi	3/2.0 (-1)	1,158 (-11%)	3mo	$173,900	$150	39
4404 Ellysee Way	0.74mi	3/2.0 (-1)	1,435 (+11%)	2mo	$239,900	$167	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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-13,276
• Equity at exit: $28,181

10-year hold

• IRR: 5.0%
• Equity multiple: 1.40×
• Total profit: $21,221
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$991
• Tax from tax record: −$132 /mo · $1,587/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $217

Break-even live

Break-even rent $1,522

Max offer price $189,000

Occupancy floor 83%

Sensitivity live

Price	-10% $324	-5% $271	+0% $217	+5% $164	+10% $110
Rent	-10% $75	-5% $146	+0% $217	+5% $288	+10% $359
Rate	-1.0pp $313	-0.5pp $266	base $217	+0.5pp $168	+1.0pp $119

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	24d	1	0.26mi
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	24d	1	0.28mi
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	14d	1	0.35mi
918 Fremont Ave Pensacola, FL	3.0	1.0	1756	$1,450	$0.83	14d	1	0.44mi
2143 Yardley Cir Pensacola, FL	3.0	2.0	1725	$2,300	$1.33	14d	1	0.63mi
5180 Burlington Ave Pensacola, FL	3.0	2.0	1184	$1,650	$1.39	24d	1	0.66mi
5877 Tryton Cir Pensacola, FL	4.0	2.0	1419	$1,825	$1.29	24d	1	1.02mi
3296 Two Sisters Way Pensacola, FL	4.0	2.5	1856	$1,795	$0.97	24d	1	1.31mi
6111 Enterprise Dr Pensacola, FL	1.0–3.0	1.0–2.0	1224	$1,688	$1.38	14d	19	1.36mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	24d	1	1.38mi
1860 Broyhill Ln Pensacola, FL	3.0	2.0	1561	$1,600	$1.02	24d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $189,000 Active 76 DOM
2. 2026-06-17
   days on market $189,000 Active 75 DOM
3. 2026-06-16
   days on market $189,000 Active 74 DOM
4. 2026-06-15
   days on market $189,000 Active 73 DOM
5. 2026-06-14
   days on market $189,000 Active 71 DOM
6. 2026-06-10
   days on market $189,000 Active 68 DOM
7. 2026-06-09
   days on market $189,000 Active 67 DOM
8. 2026-06-08
   days on market $189,000 Active 66 DOM
9. 2026-06-07
   days on market $189,000 Active 65 DOM
10. 2026-06-03
    days on market $189,000 Active 61 DOM
11. 2026-06-02
    days on market $189,000 Active 60 DOM
12. 2026-06-01
    days on market $189,000 Active 59 DOM
13. 2026-05-31
    days on market $189,000 Active 58 DOM
14. 2026-05-31
    days on market $189,000 Active 57 DOM
15. 2026-04-03
    listed $189,000 Active 462-char remark

    Show marketing remark (462 chars)

    This cozy 4-bedroom, 2-bath block home offers a functional layout with a blend of luxury vinyl plank flooring in the main living areas and carpet in the bedrooms. The interior features neutral finishes, along with updated light fixtures and ceiling fans. The primary bathroom features a sleek tile shower. Snuggle up by the wood burning fireplace or unwind on the screened back porch. The roof was replaced in 2019, the hvac 2024 and the wiring was updated 2024.

16. 2022-06-24
    status Pending 658-char remark

    Show marketing remark (658 chars)

    Completely remodeled 4 bedroom 2 bath home in the Crescent Lake Subdivision. This block home has been given a new look on the interior with brand new laminate vinyl plank flooring through every room besides the bedrooms, which also feature new carpet. The home also features a fresh paint job and several new light fixtures and fans to modernize the look. Additionally, the kitchen was fitted with a brand new counter top to upgrades the look. Finally, the master bath has been completely refitted with a brand new custom tile shower. This home has had all the cosmetic work done and it even has a relatively new roof that was installed in just 2019 as well.

17. 2022-06-23
    soldstatus $168,000 Sold 658-char remark

    Show marketing remark (658 chars)

    Completely remodeled 4 bedroom 2 bath home in the Crescent Lake Subdivision. This block home has been given a new look on the interior with brand new laminate vinyl plank flooring through every room besides the bedrooms, which also feature new carpet. The home also features a fresh paint job and several new light fixtures and fans to modernize the look. Additionally, the kitchen was fitted with a brand new counter top to upgrades the look. Finally, the master bath has been completely refitted with a brand new custom tile shower. This home has had all the cosmetic work done and it even has a relatively new roof that was installed in just 2019 as well.

18. 2022-06-23
    soldstatus $168,000

    Show marketing remark (658 chars)

    Completely remodeled 4 bedroom 2 bath home in the Crescent Lake Subdivision. This block home has been given a new look on the interior with brand new laminate vinyl plank flooring through every room besides the bedrooms, which also feature new carpet. The home also features a fresh paint job and several new light fixtures and fans to modernize the look. Additionally, the kitchen was fitted with a brand new counter top to upgrades the look. Finally, the master bath has been completely refitted with a brand new custom tile shower. This home has had all the cosmetic work done and it even has a relatively new roof that was installed in just 2019 as well.

19. 2022-05-09
    historical Contingent 658-char remark

    Show marketing remark (658 chars)

    Completely remodeled 4 bedroom 2 bath home in the Crescent Lake Subdivision. This block home has been given a new look on the interior with brand new laminate vinyl plank flooring through every room besides the bedrooms, which also feature new carpet. The home also features a fresh paint job and several new light fixtures and fans to modernize the look. Additionally, the kitchen was fitted with a brand new counter top to upgrades the look. Finally, the master bath has been completely refitted with a brand new custom tile shower. This home has had all the cosmetic work done and it even has a relatively new roof that was installed in just 2019 as well.

20. 2022-05-02
    listed $159,999 Active 658-char remark

    Show marketing remark (658 chars)

    Completely remodeled 4 bedroom 2 bath home in the Crescent Lake Subdivision. This block home has been given a new look on the interior with brand new laminate vinyl plank flooring through every room besides the bedrooms, which also feature new carpet. The home also features a fresh paint job and several new light fixtures and fans to modernize the look. Additionally, the kitchen was fitted with a brand new counter top to upgrades the look. Finally, the master bath has been completely refitted with a brand new custom tile shower. This home has had all the cosmetic work done and it even has a relatively new roof that was installed in just 2019 as well.

ⓘ 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: $1,587 · $132/mo
• Projected year-2 tax: $1,587 · $132/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 ≥105°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: $21,563
• − Mortgage interest: −$10,587
• − Property taxes: −$1,587
• − Insurance: −$945
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$5,498
• Taxable loss: −$504
• Est. tax savings @ 24.0%: +$121
• After-tax cash flow: $2,730/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

+18.1% since first listed

6 events — show timeline

• 2026-04-03 Listed $189,000 PARMLS
• 2022-06-24 Pending — PARMLS
• 2022-06-23 Sold (Public Records) $168,000 Public Records
• 2022-06-23 Sold (MLS) $168,000 PARMLS
• 2022-05-09 Contingent — PARMLS
• 2022-05-02 Listed $159,999 PARMLS

Property tax history

+4.3%/yr

Latest (2025): $1,587 · +14.8% YoY. Source: county tax records.